Does lowering the thermostat at night mean that it takes more energy to reheat the house each morning?

According to the La Plata Electric Association, it is a myth that it takes as much energy to reheat a house in the morning as was saved during the temperature setback period overnight. The amount of heat a house loses through its walls, ceilings and floors is directly proportional to the difference between the indoor and the outdoor temperatures. Air leakage into and out of your house also increases with larger temperature differences.

When the indoor temperature is set lower, the indoor to outdoor temperature difference is smaller, so less heat is lost from your house. If less heat is lost, your furnace has to use less electricity to create the heat to replace it. The amount of heat used to reheat the house, therefore, is less than the amount saved over the temperature setback period.

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ECONOMY: Deborah Walker, Associate Professsor of Economics and co-director of the Office of Economic Analysis and Business Research at Fort Lewis College, says our local economy continues to look good despite what we hear from some economists regarding the national credit crunch caused by problems in the mortgage lending market.

Even thought we might eventually feel some of the fall out, as of now most local indicators are still positive. We are lucky to live in a fairly diverse seconomy and do not have to rely on one sector to keep jobs and income growing.

In looking at the local labor market, for example, the average number of people in the labor force in the second quarter of 2006 in La Plata County was 91,627. In 2007 the average increased to 93,800. The number of people in the county who want jobs is growing and our economy is accommodating them with new jobs. Most business people we talk to are looking for people to work.

The average unemployment rate in the second quarter of 2006 was 3.4 percent. In 2007 the rate was down to 2.6 percent.

The trend in Tourism is upward with with more passengers using the Durango-LaPlata County Airport and an increase in riders on The Durango & Silverton Narrow Gauge Railroad.
Agriculture dollars, an important sector in our economy, increased 16 percent in second quarter of 207 over the same period in 2006.

Median home prices increased 3.9 percent in Durango, 30.8 percent in Bayfield and 34.5 percent at the resort areas. The number of sales has slowed but values remain strong.

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OPEN SPACE: The dedication of a portion of Durango's sales tax to preserve open space was cited as a bright spot in the 2007 Colorado Conservation Trust report on land conservation statewide.

In 2006, Colorado land trusts and local government programs placed 167,500 acres of farm, ranches, wildlife habitat and scenic areas out of reach of development, according to the Trust's report. The total acreage protected statewide to date stands at 1,950, 693 acres, 2.9 percent of the state's total land mass.

In 2005, Durango voters approved a half-cent sales tax increase with the stipulation that half of the increase was to be used for capital projects (such as the new library) and the other half be spent on open space, parks and trails. Durango's land preservation program contributes to making Colorado a national leader in land conservation.

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REFINANCE: If you're struggling with a mortgage that has become hard to pay, due perhaps to an adjustable rate that adjusted itself upward more that you expected, you may want to refinance into a different, more stable loan. After all, interest rates are still on the low side, historically speaking. You may want to consider refinancing just because current rates are lower than what you're paying.

Refinancing involves taking out a new mortgage on your home; usually at a lower interest rate, decreasing the amount of your monthly payment. If you can get a new loan at a rate 1 or 1/2 of a percentage point lower than your current mortgage you can reap sizable interest savings over 15 to 30 years.

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SOLAR: For the seventh consecutive year, energy efficient homes in La Plata County will be open to the public through a self-guided tour. Each year the La Plata County Solar Tour offers innovative homes that feature passive solar design, active solar hot water and photovoltaic arrays for independent and grid tied systems. Homes selected for the tour also offer a variety of energy efficient building, lighting and appliance choices.

This local educational opportunity is sponsored by the National Solar Tour, an annual event held in communities across the county on the first Saturday of October., National Energy Awareness month and throughout the autumn months. Home and building owners demonstrate solar and other installed renewable energy and energy efficient features. Tour guests learn how they can reduce energy demand through energy efficiency and how to supply energy from clean renewable energy sources.

For more information on national solar tours and activities please visit the American Energy Solar Energy Society at http://www.ases.org/

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THE IRON HORSE INN: Owners of the Iron Horse Inn have received preliminary approval to demolish the 157 unit motel and build 203 condominiums and townhomes in a new development to be called North Animas Village. Long considered by locals to be the northern boundary of Durango it will be sad to see it go. The Iron Horse was the first place we stayed when Mary and I were considering a move to Durango 17 years ago.

The plans for North Animas Village include a unique approach to the affordable housing crisis in Durango. The developer has introduced the idea of a Transfer Fee Covenants as part of the preliminary application that was approved by the Citry Council.

The covenant would require developers , and later homeowners reselling the properties, to give 1 percent of the sale price of a home to the La PLata County Regional Housing Authority to go toward the agency's land-trust and down payment assistance programs. It will be interesting to follow this innovative concept as it develops.

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WATER: The public packed a hearing Tuesday on a plan that would pipe drinkable water to a 400 square mill area where many residents rely on wells or trucked-in water.

The proposal which voters would have to approve, is to create the La Plata Archuleta Water District. Residents of the district would pay a special tax to fund the construction of water treatment facilities and pipelines that would supply dependable water to rural southeast La Plata County. The project, at an estimated cost of $85 million, also would cover a corner of southwest Archuleta County.

Inclusion in the district would be voluntary. So far almost 670 residents have asked to be excluded.

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CONDOS: The Durango City Council voted 4 - 1 Tuesday to approve the preliminary plan for North Animas Village, which would replace the existing Iron Horse Inn with 203 residential condominiums.

The council approved the preliminary plan with the condition that developers I.H. Management negotiate with the city and the Regional Housing Authority to provide money for affordable housing by charging developers and future sellers a percentage of each unit's sale price. The developer's attorney estimated that the transfer fees would raise $300,000 in the initial construction phase and as much as $1 million in the future from the resale of units. Of course, the actual amount of revenue raised would depend on market conditions.

