JOHN HIMMELREICH & ASSOCIATES
Phone (719) 633-5842, and FAX (719) 633-5842
Email, Himmelreich2@aol.com

1010 So. Sierra Madre Street
Colorado Springs, Colorado 80903
Web Site www.geohazards.net

November 20, 2009
Colorado Engineering and Geotechnical Group, Inc.
P.O. Box 1298
Monument, CO 80106
Attention: Paul Bryant
Subject: Summary Report of Preliminary Geologic Hazards Evaluation
Lot 3, Broadmoor Glen South Filing No. 7
4940 Broadmoor Bluffs Drive
Colorado Springs, Colorado
Project No. 09-127
Dear Mr. Bryant:
You have requested an evaluation of the geologic hazards on the above referenced site. The
following evaluation presents a summary of my findings and also relies on my considerable
experience in the general area of the Broadmoor Glen South development.
John Himmelreich prepared this report. Mr. Himmelreich is an engineering and environmental
geologist with over 30 years of experience in the identification, evaluation, and mitigation of
geologic and environmental hazards in the Pikes Peak region.
General Project Information
The site is a vacant lot (zoned for residential use) in the Hillside Overlay Zone (HOZ). We
understand the owner of the lot desires to construct a single-family residence on the lot. Grading,
development, drainage, and landscape plans were not provided for our review. Grading is likely
to consist of that which will be necessary to excavate for the proposed residence and provide for
access.
Study Overview
The purpose of the evaluation was to characterize the general and site-specific geologic
conditions on the parcel, analyze and evaluate those conditions, identify the geologic hazards
that result from those conditions, and evaluate the impact on proposed development. The
methods of evaluation included research and review of reasonably ascertainable documents
including: geologic maps, zoning maps; review of previous geologic reports on the subdivision
and in close proximity to the site; analysis of stereo pairs of aerial photographs; a brief site
reconnaissance; review of test boring logs in the vicinity, and; my experience in the area. A
partial list of the references reviewed along with a site vicinity map (Figure 1) is attached. Figure
Copyright 2003 by JOHN HIMMELREICH & ASSOCIATES

 2 is the Geologic Map for the site plotted on a portion of the Grading Plan for the subdivision.
Figure 3 is a copy of a topographic map (from 1999 aerial photographs) that shows the
topography of the lot and surrounding area.
The site was vacant at the time of the site reconnaissance. The ground surface of the building
area in the southerly part of the site (adjacent to Broadmoor Bluffs Drive) was gently easterly
sloping (see Figure 3). The northern part of the lot area slopes northerly at steep grades. Existing
residences were located to the west and east of the site, and the ground to the north consists of
open space. The northerly part of the site appeared to be in an undisturbed (natural) condition,
with the southerly part consisting of disturbed ground (graded building area). Vegetation
consisted of mostly grasses and weeds on the disturbed portion and scrub oak, trees, and other
native vegetation on the northern portion of the site.
Surface drainage on the site was mainly sheet flow across the slope surfaces.
Site History
The Broadmoor Glen South subdivision area was apparently developed (grading and
infrastructure installation occurred) in the mid-to-late 1990s. Grading of the subdivision and
Broadmoor Bluffs Drive apparently occurred between late-1995 and early-1996. The grading
operations that included Broadmoor Bluffs Drive, the adjacent filings and the subject lot were
reportedly observed and tested by Kumar during the period between December 12, 1995 and
February 16, 1996 (Reference 2). The subdivision plat for Filing No. 7 was recorded in
September 1996.
A geologic hazard study was completed in 1994 for the developer that indicated the presence of
landslide deposits on the north part of the lot and adjacent areas to the west, north and east
(Reference 4). It is unknown if a Land Suitability Analysis (required by the HOZ) was performed
by the developer or submitted and reviewed by the City as part of the development plan review
process for the subdivision at the time. Additional geologic hazard studies of the subdivision area
were performed in 1996 through 1998 (References 2, 3, 5, 19, and 28).
The 1994 Huntingdon (Reference 4) and 1996 Kumar (Reference 2 and 3) studies were
submitted to the City for review although the 1994 Huntingdon study was apparently withdrawn
by the developer in early 1996 in favor of the 1996 Kumar study. By the time the Kumar study
was completed (and later submitted), the site area was already graded.
The 1996 Kumar report indicates that only part-time observation and testing was provided during
the grading operations and fill placement. Geologic observations and mapping during grading
operations were apparently not provided until beginning January 24, 1996 (and only twice more
during grading on January 31 and March 2, 1996). The 1996 Kumar report indicates “During
this (geologic) study, fill was being placed for portions of Broadmoor Bluffs Drive.” The 1996
Kumar geologic study was apparently authorized on or about January 25, 1996 after grading and
road construction had started (started on or about December 12, 1995), and after grading
operations were over halfway completed (completed on or about February 16, 1996). The first
exploratory borings were drilled on January 25, 1996 (and then others between that date and

