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<br />Geo-Iogic
<br />
<br />This is what this "geo-logic" volume is about--uslng land
<br />wisely and saving money with sound construction and common
<br />sense on Colorado's prairies, peaks and plateaus. It
<br />contains some of the rules that are not subject to appeals or
<br />variances. These are IInature's bui Idlng codes"--common,
<br />everyday, ongoing geologic processes and conditions. They
<br />wi II prevai I regardless of zoning regulations, master plans,
<br />construction standards, and other societal mechanisms that
<br />mayor may not take them into cons i derat i on. These are
<br />normal, natural processes and conditions that have existed
<br />through geologic time. They only become hazardous when man's
<br />activities Interact adversely with them.
<br />
<br />The time to think about geology related to development and
<br />construction Is before option or purchase of land. Some
<br />questions to be asked might include: Wi II unrecognized
<br />geologic factors mean the developer g08s back to the drawing
<br />boards on his proposal? Will lending Institutions qualify
<br />their loans based upon geologic factors? Wi II county
<br />officials require special measures to be taken to keep the
<br />county and the taxpayers from being stuck with unwanted
<br />consequences of dave lopmentl I f a foreseeab 1 e geo I 09 i c
<br />circumstance causes damage or loss of I i fa will there be
<br />legal I iabll ity?
<br />
<br />The answers to some of these questions are ava! lable through
<br />the county planning departments, the county geologist or the
<br />Colorado Geological Survey. Often there are maps of geologic
<br />hazards--flood plains, unstable slopes and other features of
<br />wh i ch the dave I oper and investor shou I d be aware from the
<br />outset.
<br />
<br />"Nature's Sui Iding Codes" is intended for bui Iders,
<br />homebuyers, rulemakers, planners, bankers, developers,
<br />realtors, school teachers, legislators, and community leaders
<br />on comm I ss ions and counc i Is.
<br />
<br />Colorado losses
<br />
<br />Repeatedly, Colorado roads, uti I ities, and bui Idings are
<br />constructed in p I aces and in ways that the I and I s movement
<br />(up, down, sideways) wi II damage or destroy them. The
<br />Colorado Geological Survey estimates that $16 mi II ion a year
<br />in damages occur to taxpayer financed structures
<br />alone--roads, bridges, bui Idings--from just one phenomenon,
<br />swell ing soils. Of course, Dick and Jane Taxpayer pick up
<br />the bill, and the bi II is getting bigger as Colorado grows
<br />and develops. Colorado taxpayers also pay for the cleanup
<br />and rehabl I Itatlon of privately owned property damaged by a
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<br />natural occurrence, a cost that could have been avoided, or
<br />at least minimized, by observing nature's building codes.
<br />These natural processes do not stop at property 1 ines or with
<br />changes in surface land use. Adjacent and future landowners
<br />may be affected by poorly conceived development and
<br />construction which later triggers earth and water movements.
<br />
<br />Heeding common earth behavior patterns, many of them beyond
<br />man's control, can have short and long term economic benefits
<br />to construction and land development projects. These Include
<br />marketabi Ilty, maintenance costs, insurabi I ity, and the
<br />continuing val ue of homes, bui Idings, roads, uti I jty
<br />installations, and other improvements. In other words, the
<br />bottom I ine on nature's bui Iding codes is money in or out of
<br />your pocket, depending upon whether or not they are followed
<br />or Ignored, Nature has written on the face of the land what
<br />she has done, is doing, and will do. If we wi II read it,
<br />understand it, and act upon it, a significant amount of
<br />damage and human misery can be averted.
<br />
<br />Engineering Geologist
<br />
<br />Finding out which seemingly stable soi Is wi II collapse, which
<br />hi Ilsldes wi II move, and where the earth wi II expand with
<br />tremendous force is the job of the engineering geologist. An
<br />engineering geologist is trained in a specialized area of
<br />geology, just a neurologist or surgeon Is trained in a
<br />particular aspect of medicine. He "reads" the work of nature
<br />in the rocks, soi Is, and water, and interprets how nature and
<br />proposed developments and construction are going to affect
<br />each other. working with soi Is engineers, architects,
<br />contractors, financiers, and local planners and officials, he
<br />can assemble a "diagnosis" of the land's behavior and
<br />recommend what can be done to get the maximum benefits with
<br />minimum adverse effects.
<br />
<br />The lack of geologic investigation, non-recognition of the
<br />natura I and geo I og i c pr i nc i pies and the subsequent fa i I ure to
<br />take steps to compensate for them has I ead to i ncreas i ng
<br />levels of property damage, and, in some instances, losses of
<br />human life. Consequently, federal, state, county, and local
<br />governments have become i nvo I ved I n I and use and construct i on
<br />decisions. This has occurred, in part, because the publ ic
<br />treasuries have been saddled repeatedly with the damage and
<br />cleanup costs of both publ ic and private property subjected
<br />to natural hazards. Colorado and some other states have
<br />passed laws intended to benefit the private as well as the
<br />publ ic Interest. In Colorado, bi lIs enacted into law incl ude
<br />Senata Si II 55 and House alii s 1041, 1529, and 1034 and 1574.
<br />They are summarized in the appendix.
<br />
<br />In addition, city and county governments have imposed
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