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HILLSIDE/RIDGELINE: Durango city planners are working out the kinks in an interim ordinance aimed at protecting the city's hillsides from future development.

A hillside and ridgeline ordinance was one of the first goals of a new Council that changed dramatically in April's election. The council expressed concern about the growing number of residential and commercial projects being built on higher ground throughout the city which critics say negatively affect Durango's scenic beauty.

The interim hillside ordinance prohibits new construction on slopes of 30 percent or greater and addresses sightlines for structures built at the top of a slope. For existing lots on slopes between 20 and 30 percent that are not yet developed, the ordinance does not prohibit development, but it does require a separate review by city planning staff before construction can begin.

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MEDIAN DURANGO HOME PRICES

1995: $145,000

1996: $160,000

1997: $150,000

1998: $163,500

1999: $170,438

2000: $199,250

2001: $230,000

2002: $252,000

2003: $275,503

2004: $300,000

2005: $357,700

2006: $422,982

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DURANGO: We just returned from a brief holiday to Orange County, CA (Newport Beach to be exact.) Newport Beach is a beautiful area but the exact opposite of Durango. Money and wealth were on display.

For example, automobile dealerships noted were Mercedes, BMW, Porsche, Ferrari and Bentley; no Ford or General Motors. The vehicle of choice, hands down, is Mercedes or BMW. Every vehicle was sparkling clean. We now refer to Newport Beach as "the land of the spotless automobile."

The median price of housing in Orange County is $653,000; twice that of La Plata County.

People were everywhere; thousands and thousands of people. They were not unfriendly but certainly were not as open and down to earth friendly as Durango. Perhaps that is a result of living shoulder to shoulder and being crowded together.

A tour of the Balboa Island harbour was an eye-opener. Huge yachts and sailboats lined the docks. More than just a few were obviously in the million dollar plus category.

We returned even more appreciative of our Durango lifestyle. Pickups with dogs in the back, friendly people in blue jeans, and most of all the beautiful green and majestic mountains.

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WELL MAINENTANCE: When a well-water supply system has been running flawlessly, there is a tendency for homeowners to forget that just like any other mechanical equipment in the house, the well equipment needs periodic maintenance and replacement. A lack of maintenance can lead to a sudden loss of the water supply -- one thing a homeowner certainly does not want to have to live without for even a short period of time. But with regular preventive maintenance, maximum reliability can be achieved. Prompt attention to changing conditions is important. If unusual noises or irregular flow conditions occur, it is best to have the system checked out as soon as possible. The effort to perform maintenance or servicing will vary with the type equipment involved. Many private water supply systems now use a submersible pump located at the bottom of the well. If problems with this type pump are encountered the pump may have to be pulled up from the base of the well. However, these units are durable and under normal circumstances can operate trouble-free for relatively long periods of time.

Others pumps are located above the well (typically in a well house or utility area). These pumps can be heard when they operate and may require more maintenance than a submersible pump; however, they are usually readily accessible if repairs are needed. Regardless of the type pump, water is usually pumped into a tank for water storage and pressurization purposes. The water in the tank ensures a small volume of water is always on hand so that the pump does not have to turn on each time a faucet is opened. The pressure of the water flow throughout the water distribution system is controlled by an automatic switch located at the storage tank. These storage tanks are designed to contain water as well as some air to help regulate the water pressure. Since water cannot be compressed, the compressible air provides a cushion to help regulate the water pressure for distribution throughout the house. Without this water storage capacity and air cushion, the pump would turn on and off on a regular basis, causing extra wear, while providing water at widely fluctuating pressures. In old tanks, over time, the air can be absorbed in the water, allowing the tank to become waterlogged. If the pump short-cycles on and off, the tank may simply need some air. Draining water from this type tank will recharge the tank with air. New tanks contain a membrane or bag to keep the water separate from the air. These are referred to as captive air or bladder tanks. Other tanks have a rubber diaphragm (wafer) that floats on the water while acting as a barrier between the water and tank. Both these type tanks usually have valve stems similar to the ones found on automobile’s tires that can be used to regulate the pressure. Occasionally, these membranes rupture and must be replaced but otherwise they provide for more uniform operation than the basic tank. Even if your well system appears to be operating properly, it would be prudent to have it checked and serviced by a qualified serviceperson every few years. The well water should also be tested periodically to ensure suitable water quality conditions are maintained.*

*HMA Franchise Systems, Inc.

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LAND USE CODE: After 5 long years of work, debate, praise and complaints county commissioners have approved a sweeping revisison to the county's land use code that seeks to clarify rules for development as our area confronts a period of unprecedented growth.

The document is 444 pages and codifies maps that divide the county into 10 districts and establishes zoned use for eight of those districts.

Proponents of the code praise it for eliminating months of uncertainty from the permitting process of home builders and for striving to preserve the area's natural beauty. They have point.

Critics say it represents an unwarranted intrusion on the rights of private property owners and fails to live up to its goal of simplifying and clarifying the process. At 444 pages - they also have a point.

The new code is effective January 7, 2008. It will be interesting to watch and participate in the process.

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HILLSIDE DEVELOPMENT: When our new City Council first met last April, councilors made it a priority to create hillside and ridge line development regulations.

On Thursday, the city planning staff presented a draft of the proposed Interim Hillside Regulation Ordinance for public input to the council.

The regulations would require staff review of projects of existing single and two-family structures, existing multifamily homes and nonresidential structures and all new subdivisions on slopes 20 percent or greater. Multifamily homes and nonresidential building proposed for hillsides with a 30 percent slope or higher would require a Conditional Use Permit with approvals by the Planning Commission and City Council.