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 February 9). Three exploratory pits were excavated on January 31, 1996. Therefore, the geologic
study was reportedly conducted during the later part of the grading operations and after grading
was completed and is dated April 17, 1996. The Colorado Geological Survey reviewed the 1996
Kumar study and issued their review comments in a letter dated May 27, 1996 (Reference 24).
Site Evaluation Techniques
Colorado Engineering and Geotechnical Group, Inc. (CEGG) recently drilled two test borings on
the lot. My site reconnaissance identified two other test borings that were drilled on the lot by
others (CTL/Thompson, Inc.) in the past. Test boring information is also available (and was
reviewed) for the lot to the west, for some of the lots to the east, and for the subdivision to the
south (see References 31, 29, 21, and 28).
Black and white aerial photographs from 1947 (scale approximately 1:24,000) and 1966 (scale
approximately 1:6,000) were analyzed. The 1966 photographs show detail sufficient enough to
prepare detailed topographic maps at a scale of 1'=100' with 2' contour intervals. The aerial
photographs provide a basis for comparison of significant site changes that have occurred on the
site. Additionally, many of the geologic studies reviewed utilize topographic mapping apparently
prepared in the late 1960s.
Monitoring programs typically include instrumentation and/or observations for changes in
groundwater, surface water flows, slope stability (lateral movement), subsidence, and others. No
monitoring programs are known to exist on the site. About 500 feet to the east of the subject lot,
along and adjacent to Broadmoor Bluffs Drive (Reference 26), a deep and relatively large
landslide caused damage to the road, other infrastructure, and platted lots starting about 1999. I
understand this landslide has been mitigated. Additionally, other information reviewed indicates
slope movement northerly of Broadmoor Bluffs Drive (Reference 27). I understand that
mitigation was constructed for this slope movement also.
Previous Studies
Regional geologic studies of the area include reports published by: Chen and Associates (Chen)
in 1968 and 1987 (Reference 1 and 12); the U. S. Geological Survey (USGS) in 1973, 1978, and
1979 (References 10, 11 and 13); Resource Planning Associates, Inc. (RPA) in 1974 (Reference
7); C. S. Robinson and Associates, Inc. in 1977 (Reference 8); Huntington, Inc. (HI) in 1994
Reference 4); Kumar, Inc. in 1996 and 1997 (References 2 and 3); CTL/Thompson, Inc. (CTL)
in 1996 (References 5 and 6); Terracon in 1997 (Reference 19); and, the Colorado Geological
Survey in 2000 (Reference 20) and 2003 (Reference 22). Additionally, several studies have
recently been completed in newer subdivisions (or re-subdivisions) in close proximity to the site.
Site-specific investigations for individual lots have also been conducted in close proximity
within the subdivision (such as References 31, 29 and 21). Not all of these subdivision and sitespecific investigations have been researched, however.
The investigation published by Chen in 1968 (Reference 12) appears to be the first reported
occurrence of mapped landslide deposits in the site area. Dozens of landslides have occurred in
similar geologic settings around the City and this geologic setting is well known for its potential

