Builders question cost of proposed CR topsoil policy

Houses under development on the southwest side of Cedar Rapids, shown on a recent morning.

By Dave DeWitte
dave@corridorbusiness.com

 

Proposed topsoil standards for developments in Cedar Rapids were introduced last week as an important tool to reduce runoff and flash flooding, but prompted a barrage of questions about costs and practicality from builders and developers.

The “top layer policy” is a response to the state’s watering down of a 2012 statewide statute requiring 4-inch topsoil replacement when land is disturbed for development. Those modifications limit the topsoil replacement requirement to “where technologically possible and economically practical,” Cedar Rapids Sewer Superintendent Jon Durst explained in introducing the requirements to the City Council Infrastructure Committee Nov. 10.

Mr. Durst said the old 4-inch rule wasn’t strongly grounded in science, and the city can’t very well enforce the new rule, because it would then have to determine what is technologically possible and economically practical for every soil-disturbing project.

The proposed new city standard outlined by Mr. Durst was modeled after the statewide stormwater management plan. It allows developers to select from eight soil management methods. He said the city has estimated the costs of compliance at $1,000-$1,500 per residential lot, and described the rule’s requirements as “relatively cheap,” “simply applied” and “cookbook-easy.”

“We’re not asking you to rewrite the book,” Mr. Durst said. “We’re just asking you to select a method out of the book.”

By contrast, Public Works Director Jenn Winter said, some cities have passed requirements for making a 4- or 6-inch topsoil cover the standard, creating great expense in many cases.

The city also invited Wayne Peterson, urban conservationist for the Iowa Department of Agriculture, to explain the importance of soil restoration in reducing floods. He said it’s important not only to store and replace the topsoil layer in development, but also to address the compaction of subsoil after heavy equipment has been used in site preparation. He recommended applying a compost layer as an inexpensive step that can help absorb rainfall and improve plant growth.

Developers and builders in attendance had both questions and doubts about the policy.

“There has not been an detailed economic analysis done,” said Dustin Kern of DK Land Services and the Greater Cedar Rapids Area Home Builders Association. He said he typically develops one-third acre lots, considerably larger than the city used in its estimates. He also wanted a calculation of the “soft costs” of complying with the standards, such as engineering.

“I just want to know what it’s going to cost the homeowner,” Mr. Kern said. “I’m assuming over 10 grand [$10,000]…. We would like the process to slow down, because it’s being considered without proper analysis.”

Mr. Durst said the city will try to lower the soft costs for builders through education and engagement. Drew Retz, of Jerry’s Homes and past president of the homebuilders, questioned whether the policy would put Cedar Rapids at a disadvantage in attracting homebuyers versus Marion and other neighboring communities.

“Every cost we [homebuilders] pay comes from the homeowner in the end,” Mr. Retz said. “It’s really easy to spend OPM, which is other people’s money.”

City council member Scott Olson, a real estate agent with development experience, said the city wants to create a standard that will align with other cities in the metro area. He expressed willingness to wait for the homebuilders to conduct their own economic analysis of the proposal, for presentation at the committee’s January meeting, but said the committee must have a deadline for the rules because they are part of the city’s stormwater master plan.

The rules had support from several members of the audience, including Carole Teator, director of programs at Trees Forever, and Stacie Johnson of the Iowa Stormwater Education Program. Both are members of the city’s Stormwater Commission.

Ms. Teator said she appreciates the flexible, rather than prescriptive, approach the city is proposing. She said it’s only right for the city to reduce its runoff, as it is asking upstream communities to do the same.

“I think it’s important that we compare these costs to the costs of not doing it and the 2014 flash flooding,” Ms. Teator said. “There’s a cost to not doing it.”

That major flash flood contributed to the drowning of a 17-year-old Cedar Rapids student in a storm sewer and damaged hundreds of homes. Some residents still haven’t recovered from basement or lower level damage to their homes.

“The events we’ve been seeing, the tragedies we’ve been witness to – this is a priority for our community,” Mr. Durst said.

Plans are being made for a training session in Cedar Rapids on soil restoration on Dec. 16, Mr. Peterson said. City Council member Ralph Russell expressed appreciation for the input, and added citizens will have a chance to comment on the proposed rules to city council as part of the ordinance process.

“Doing nothing is not an option,” he said.