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RUMBLE: We're hearing a rumble in the air, a vibration of the ground. It begins during the early days of summer and increases steadily through August until labor day when all hell breaks loose. It's motorcycle rally time, labor day weekend, in Southwest Colorado.

The biggest event is likely to be Ignacio Bike Week which picks up where the Iron Horse Motorcycle Rally and Rally in the Rockies left off. Organizers are promising everything that makes a rally a rally, vendors, beer gardens, rock concerts, competitions and a Harley Davidson motorcycle giveaway. Best of all, this rally is free.

Last year, after Rally in the Rockies failed, the Ignacio Chamber, with only six weeks to plan, picked up the slack and drew 10,000 bikers to town. This year, they expect 20,000 bikers to rumble into Ignacio, Durango and the Four Corners.

Welcome bikers, welcome - ride safe, be safe & spend lots of money!

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WATER: It seems like we discuss water more than any other issue. It's that important! Given the rapid growth we've experienced and the drought prone nature of our region, La Plata County commissioners are considering tougher standards for proving the existence of adequate long-term water supplies for new developments. The standards, when finalized, will become a part of the county's land use code.

All new subdivisions, except very small ones, would be required to conduct groundwater studies to demonstrate that the total amount of water the development will pull from the aquifer will not exceed the rate that it is recharged.

We support the county on this one but keep in mind - another regulation & higher standards - another blow to affordable housing.

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VACATION RENTALS: A relatively new ordinance is sending a not-so-subtle reminder to Durango entrepreneurs who cash in on the city's lucrative vacation home rental market: Tourism may be Durango's lifeblood, but people live here too.

In April, city councilors passed a new law requiring a homeowner obtain a permit to rent out a private home for fewer than 28 days. The ordinance is a result of rising complaints by neighbors. One property in particular spurred the planning commission to propose the ordinance.

The ordinance require homeowners to post information inside the home about trash collection, the number of allowed guests, noise restrictions and parking regulations. Permits are based on neighborhood density zoning and can cost between $50 and $150 depending on the property location. The ordinance also requires permit holders to pay sales tax.

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XERISCAPE: The term "xeriscape," coined in 1981, is a combination of the Greek work "xeros," which means "dry," and the modern work "landscape." It technically is a registered trademark of Denver Water, the water utility for the city and county of Denver, but has fallen into common usage in recent years. The term came out of a task force that included Denver Water as well as members of academia and green industries. The task force came up with seven principles of landscaping to conserve water and protect the environment. Since then, cities and counties in the Western and Southern United States have adopted the principles and now require developers to follow them.

According to Xeriscape Colorado, a program of the Colorado Waterwise Council, more than 50 percent of residential water goes to landscaping and lawns throughout most of the Western United States. However, xeriscaping measures such as reducing water waste, using proper irrigation techniques, and using native and low-water plants, can reduce water usage by 60 percent or more. Futhermore, according to Xeriscape Colorado, a good xeriscape can increase property value by 15 percent and reduce water and maintenance costs by as much as 60 percent.

For more information on xeriscape, check out http://www.xeriscape.org/.

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THE ANIMAS: The City Council imposed moratorium on construction along the Animas River should conclude at the end of November when new standards will be in place according to Planning Director Greg Hoch.

The city will likely prohibit ground-floor residential units along the River Trail and will likely examine building size and how buildings look from the river rather than focusing solely on how they look from Camino del Rio.

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BUSY, BUSY: Summer's in full swing, properties are selling and we're showing new buyers every day. But life in Durango is more than business - it's a lifestyle.

Each Wednesday evening this summer Fort Lewis College has presented, courtesy of its President, movies filmed in and around Durango. Shown outdoors under a tent (with free popcorn) we've been treated to The Naked Spur, Support Your Local Gunfighter, Vacation and next week City Slickers. In addition, Music In The Mountains offers some of the best classical listening to be found anywhere.

Fishing is off, the river is muddy due to mudslides in the high country but the weather is perfect for golf.

And, the garden is coming in; fresh lettuces, radishes, mellons, green beans and jalapenos plus a bumper crop of tomatoes. Canning green beans and peppers has begun and soon tomatoes and salsa will follow.

Whew! What a place to live.

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CONDOMINIUM INSURANCE: If you're thinking of buying a condominium, you'll likely have to join a condominium association. These associations have insurance, but what do they cover?

Basically, the association's insurance covers the condominium building, commonly owned property and liability for the association. But that insurance does not cover losses to your unit, such as those resulting from a burglary or water damage. It also won't provide liability coverage for injuries in your unit, such as if someone slips on your bathroom floor.

That's why you should consider a condominium insurance policy. This coverage can protect you from losses to your personal property and the interior of your unit, and it will provide you with liability protection for bodily injury or property damage to others.

Keep in mind that virtually everything you put in your condo - including furniture, personal items and so on - is your responsibility. You need to know the total value of these belongings so you can get the appropriate amount of coverage.

Let us know if we can assist with your Durango real estate needs.

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HOUSING: La Plata County Commissioners are looking at a possible ordinance that would have developers pay fees that would go toward providing affordable housing in the area. The Regional Housing Authority on Tuesday presented commissioners with a draft "Fair Share Housing Ordinance."

The fees are a way that resort communities have found to provide affordable housing where high-end homes have driven up property values, pricing people who build the homes and provide services in the community out of the market.

The City of Durango is also considering a "Fair Share" ordinance. The city's plan would focus on requiring a certain number of affordable homes with new developments. But the ordinance proposed to the county would charge them fees that would go toward helping people find housing near existing population centers, such as Durango, Bayfield and Ignacio.

Commissioners said they needed time to review the proposal and instructed county staff to evaluate the legalities of enacting such an ordinance.