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 for instability (see References 7 and 8 and 15). The landslide (landslide scarp and deposits) that
underlies the northerly part of the site was studied by Chen in 1987 (Reference 1). Chen also
studied a thirteen-acre parcel to the northeast of the site earlier in 1987 and this is apparently
when Chen personnel ‘discovered’ the large landslide complex that underlies the region
including the northern portion of the Broadmoor Glen South development, Broadmoor Bluffs
Estates, and Cheyenne Elementary School.
In 1974 RPA (Reference 7) published a report and maps (including geologic hazard maps) that
were associated with an EPA funded program called Project Aquarius. The 1974 RPA study
maps the site area as “U-steep slopes unstable” where (p. B34) “Some of these materials may
fail in a matter of days after excavation, while for others several months may pass before
collapse occurs. In either case, eventual failure can be expected.” “Steep cuts in materials
classified as (U) should not be left exposed for long periods of time unless it is certain that a
sudden collapse of the cut will bring no resultant harm to people or to property.” On page B39
it states “In this region, landslides have occurred and can be expected to occur in the following
settings: …. along the edges of some of the pediment deposits at the east edge of the mountain
front” and recommends (p. B41) “It is recommended that building and road construction be
prohibited in landslide hazard areas.”
The February 19, 1987 Chen report states “… the likelihood of major reactivation of the
landslide in the older toe area is relatively low. However, the site cannot be considered totally
risk free and there is some potential for landslide reactivation. If reactivation were to occur,
damage to structures constructed on the site could range from slight to severe”.
The 1996 Kumar report (Reference 2) ‘judges’ the landslide potential in the subject lot area as
“relatively low”; however, no detailed subsurface explorations, cross sections, or slope stability
analysis were performed on or in the immediate area of the subject lot. The 1996 Kumar report
also states “Site development should be limited to slopes not exceeding approximately 25%…
The later 1997 Kumar report for the Broadmoor Glen development was significantly revised as
reflected by the CGS (Reference 25). “In the original review dated May 27, 1996 this office
stated that it was in general concurrence with the final geotechnical report by Kumar &
Associates, Inc. That report has been significantly changed in the revised report submitted in the
Terracon report’s appendix. Much of the strong wording, recommendations, and considerations
given to landslide susceptibility and warnings for development had been stricken from the
original Kumar April 17, 1996 report. The CGS informed Terracon consultants of this and they
stated that they had not seen, or been made aware of, the original un-revised report. Our general
concurrence with the original report does not carry to this revised report.”
The report published by CTL/Thompson, Inc. (CTL) in early 1996 (Reference 5) maps the steep
northern part of the subject lot as “Potentially Unstable Slopes- Colluvium and surficial deposits
on steep slopes. Risk of damage to structures and utilities due to active creep, or slope
instability. Detailed geologic and geotechnical investigations and detailed slope stability
evaluations are recommended prior to development.” The developer apparently did not disclose
or submit this study to the City, conducted and published prior to the recording of the plat. It
should be noted that many studies have been conducted ‘after the fact’ (after subdivisions were
platted and/or developed), some of which have revealed significant landslide hazards not

