Appraisal Report for ALP 46.27 acres Retro. Value 10/10/02

ENVIRONMENTAL
The environmental considerations for this region are also largely quality of
life considerations. The City of Durango is nestled in a scenic river valley below a
mountain range featuring 13,000 and 14,000 foot peaks. The climate is moderate
with mean temperatures of 25.7 degrees in January and 67.4 degrees in July, and
the average annual precipitation is 18.59 inches. The developed portion of La
Plata County is bounded by the San Juan National Forest to the east, north and
west. The Weminuche Wilderness Area lies to the north, providing a large area of
unspoiled scenic mountains around the developed valleys and mesas.
Within the developed areas, there is a good road system, adequate
domestic water and sewer services provided by the City of Durango, electricity
provided by La Plata Electric and gas by the Greeley Gas Company. A modern
bus service operates within the city. U.S. Highway 160 connects Durango with
Interstate 25 to the east and Interstate 40 to the south and U.S. Highway 550 joins
Interstate 70 to the north. Highway 550 to the north is one of the most spectacular
scenic mountain routes in the United States, and the portion between Durango and
Ouray together with Highway 160 from Durango to Cortez have been designated
the San Juan Skyway, a National Scenic Byway, one of fifty-three in the nation and
the first in Colorado. Air service is available at the Durango-La Plata County
Airport, a jet capable airport served with service by Reno Air and American Airlines
in the winter and America West Express, United Express, American Eagle and
Continental year round. They provide service to Denver and Grand Junction,
Colorado and Phoenix, Arizona as well as to Las Vegas and Los Angeles.
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