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<br />
<br />specific measures relating to construction standards. ~Ith
<br />Colorado's rapid growth It Is becoming Increasingly common
<br />for a government author i ty to te II 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 ha I t to construct I on of apartment bu II dings on a flood
<br />plain In Boulder after city efforts to stop It fal led,
<br />
<br />The builder of a $120,000 home In Jefferson County was sued
<br />because the house was built on swelling solis. The unhappy
<br />owner of the home wants the house, repairs, and damages from
<br />the contractors because of the i r a II eged neg Ii gence!
<br />
<br />I tis the I ntent 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 buildIng 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 other and with human activities In such a
<br />way that a substantial volume ~ould be necessary to outline
<br />the majority of them. Indeed. for each of the chapters a
<br />virtual library exists on the technical aspects and
<br />historical Incidents.
<br />
<br />Colorado's Growth
<br />
<br />The extract I on and process I ng of energy f ue I s--o iI, gas,
<br />coal, uranium, 011 shale--and basic metals such as
<br />molybdenum, tin, lead, zinc, gold, and si lver are a $1.5
<br />billion a year business in the state. Tourism, skiing, and
<br />other r'3creatlon are a $2 bill 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 bui Iding complexes, roads, and other
<br />facilities, all of which are subject to natural constraints.
<br />
<br />The timeliness and need to recognize "nature's bui Iding
<br />codes" is evidenced in the surging population growth and
<br />record deve I opment resu It i n9 from the I nternat I ana I appea 1 of
<br />Colorado mineral and recreational resources and the state's
<br />deslrabl I Ity as a place to live.
<br />
<br />Today's growth and development offers an unprecedented
<br />opportun I ty to use I ngen lous techno logy and soph I st I cated
<br />methods to alleviate and prevent losses from floods.
<br />landsl ides, contaminated water, and other natural peri Is.
<br />A I though we a II too often are bu II ding I n areas by-passed by
<br />our forefathers as undesirable, It also is evident we are
<br />lIrecycl Ing" the land. Virtually abandoned mining cent~rs are
<br />
<br />3
<br />The Colorado Excitement. The First National Bank of
<br />Oenver. 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 multlpla 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 minerai development, would be demol ished In I ittle more
<br />than one man's 1 ifetime so the land could be put to another
<br />use?
<br />
<br />Who anticipated in Colorado's 19th century vitality that most
<br />of the narrow gauge rai Iroads, 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 "Naturels.Bullding Codes.1t 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 construct i on that are not 1 n some way assoc I ated with
<br />water.
<br />
<br />8ecause water knows no pol itical 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 I essons of nature are a II around us. On I y a few have
<br />been included here as case histories. These sometimes tragic
<br />situations in a state that is spectacularly scenic and
<br />del ighttully 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: I'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 />~ature 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 />~
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