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 previously identified (such as Reference 23).
In 2005 CTL performed a Geologic Hazards Evaluation on a lot about 350 feet to the east of the
subject lot (on Lot 6, Broadmoor Glen South, Filing No. 7, Reference 29, and see Reference 30)
that included a slope stability analysis. They concluded that the portion of the steep slope
descending to the north from the relatively flat area along the street was “stable”, and provided
no recommendations for a setback from the top of the slope. Their “Surficial and Engineering
Geologic Conditions” map however maps this steep slope as “Potentially unstable colluvium and
bedrock on moderate to steep slopes (12-24%). Emphasis on slope stability, swelling
characteristics, bedrock structure and surface and subsurface drainage.”
In 1997 Terracon performed a “Geologic Hazards Study” for the subdivision to the south of the
subject lot (The Pointe at Cheyenne Mountain, Reference 28). This study recommended setbacks
of 30 feet from the top of similar steep slopes. Subsequent addendums by Terracon, that included
slope stability analyses, reduced the recommended setback to 10 feet.
Geologic Conditions
The bedrock underlying the region is the Pierre Shale consisting of marine deposited clay shale
with some interbedded sandstone, bentonite, and limestone layers. In the site region discreet
bentonite layers up to about 6 inches thick have been observed in excavations. Structural
measurements on the Pierre Shale in the area indicate it dips at relatively low angles (6 to 11
degrees) easterly. This is generally consistent with the published regional structure (Reference
11) and my observations in the area.
Based on numerous observations and experience in the immediate area, the 'formational'
(reported to be in-place) “claystone” is moderately to highly fractured (jointed) and weathered,
with secondary iron staining and gypsum deposits common along the fractures and sometimes
parallel to bedding. The ‘claystone’ is brown to gray, typically becoming ‘more-gray’ as the
amount of weathering and fracturing decreases. True formational bedrock (not displaced) is
characteristically very hard shale, dark gray, and only slightly or not fractured.
In the region, the Pierre Shale is overlain by surficial deposits including man-placed fill, recent
and older alluvium, colluvium (slopewash), the Verdos Alluvium (pediment), and landslide
deposits. Based on the information and documents reviewed, analysis of aerial photographs, my
observations of excavations in the area, review and observations of test borings, and my
experience, it is my opinion that the southern portion of the lot is underlain by an intact
portion of the Verdos Alluvium consisting of a finger-like ridge extending to the east from a
larger deposit of Verdos Alluvium. The northern part of the lot consists of a steep slope
covered by colluvium (landslide scarp) with landslide deposits starting near the northern
lot line and extending to the west, north, and east.
Review of deep test boring logs in the vicinity (The Pointe at Cheyenne Mountain) indicates that
the Verdos Alluvium is likely in excess of 50 feet thick under the subject lot, and ground water is
likely 40 feet deep or greater. The Verdos consists mainly of silty and clayey sand and gravel.

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 The closest published mapped fault is the Ute Pass Fault located about 1.5 miles to the west of
the site. The Ute Pass fault is considered to be potentially active by the Colorado Geological
Survey. Small earthquakes have been felt in the Pikes Peak region in recent decades (Reference
7), and as recently as July 2001. These are likely associated with the Rampart Range or Ute Pass
Faults.
Groundwater levels may increase with on-site and area wide irrigation of landscaping or due to
natural conditions. Springs or seeps were not observed on the site.
GEOLOGIC INTERPRETATION AND THE IMPACT OF GEOLOGIC FACTORS
UPON THE INTENDED LAND USE
Geologic hazards/constraints recognized on site include: 1) potentially unstable slopes, 2)
corrosive minerals, 3) erosion-prone soils, 4) seismicity, and 5) the potential for radon gas. Each
of these conditions is discussed in the following sections.
Potentially Unstable Slopes
It should be noted that in areas prone to geologic hazards, especially steep slopes and
landslide areas, moderate to high risk is commonly associated with construction in these
areas. The owner must be willing to accept the risk of potential damage caused by these
natural phenomena.
The steep slope in the northern part of the site is potentially unstable and subject to creep and
shallow slumping-type failures. This slope should be avoided for the placement of structures. A
recommended setback of at least 30 feet from the top of the slope is recommended. The setback
should be as much as possible, and can be maximized by orienting the structure length-wise in an
east-west direction, and by maintaining the minimum setback from the front property line.
I do not know at present whether the landslide that underlies the area northerly of the lot is active
or not. Landslide activity (or non-activity) can normally only be verified by the installation of
subsurface/slope monitoring devices (such as inclinometers) and precise surveying. If this
landslide were to move in the future, it would reduce the stability of the northern part of the lot,
and could potentially impact the area to the south of the top of the steep slope (building area of
the lot).
Corrosive Minerals
Soils and bedrock that may contain corrosive minerals underlie the site. Corrosive minerals can
have detrimental affects on concrete and buried metals if not identified prior to design and
properly mitigated. The mitigation for corrosive (sulfate) minerals on concrete should be
addressed in a soils investigation or foundation design.
Surface Drainage and Erosion
The potential for erosion must be mitigated by implementation of landscaping, proper surface
drainage, and erosion control measures. Surface drainage should be directed around the structure
to Broadmoor Bluffs Drive if possible. Care should be taken to minimize the amount of roof and
site runoff that is allowed to flow north on to the slope and landslide deposits. The homeowner