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WATER: If the sight of a lawn sprinkler dousing curbs and sidewalks on a hot summer afternoon strikes you as wasteful, you're not alone.

The City of Durango wants to reduce the amount of water wasted during the summer months by 20 percent, and an ordinance to make sure that happens is imminent. The ordinance passed the Durango Planning Commission by a 4 to 1 vote July 9 and next moves to the City Council for final approval.

The ordinance, promoting the Xeriscape method of water efficient landscaping, will only apply to new commercial and multifamily developments and not to single family residences or existing businesses.

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LPEA REFUNDS: The board of directors of La Plata Electric Association, our local energy co-op, voted to refund $2 million in capital credits to customers who have maintained an account with LPEA for at least one year. The amount of the refund will depend on the amount of money each customer has paid over the duration of each account.

The refunds will be credited directly to the customer's electric bills or mailed as checks to those who no longer have an active LPEA account or are scheduled for a refund in excess of $250.

Each year, payments made by customers that exceed the cost of providing the actual electric service are placed into a patronage capital account in each customer's name proportionate to the amount paid. The capital often is used to finance improvements such as additional electrical lines, poles, transformers and substations.

When the co-op's finances are healthy, as they are this year, the capital investment often is returned to the customer-members. Since 1939, LPEA has refunded more than $25 million to members.

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BANKING: They say money makes the world go round. In Durango, banks - the ultimate money keepers - both reflect and help drive the local economy.

As Durango grows in population and wealth, the local banking industry is growing along with it. La Plata County has 10 banks with 19 branches. Their combined deposits topped $1 billion in 2006 for the first time.

The local banking industry is intimately tied with the housing industry. Consumer deposits fuel loans that in turn drive economic growth, including construction. The local industry is doing well, while not quite enjoying growth as strong as a year ago.

Banks are further fueled by Durango's tourist economy which attracts people with money to spend. People come into town to take advantage of the many attractions and typically they have an above average median income. Many are thinking about buying a second home or retiring to Durango. *

*source - The Durango Herald

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VACATION HOMES: Last year, while investment home sales dropped nationally, vacation home sales rose nearly 5 percent at a time when real estate, in general, was experiencing a downturn.

By 2025, an estimated 35 percent of the U.S. population will be age 50 or older. That's one of the reasons why all signs point to a continued strong market for vacation homes, bolstered by Baby Boomers as prime vacation home candidates. Whether they simply want to diversify investments or want a place to get away, Baby Boomers are driving this marker growth.

This bodes well for the continued strength of the Durango market. Statistics from the National Association of Realtors show that:

** Two-thirds of of buyers desired a vacation home close to a body of water;

** Nearly 40 percent preferred to have access to recreational or sporting activities;

** More than 30 percent chose vacation or resort areas;

** And 31 percent preferred mountain retreats or natural attractions.

With our lakes, rivers, rafting, fishing, hunting, skiing, biking and unmatched beauty is it any wonder our vacation home market remains strong. Durango has it all.

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LAKE DURANGO: A settlement reached Tuesday in the long-standing Lake Durango water dispute call for the creation of a new water authority to take over operations of the private company that supplies water to Durango West and other nearby subdivisions. For years, the company has been plagued with complaints of inadequate supply and poor quality. Other subdivisions served by the company include Shenandoah, Trappers Crossing and Rafter J.

The new authority, as a non-profit governmental entity, will be in better position to complete a pending arrangement to secure water from Lightner Creek.

It is expected that the water authority will be formed by December 2007.

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CHIPMUNK HILL: A popular sledding and tubing hill on Highway 550 south of Durango Mountain Resort will soon be history. A conceptual plan to develop this 160 acre parcel has been submitted to the La Plata County Planning Department for review.

The plan calls for 16 homes plus a trail easement that would allow the public to cross the property to access public land to the east.

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GROWTH: At last Tuesday's city council meeting city planning director Greg Hoch presented councilors with statistics that confirm what we have know for some time - that Durango is growing and growing quickly - but the latest numbers indicate that the number of homes in the city could more than double based on numbers of the 2000 census. In that year, Durango's 13,922 residents lived in 5,813 homes, apartments and condominiums. Seven years later, there are now more than 16,000 people and 7,660 housing units, representing an overall housing increase of 32 percent an an annual growth rate of 6.4 percent.

The growth rate is a serious concern to Durango's three newest council members, Leigh Meigs, Michael Rendon and Scott Graham, all of whom ran on strong managed growth platforms before their April elections. Rendon believes the development approval process needs to change to give elected officials more of a say in long-term planning decisions. "We were elected not because people are anti-growth, but because they want managed growth, and that's the way we can do it," he said.

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HOUSING HELP: The first use of financial assistance in La Plata County to help low and moderate income families get into their own home is virtually assured, Jennifer Lopez, executive director of the La Plata County Regional Housing Authority, said Friday.

The agency has received a $256,800 grant from the federal Department of Housing and Urban Development through the state Division of Local Affairs to create a revolving loan fund to assist with down payments and closing costs.

A family of four with an income of $48,500 or less annually could qualify for financial aid. This is the first down payment assistance program in Durango or La Plata County where appreciation of real estate prices has impacted the purchasing ability of low and moderate income buyers.

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WATER: Fish in the Pine River below Vallecito Reservoir would get some extra protection under an agreement approved by a state water board Thursday.

The Colorado Water Conservation Board voted to accept a donation of water from the Southern Ute Indian Tribe and Pine River Irrigation District. The deal will put varying amounts of water into the river for a stretch ending 12 miles downstream from the reservoir, home to brown and rainbow trout.

In exchange for the donation, the water board agreed not to file for an in-stream flow right, a water right that could force water to stay in the stream.

