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<br />Geo-Iogic
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<br />This Is what this "geo-Ioglc" 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 "nature's building codesll--common,
<br />everyday, ongoing geologic processes and conditions. They
<br />will prevail regardless of zoning regulations, master plans,
<br />construction standards, and other societal mechanisms that
<br />mayor may not take them I nto 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: Will unrecognized
<br />geologic factors mean the developer goes 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 development? I f a foreseeable geologic
<br />circumstance causes damage or loss of II fa will there be
<br />legal Ilabi I ity?
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<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--tlood plains, unstable slopes and other features of
<br />which the developer and investor should be aware from the
<br />outset.
<br />
<br />IINature's Building Codes II is intended for buT Iders,
<br />homebuyers, rulemakers, planners, bankers, developers,
<br />realtors, school teachers, legislators, and community leaders
<br />on commissions and councils.
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<br />Colorado Losses
<br />
<br />Repeatedly, Colorado roads, uti I !tles, and buildings are
<br />constructed in places and in ways that the land's movement
<br />(up, down, sideways) will damage or destroy them. The
<br />Colorado Geological Survey estimates that $16 mi Illon a year
<br />in damages occur to taxpayer financed structures
<br />alone--roads, bridges, bUildings--from Just one phenomenon,
<br />swelling soi 15. Of course, Dick and Jane Taxpayer pick up
<br />the bi II, and the bi II is getting bigger as Colorado grows
<br />and develops. Colorado taxpayers also pay for the cleanup
<br />and rehab i II tat ion of pr I vate I y owned property damaged bya
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<br />natural occurrence, a cost that could have been avoided, or
<br />at least minimized, by observing nature's bui Idlng codes.
<br />These natura I processes do not stop at property lines or wi th
<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 I jty, maintenance costs, insurability, and the
<br />continuing value of homes, bui Idlngs, roads, uti I ity
<br />Installations, and other Improvements. In other words, the
<br />bottom line on nature's bui Iding codes Is money in or out of
<br />your pocket, depend I ng upon whether or not they are fa II owed
<br />or Ignored. Nature has written on the face of the lan~ what
<br />she has done, is doing, and wi 11 do. If we will 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 15 wi II collapse. which
<br />hi Ilsides will move, and where the earth will expand with
<br />tremendous force 15 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 />part I cu I ar aspect of mad I cine. He ureads" the work of nature
<br />in the rocks, soils, and water, and Interprets how nature and
<br />proposed developments and construction are going to affect
<br />each other. Working with soils engineers, architects,
<br />contractors, financiers, and local planners and officials, he
<br />can assemble a "dlagnosis" 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 geoiogic Investigation, non-recognition of the
<br />natural and geologic principles and the subsequent fai lure to
<br />take steps to compensate for them has lead 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 Ie and private property subjected
<br />to natural hazards. Colorado and, some other states have
<br />passed laws intended to benef I t the pr I vate as we I I as the
<br />public interest. In:Colorado, bills enacted Into law include
<br />Senate i3i I i 35 and House i3i 115 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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