|
<br />specific measures relating to construction standards. Nith
<br />Colorado's rapid growth it is becoming increasingly common
<br />for a government author i ty to te I I a I andowner or a
<br />contractor what he cannot do--or shou I dn' t have done--because
<br />of a geologic hazard. In one instance, the governor ordered
<br />a halt to construction of apartment buildings on a flood
<br />plain in Boulder after city efforts to stop it fai led.
<br />
<br />The bui Ider of a $120,000 home in Jefferson County was sued
<br />because the house was bui It on swell ing soi Is. The unhappy
<br />owner of the home wants the house, repairs, and damages fro~
<br />the contractors because of the i r a II eged negTi gence!
<br />
<br />It is the intent of th I s vo I ume to foster awareness of
<br />natural conditions so as to minimize the direct, as well as
<br />the Indirect legal consequences of not complying with
<br />nature's bu i I ding codes,
<br />
<br />The information presented is by no means all inclusive. Such
<br />a great variety of conditions, alone and in combination,
<br />interact with each othar and with human activities In such a
<br />way that a substantial volume ~ould be necessary to outl ine
<br />the majority of them, Indeed, for each of the chapters a
<br />virtual library exists on the technical aspects and
<br />hi stor i ca I I nc i dents.
<br />
<br />Colorado's Growth
<br />
<br />The extraction and processing of energy fuels--oi I, gas,
<br />coal, uranium, oil shale--and basic metals such as
<br />molybdenum, tin, lead, zinc, gold, and silver are a $1.5
<br />bi II ion a year business in the state. Tourism, ski ing, and
<br />other r~creatlon are a $2 bi II ion factor in Colorado
<br />economy. These two driving forces compete for the state's
<br />resources and both produce impacts such as new subdivisions,
<br />industrial and building complexes, roads, and other
<br />faci I ities, all of which are subject to natural constraints.
<br />
<br />The t I me I i ness and need to recogn I ze "nature I s bu i I ding
<br />codes II is evidenced In the surging population growth and
<br />record development resulting from the international appeal of
<br />Colorado mineral and recreational resources and the state's
<br />desirabi I Ity as a place to live.
<br />
<br />TOday's growth and development offers an unprecedented
<br />opportunity to use Ingenious technology and sophisticated
<br />methods to alleviate and prevent losses from floods,
<br />landslides, contaminated water, and other natural peri Is.
<br />A I though we a II too often are bu II ding in areas by-passed by
<br />our foref athers as undes I rab Ie, ita I so Is ev i dent we are
<br />"reCYCling" the land. Virtually abandoned mining centers are
<br />
<br />3The Co I orado Exc i tement, The First Nat i ona I Bank of
<br />Denver, 1978.
<br />
<br />now ski and convention resorts. Pastures that became sand
<br />and gravel pits, and then dumps, are now shopping centers and
<br />subdivisions. This pattern is called multiple sequential
<br />land use.
<br />
<br />Who, a generat i on ago, wou I d have thought that Denver's
<br />splendid Windsor Hotel, the magnificent Tabor Opera House,
<br />and scores of mansions, all of them byproducts of the state's
<br />early mineral development, would be demolished In little more
<br />than one man's I ifetime so the land could be put to another
<br />use?
<br />
<br />who anticipated in Colorado's 19th century vital ity that most
<br />of the narrow gauge railroads, many of the mountain pass
<br />roads and tunnels, the extensive water developments serving
<br />the 430 mining districts would be useful for only a few
<br />decades? And who today, in the midst of this multiple
<br />sequential land use, is anticipating future land uses, some
<br />of which may be non-development?
<br />
<br />Impact of Water
<br />
<br />There is a common denominator in the natural processes
<br />described in "Natura's.8ui Iding Codes.lt This common factor
<br />is water, a moving force on, In, and under the land we are
<br />using. It is everywhere, and as such warrants special
<br />consideration. There are few geologic constraints to land
<br />use and construction that are not in some way associated with
<br />water.
<br />
<br />aecause water knows no pol itlcal or property boundaries, It
<br />forces examination of land use and development impacts on a
<br />broad basis geographically and governmentally. Indeed, the
<br />most sophisticated land and water management measures are of
<br />little significance or value if limited to a man-made
<br />boundary line. A specific site can be subject to processes
<br />on adjacent lands, just as events on the site affect other
<br />properties. It becomes clear that proper construction and
<br />wise land use in one location can be negated by improper land
<br />use and/or construction practices across the boundary line.
<br />
<br />The 18ssons of nature are a II around us. On I y a few have
<br />been i nc I uded here as case hi star i es. These somet i mes trag i c
<br />situations In a state that is spectacularly scenic and
<br />delightfully diverse offer profitable lessons upon which to
<br />plan wisely.
<br />
<br />As the
<br />use of
<br />duty.1I
<br />
<br />eminent American Ralph Waldo Emerson observed: "The
<br />history is to give value to the present hour and its
<br />In short, we can learn and profit from experience.
<br />
<br />Nature has provided us with a history of the earth--it is up
<br />to us to understand its value and bui Id Colorado in harmony
<br />with her ways.
<br />
<br />3
<br />
|