Under the agreement, the reservoir will release 136 cubic feet per second during the summer to supply a 12 mile stretch down to U.S. Highway 160. During the winter, the reservoir would release less - up to 50 cfs.

The agreement will take effect once it is signed by Pine River and Southern Ute officials.

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$$$$$$ : And you thought Durango real estate is getting expensive. A 56,000 square-foot house near Aspen owned by Prince Bandar bin Sultan is still waiting for a buyer. The mansion, which is named "Hala" and includes 95 acres, went on the market last summer for $135,000 million, the highest price ever asked for a home in the United States.

The main residence has 15 bedrooms and 16 bathrooms and features its own hair and beauty salon, an indoor swimming pool, steam room, gym and heated stables. The estate also has its own water treatment plant, garage facilities including gas pumps and a car wash and extensive security facilities.

Prince Bandar is the former Saudi Arabian ambassador to the United States.

If you're homeless and have an extra $135,000 million, give us a call.

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LAND-USE CODE: After years of public debate and scrutiny, the new La Plata County Land-Use Code is nearing completion. It will be the subject of a public hearing Tuesday and could go to county commissioners for approval as early as August 14.

The new code clearly tells property owners what they can and can't do with their land. That's what people love about the code. It's also what people hate about it. At a voluminous 446 pages, it promises a dramatic shift in how development happens in La Plata County.

Currently, the only way property owners know what they can build on their land is to go through the lengthy permitting process. Under the new code, most landowners would need only to look at a map and see what zone they are in.

It will be interesting to see how implementation of the new code plays out. Hopefully, the days of trying to catch a county planner in a good mood are over.

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WATER: A stalled plan to form a potable-water district in southeast La Plata County where residents rely on wells or truck-in their water, is ready to move ahead.

Proponents filed a service plan with the county Monday. But nothing will happen immediately. Supporters are aiming at a mail in formation election-creation of the district and election of a board of directors-after the first of the year and a revenue election sometime thereafter.

State law says revenue elections must be held in May of even years or in November of any year. In this case voters would be asked to approve $25 million bonded indebtedness, a 5 mill tax levy and remove the district from state spending limits.

The proposed La Plata Archuleta Water District first bogged down in late 2003 when shareholders in the Pine River Irrigation District rejected the leasing of as much as 2,000 acre feet of water for a 400 square mile service area.

A recent court ruling said that individual shareholders could pool water to lease giving district backers new hope.

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GOING GREEN: Most folks associate "green" and "bank" with greenback dollars. At Alpine Bank Durango, however, "going green" means purchasing 100 percent of its electric power from renewable resources through La Plata Electric Association.

Though not the first bank to purchase Green Power from LPEA (First National Bank of Durango stepped up early in the offing), Alpine is the first to commit to 100 percent GP. Thanks Alpine!

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NEW PARK: Dallabetta Park opened Monday with a ribbon cutting ceremony, giving rafters a place to rest and preserving the legacy of a long time Durango family.

The park, located behind Home Depot on the west bank of the Animas River, offers two river take-outs and two picnic shelters. It covers 6.8 acres, with 800 feet of shoreline for angles to cast for trout, adding to Durango's much cherished reputation as a mecca for outdoor activities.

Angie Dallabetta and her family donated 3 acres in 1996 to the city of Durango to create the park. The city acquired the rest of the land from La Plata County.

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TRIMBLE CROSSING: Construction has resumed on Trimble Crossing, the mixed use development on the corner of U.S. Highway 550 and Trimble Lane. When completed the development will consist of single family residences with varied densities and local office/retail.

As a part of the development, a traffic signal will be installed at the 550/Trimble intersection. The $1 million development paid project is currently underway and is expected to be complete in September.

The railroad crossing surface at Trimble Lane was replaced last year as the first step in the signal project. The project will include the installation of new railroad crossing signals with gates, widening Trimble Lane to provide turn lanes and a raised center median; providing corner islands on U.S. Highway 550; resurfacing and re-striping the intersection; and installing traffic signals at the intersection. The traffic signals and railroad signals will be interconnected and synchronized to function together.

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SUMMER: If the last few weeks are any indication, this is going to be a busy summer season. The town is packed with people and all four trains to Silverton are full of tourists.

Our real estate market continues to be strong. Properties are selling and we are as busy as we have ever been. As markets in other parts of the country improve our market will only get stronger. If you are planning a move to Durango now is the time.

Let us know if we can help.

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PINON TERRACE: With construction well underway on Pinon Terrace, Durango's newest affordable housing property, Mercy Housing Colorado will begin accepting applications immediately and opened its waiting list June 1.

Pinon Terrace, northwest of Mercy Regional Medical Center's new facility, will be home to 66 families who need quality, sage, affordable housing in Durango. Mercy Housing Colorado plans to open the property to residents in October 2007. Pinon Terrace will include one-, two-, and three- bedroom townhouses within walking distance of Three Spring's parks, schools and retail.

Amenities will include washer/dryer hook-ups, ceiling fans, exterior storage, a dishwasher, refrigerator, clubhouse, on-site management office, community room, computer lab and laundry room. All residents will have access to the parks and recreational facilities that are a part of the Three Springs master development.

To apply to live at Pinon Terrace, call (970) 385-8618 and leave the following information: name, address, phone number, size of unit needed, number of people and gross annual income. A Mecry Housing Colorado staff member will contact applicants for an initial pre-qualification consultation.

If we can assist you with your Durango real estate needs, please give us a call or an email. We're here to help.

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AIR CONDITIONING: Summer is here and while most homes in our area do not have central air conditioning and increasing number do. A few simple homeowner checks and maintenance will increase both the life of and the efficiency of your system.


