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Developer seeks plat amendment for Ben Lomond after geotech finds deep fill, staff ask for memos
Summary
Developer presented a plat amendment for Ben Lomond after excavation found up to 7–8 feet of fill and shallow groundwater; EarthTech geotech memo sets lot-specific basement elevation limits, staff asked for survey certification and brief building/engineer memos ahead of the March 11 planning commission meeting.
A developer asked Harrisville staff to accept a plat amendment for the Ben Lomond subdivision after footing excavations found unexpectedly deep fill and shallow groundwater that make basements costly or infeasible on some lots.
City Administrator Jenny Knight opened the discussion and the applicant said excavations showed "7 feet, 8 feet down to native" soil in some areas, and that it was "costing about $30,000 of basement to put engineered field back up." The applicant said EarthTech conducted a geotechnical study that identified elevations where basements would be allowed and produced a table of lot-specific allowable lowest levels.
Why it matters: the geotechnical findings affect whether lots can be built with basements or must be slab-on-grade, which in turn changes foundation design, grading and long-term maintenance for homeowners.
Building official Tyler Seaman emphasized on-site verification and certification of elevations, saying a certified surveyor or similar should "come out and actually, like, certify it." Seaman and others recommended consistent footing-drain measures, including installing a universal sump for each house so homeowners can quickly connect a pump if surface water accumulates.
The applicant said the plan is to extend downspouts beyond the code minimum and, where feasible, pipe rear downspouts to the front yard and install yard "bubblers" near sidewalks to move surface water away from foundations. On construction and turnover, the developer plans to leave sump pits ready for homeowner use and highlight them during final walkthroughs.
Staff requested the EarthTech memo and supporting materials be circulated to building staff for review. Knight told the group the planning commission meeting is March 11 and asked that the applicant and staff submit memos in advance; a memo date of March 1 was discussed as the practical cut-off for materials to make the agenda.
The meeting did not include a formal vote. Staff directed the applicant to provide the EarthTech memo and to coordinate a short engineer memo and a building-perspective memo for planning commission packet review.
Next steps: the applicant will send the EarthTech memo and revised plat language to staff. The amendment will be scheduled for the March 11 planning commission meeting if memos and materials are submitted in the stated timeframe.