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 should be advised of careful control, maintenance, and periodic observations of surface drainage
conditions. All down spouts and surface drainage should be carried to the street in non-erosive
devices. Recommendations contained in a soils investigation or drainage report should be
followed. Xeriscape landscaping that requires no supplemental watering is strongly encouraged.
Seismicity
The Colorado Geological Survey considers this area to be in Seismic Risk Zone 2. This zone
could be subject to moderate earthquakes and associated ground shaking. The U. S. Geological
Survey (1996) also considers this area of Colorado to be in a similar zone with a maximum
moment magnitude of 6.5. Wind loading in the Colorado Springs area may govern structural
design for the type of structure proposed for this site. An earthquake may trigger slope failures or
reactivate portions of the landslide that underlies the area north of the lot.
Radon gas
The references reviewed indicate that the formation of radon gas in accumulations exceeding
those currently considered to be acceptable by the Environmental Protection Agency occurs in
some residential structures constructed on the same geologic formations as underlie the site.
Experience indicates the indoor development of high concentrations of the gas is typically less
likely in commercial and office buildings compared to residential structures. Office buildings are
typically well ventilated having an exchange of air several times a day. Residential structures
tend to be tight, re-circulating the air within the building. There are many commonly employed
mitigation measures successfully in use in the Pikes Peak region to mitigate hazards associated
with radon gas. These include venting perimeter drains around foundations, venting of basements
and crawl spaces, and sealing of joints or floors. It is recommended that the building design
incorporate measures to reduce the potential for buildups of radon.
Wildfire
Review of 1980 Wildfire Hazard Maps indicates the site is in a mapped wildfire hazard zone.
The City’s more recent wildfire hazard assessment should be reviewed for more detailed and site
specific information.
CONCLUSIONS
The site is suitable for construction provided that recommendations are followed in this
and other reports; however the site is not without some risk. Undefined (but higher) risk is
associated with construction on this site due to the steep slope and potential for reactivation
of landslide deposits that underlie the area northerly of the site. The owner must be willing
to accept this higher (but undefined) risk. The owner of this home should understand all of
the ramifications of the risks of building on this lot. This risk is long-term, essentially
forever. Such risk may, in fact, increase over time. Years of occupancy with no evidence of
movement will not mean that the risk has been reduced. It is emphasized that the setback
from the top of the steep slope be maximized.
•

Recommendations contained in this and other project reports should be incorporated into
the project plans, designs, specifications, and construction.

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 •

The open excavation should be carefully observed to confirm that the foundation rests on
undisturbed and intact soils.

The information presented in this report is based on my personal knowledge and experience,
review of unpublished reports and documents by others and myself, and published documents.
Review of additional information may result in modifications to this summary report.
We believe this provides you with the information required at the present time. Please contact me
if you have any questions or require additional information.
Respectfully,
JOHN HIMMELREICH & ASSOCIATES

John W. Himmelreich, Jr., P.G.
Engineering Geologist

Copyright 2009 by JOHN HIMMELREICH & ASSOCIATES

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Report, Landslide at Lots 7, 8 and 9, The Reserve at Broadmoor Glen South Filing No. 8.
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Development, Mountain Oaks Subdivision Filing No. 2, Colorado Springs, Colorado.
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Terry, T. A. and Hoffmann, W. C., Jr. (7-18-05). Geologic Hazards Evaluation, 4880
Broadmoor Bluffs Drive, Lot 6, Broadmoor Glen South, Filing 7, Colorado Springs,
Colorado. CTL/Thompson, Inc. Job No. CS 15312-105.
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hazard review. Colorado Geological Survey.
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Colorado. CTL/Thompson, Inc. Job No. CS-9316.

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