Homeowner Checklist:

The amount of do-it-yourself air conditioning maintenance a homeowner can do is limited. However, there are a few steps that can help the system operate trouble-free and minimize the potential for consequential damage. Ensuring adequate airflow is perhaps the most important homeowner responsibility. Homeowners can (following manufacturer instructions):

* Clean or replace the filter(s) regularly.
* Keep leaves and other debris off the condensing unit.
* Keep the condensing coils clean by carefully brushing and hosing them.
* Keep shrubs and other plant growth that might obstruct airflow at least 18 inches away from the condenser.
* Maintain insulation on ductwork in attics and other unconditioned areas.
* Check the condensate drain for any sign of blockage or leakage. Water should be dripping from this drainline when the unit is running.
* Keep room input and return registers clear of furniture or other obstructions.

Selecting Trained Professionals:

If your air conditioner needs more than the regular maintenance described here, consult a qualified air conditioning technician. A well-trained professional can provide a thorough pre-season or maintenance evaluation and servicing as needed. Insufficiently trained service technicians forsake proper diagnostic procedures and often only perform stop-gap measures to keep a unit going. Such short-sightedness can have a drastic effect on other components leading to consequential failure of the entire system. At a minimum, a technician should:

* Check that the system contains the correct amount of refrigerant.
* Test for refrigerant leaks.
* Check for and seal duct leakage.
* Clean the blower components.
* Measure airflow through the evaporator coil.
* Verify the correct electric control sequence.
* Inspect electric terminals, clean and tighten connections.
* Oil motors and check belts for tightness and wear.
* Check the condensate system for backup or leakage.
* Check operating temperatures and pressures.
* Check the accuracy of the thermostat.

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ECONOMICS: Economic opportunities are increasingly coming at altitude. Six of the nations 10 fastest growing state economies last year were located in the Mountain West, including Colorado's, according to the U.S. Bureau of Economic Analysis.

The Rocky Mountain region has been leading the nation for about three years in overall performance. Strong economic growth is translated into respectable job gains, falling unemployment and rising wages in the region.

Locally, our economy remains strong with unemployment rates below the state average. Its early in the season but it appears we're in for a great tourist season.

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HOUSING: A five point plan to help more La Plata County residents crack the tough housing market was unveiled Friday to local and state officials, developers, nonprofit agencies and curious individuals.

The Regional Housing Authority, created in 2004 to help La Plata County turn residents into homeowners, has led the preparation of strategic housing solutions. The plan would:

* Help communities develop policies leading to smart growth;

* Establish city and county ordinances requiring developers provide a percentage of below market rate housing. There are 190 such programs in the United States;

* Create a $10 million trust fund for second mortgage and down payment assistance.

* Establish a land bank through purchase or donations. Tamarron has contributed 6 acres and Three Springs could provide land for rental units.

* Educate and counsel potential home buyers to create a pool of people ready to take on home ownership.

The housing authority wants to help at least 500 families over a five year period. It's aiming its efforts at home ownership for families earning from $25,000 to $75,000 annually.

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RENTALS: Durango's rental market remained relatively stable in the first quarter of 2007, with vacancy rates slightly down and rents slightly up compared with a year ago.

The median price for all rental units in Durango, including two and three bedroom units, was $801, up $24 from a year ago. The median rental price of $801 sets a new high in Durango. Meanwhile, the vacancy rate was 4.3 percent compared with 7.7 percent last year.

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MEN WHO GRILL: Yesterday we cooked in the "Men Who Grill" competition, a fund raiser for The Women's Resource Center. Twenty-five teams participated in this annual event and the public turnout was fabulous.

Our menu was:

Smoked Herb Crusted Pork Tenderloin

with Honey/Mustard Sauce and Grilled Balsamic Peaches. (email me for the recipe)

It's events like this that makes Durango such a special place. There's always something going on. Today is the White Water Rodeo, kayaking competition on the Animas.

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DURANGO: Durango's selection by the National Historic Trust as one of the 2007 Dozen Distinctive Destinations is being promoted on the Trust's web site http://www.nationaltrust.org/ and in their internationally distributed magazine.

The Durango Business Improvement District (BID) is working with the Durango Tourism Office (DATO) and with the city to further support the designation with a new banner to hang over Main Avenue.

Also, the only billboard in Durango (located in the Animas Valley along Highway 550, visible to visitors traveling south, approaching town) will soon advertise the designation as well as Downtown. Rumor has it that numerous travelers make it their "mission" to visit all of the Distinctive Destination cities and towns. The designation surely was a gift to Durango that continues to keep on giving.

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FIRE SAFETY: The majority of homes now have smoke detectors; unfortunately, too many of them are not functioning properly. In fact, according to the National Fire Protection Association (NFPA), the number of homes with non-functioning smoke alarms now outnumber the households with no alarms at all. Missing batteries or disconnected alarms account for over 50% of non-working alarms; dead batteries account for another 20%. In addition, most homes with smoke alarms do not have a unit on every floor.

It is easy to forget that a smoke alarm’s sole function is to sound a warning. Fire spreads fast and smoke is toxic. Generally, when the smoke from a fire triggers an alarm, there is less than three minutes to get to safety. Failure to rapidly respond when an alarm sounds is a leading cause of fire casualties.


The NFPA offers the following tips for the testing and maintenance of smoke alarms:

*Choose a smoke alarm that bears the label of a recognized testing laboratory.

*Install a smoke alarm in every sleeping room, outside each sleeping area, and on every level of your home.

*For the best protection, interconnect all smoke alarms throughout the home. When one sounds, they all should sound.

*Test your smoke alarms at least every month. Use the test button or an approved smoke substitute and clean the units, all in accordance with the manufacturers’ instructions.

*Do not use an open-flame device for testing because of the danger the flame could pose.

*Install a new battery in all conventional smoke alarms at least once a year. Immediately install a new battery if an alarm “chirps,” warning the battery is low.

*Replace smoke alarms that use extended life (10-year) batteries when the alarm chirps or fails to respond to periodic testing. The batteries in these units cannot be replaced.

*Replace all smoke alarms when they are 10 years old.

*Make sure everyone in the household can hear the smoke alarm(s) when sleeping. Not everyone is easily roused by the sound of an alarm; do a practice run.

*Special smoke alarms are made for people who are deaf or hard of hearing. These smoke alarms use strobe (flashing) lights. The use of vibration devices may provide additional benefit in some cases.

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AFFORDABLE HOUSING: Construction is scheduled to begin this summer on 50 units of affordable housing in Fox Farm Village in Bayfield.

The 9.5 acres development takes its name from a commercial fox farm that operated on the site about 70 years ago.

Three non-profits have spoken for 32 of the 50 two and three bedroom units. Housing Solutions for the Southwest will build 14, Colorado Housing Inc. will build 10, and Habitat for Humanity is scheduled to build 8.

Colorado Housing expects to break ground this summer. The units will be built by the buyers, who contribute 600 hours of construction labor under the direction of a contractor.

Habitat for Humanity projects require buyers to supply 350 to 500 hours of labor but the all work need not be on the job site. Home buyers can work in the organization store or participate in events to fulfill their obligation.

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NEW HOME SALES: A big drop in the price of the typical new home sold in April spurred much better than expected sales, according to the latest government reading.

New homes sold nationally at an annual pace of 981,000 in April, up 16.2 percent from the revised pace in March. The gain in sales compared to March is the biggest jump in 14 years.

Builders are dropping prices and clearing out excess inventory. If the trend continues, the troubled markets of Phoenix, Scottsdale, Las Vegas and San Diego will stabilize, the pre-owned home market will improve and folks wanting to relocate to Durango will have an easier time doing so. This is good.

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MORE CONDOS: The City of Durango's Planning Commission has recommended annexation of a 3.5 acre tract near Escalante Middle School and approval of a conceptual planned development design for the piece of land with some conditions.

Out of the 63 planned condominiums about 7 or 8 will sell for less than $200,000 according to the architect. He said the project is geared toward people who earn their living in Durango.

The development, which has now been named Cliffside, will be built on the site formerly occupied by Ted's Rental immediately south of the old Rocket Drive-In.

The current design for Cliffside includes condominiums ranging from 630 square feet to 2,500 square feet and about 22,000 square feet of commercial and office space.

Both the annexation proposal and conceptual development plan will go before City Council at its next meeting.

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BAYFIELD: The yearlong Bayfield sanitation crisis is over. The Town Board voted unanimously to rescind Resolution 208, which imposed a sewer tap moratorium in February that effectively halted all new construction.

The crisis may be over, but Town Manager Justin Clifton said town staff and all users of the sewer system still have a lot of work to do to ensure that the moratorium remains lifted.

Reaction from frustrated builders was relief tinged by lingering resentment that the situation got as bad as it did.

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SELF-HELP HOUSING: A reduction in federal funding is cramping the style of Colorado Housing Inc., the largest provider of self-help housing in Southwest Colorado, according to the agency's board president.

Nevertheless, CHI received $559,000 from the U.S. Department of Agriculture's rural development arm to build 23 single family units in Archuleta, La Plata and Montezuma counties in the next two years.

Self-help housing, also known as sweat-equity, requires buyers to contribute 600 hours of construction labor to their project under the direction of a contractor.

Families whose income doesn't exceed 80 percent of the area median income may apply for the self-help program. The median income for La Plata County is $60,000. Eligibility for the self-help program, with adjustment made for family size, is calculated from this base figure.

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PRICES: The median price for an in-town Durango home slipped in the first quarter to $388,250, according to statistics released by the Durango Area Association of Realtors. That's down 1 percent from the first quarter of 2006.

The median price of all homes sold in La Plata County also dropped slightly, from $345,000 to$328,000.

The total number of sales of in-town homes, 38, was up as compared to 30 in the first quarter of 2006. However, county wide sales totaled 83 compared to 99 in the first quarter of 2006. This softening of the county-wide market was also reflected in the number of days on the market, a 4 percent increase over 2006.

We'll keep you posted.

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CLUSTERED HOUSING: Clustered housing developments have been touted as one solution for managed growth that allows for development while preserving open space in rural areas. Our La Plata County Planning Department is fixated on this concept. But some wildlife experts believe that unless new developments are properly planned, clustered housing is no more effective at preserving wildlife habitat than farms or suburban neighborhoods.

In a clustered housing development, homes are built in a central area with each having a small yard, and the entire development is surrounded by communal open space. In traditional or dispersed developments houses and land parcels are typically spread throughout the area.

Conservation based developments are a must as we continue to grow. But whether we cluster or not, we need to understand that human activity negatively impacts wildlife and we must plan properly to minimize that impact.

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God gives everyone a guardian angel - I call mine Mom.

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MOTHERS:

A mother's love for her child is like nothing else in the world. It knows no law, no pity, it dares all thing and crushes down remorselessly all that stands in its path.

.....Agatha Christie

A mother is not a person to lean on but a person to make leaning unnecessary.

.....Dorothy Canfield Fisher

Call your Mom!

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MOTHERS: Most of all the other beautiful things in life come by twos and threes, by dozens and hundreds. Plenty of roses, stars, sunsets, rainbows, brothers and sisters, aunts and cousins, but only one mother in the whole world.


.....Kate Douglas Wiggin


Happy Mothers' Day!

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HOME VALUES: Signs nationally point to a softening of the housing market but don't try and tell that to property owners in La Plata County. Homeowners have just received notices that the assessed value of their homes increased about 24 percent in the last 2 years.

While residential properties increased in value between 20 to 24 percent, vacant land jumped 35 percent on average depending on location and proximity to water and sewer services. Condominiums rose about 30 percent and even 38 percent near Durango Mountain Resort.

If we can assist you with your Durango real estate needs, give us a call or email.

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EMPLOYMENT:

National: The national unemployment rate for the month of March, 2007 was 4.4 percent, down .1 percent from the month of February.

State: The state unemployment for the month of February was 4.1 percent, which is down .5 percent from the month of January. This rate is .3 percent lower that the national rate.

La Plata County: La Plata County, Colorado, boasts an unemployment rate for the month of February, 2007 of 3.0 percent. down .5 percent from January. This rate is 1.4 percent lower than the national average and 1.1 percent lower than the state average noted for the same month.

Sources: U.S. Department of Labor, Colorado Department of Labor and Employment

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SHOPPING GREEN: We, as consumers, can each make a difference. Here is a short checklist for making your dollars do the most work:

* Buy Local: Buying local supports your local economy and reduces energy consumption required by the global transport of goods. Our Farmer's Market is going to open soon. It's a terrific place to shop.

* Reduce, reuse: Avoid waste and make things last. Don't let a little wear send you on a needless shopping spree.

* Buy recycled products: The recycling loop isn't complete until the materials collected at curb-side and drop-off sites are remanufactured into new products and purchased by consumers. Buy paper with the highest percentage of "post consumer waste" (PCW). Office Depot will accept and recycle your used HP ink cartridges in exchange for a ream of their recycled paper.

* Buy energy efficient products: Whether it's a car or a computer, choose the most energy efficient model. For electrical appliances, look for the Energy Star logo.

* Avoid excess packaging: A large percentage of our municipal solid waste stream is the result of unnecessary packaging. Select products that are not over-packaged and reuse or recycle packaging. At the check-out counter when asked "Do you need a bag?" if at all possible say, "No thank you."

* Avoid polyvinyl chloride, or "PVC:" Often labeled as "Number 3" plastic, PVC is a leading source of dioxin in the environment.

* Look for the green label: Look for labels that let you know the produce is certified as environmentally friendly but don't blindly accept a produce that calls itself "green." Do your homework!

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YOU CAN'T IMITATE SUCCESS -- YOU HAVE TO CREATE IT!

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GREEN POWER: Showing social responsibility and concern for the planet, businesses in La Plata and Archuleta counties are stepping up to go 100 percent Green or, more exactly, to pay a premium to offset 100 percent of their power with renewable resources, which is currently wind-generated power.

Several businesses have joined the "100% Club," and Ray Pierotti, LPEA's project specialist, reports an ever increasing interest. A natural competitiveness does seem to be emerging.

To support the effort by local businesses, LPEA is exploring an amendment to the Green Badge of Honor sticker that announces participation in the Green Power program. The "100% Club" will become a reality in coming months. Watch for signs on participating businesses.

Among the early participants are Nature's Oasis and Durango Natural Foods, both concerned retailers supporting natural foods and local sustainability.

We are loyal customers of both establishments and appreciate their contributions to the "Green" movement. Thanks, guys!

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MORATORIUM: In a move that may signal the leanings of our new city council, councilors voted 5-0 last Tuesday night to impose a six-month moratorium on new development along the Animas River. The moratorium is intended to allow time for the council and city planning staff to create a new section of the Comprehensive Plan specific to the river corridor between 15th and 9th streets.

Both the city staff and Planning Director advised the council to use the Planned Development process that is already in place. The council elected, however, to install the moratorium.

At first glance it appears that this council, while not anti-development, is certainly not as developer friendly as its predecessor.

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ELECTRICAL SAFETY: May is National Electrical Safety Month. Doing its part, the Electrical Safety Foundation International has created a free, downloadable safety checklist for the home.

Covering every room, from the kitchen to the basement, the checklist guides users through their home's electrical systems with a series of questions and suggested action items.

To test the safety of your home, download ESFI's Indoor Electrical Safety Checklist at http://www.esfi.org/.

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LOCAL PRONUNCIATIONS: Durango is truly a tri-ethnic community. Native American, Hispanic and Anglo blend together and create a community environment not commonly found in today's society. As a result of our rich heritage many of our towns, streets, lakes and rivers are names from these diverse cultures and proper pronunciation is sometimes strange to the out-of-towner. Here's a primer:

* Saguache - suh watch' (for most folks, its a wide spot in the road on the way to Denver.

* Towaoc - toy' yock (Ute Mountain community south of Cortez)

* Florida (river, road, mesa) - flo ree' duh (please; not as in Miami)

* Ouray - yoo ray' (ooh ray' may be more correct, but to sound like a local say it with a "y")

* Silverton - sil' ver tun (please, not sil' ver "town")

* Mancos - man' cuss (not man' coes - if you want to sound like a local)

* Goeglein Gulch - gig' line

* Ignacio - ig nash' shee oh ( maybe ig naw' see oh is ok but locals use the nash)

* Kroegers - kray' gers (not kro' gers)

* Olathe - oh lay' thuh (don't forget the "thuh")

* Toh-Atin - toe' un' tin' (kinda equally spread with each syllable)

* Notah Dineh - noe' taw dee' nay

* Jicarilla - hick' uh ree' uh ( an Apache tribe)

* Animas - ann' ih muss (awn' ih moss is correct only when saying Rio de las Animas Perdidas)

* Escalante - ess cuh lawn' tay

* Mesa Verde - may' suh vurd ey

* Vallecity - vye uh see' toe (saying "val" is a dead giveaway you're a tourist)

* Arboles - ar' bow lezz'

* Piedra - pee ay' druh

With a little practice we'll have you talking like a local in no time. Come to see us!

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