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Figure 4: Current Configuration of the Project Site
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<br /> In 2003, during the construction of the Sycamore Heights development, City staff allowed
<br /> grading, including placement of fill, on the northern portion of the Bringhurst property; the
<br /> natural grade in this area was 8 to 10 feet lower than adjacent Sycamore Creek Way. The
<br /> approved grading plan showed the finished grade of the Bringhurst property to be raised,
<br /> closer to the elevation of the adjacent road and building pads of the Sycamore Heights
<br /> development, with the grade sloping gradually uphill, west to east, from an elevation of
<br /> approximately 417 feet to approximately 436 feet. It should be noted that the actual grading in
<br /> place today is somewhat different from that shown on the approved plan, with three relatively
<br /> distinct "stepped" areas at elevations of approximately 424 feet, 427 feet, and 432 feet. At the
<br /> same time as the grading was approved, the City allowed water and sanitary sewer laterals to
<br /> be stubbed out along Sycamore Creek Way.2
<br /> While the files are not completely clear, at the time the work was proposed, there were
<br /> discussions between the Bringhursts and Summerhill Homes regarding a potential application
<br /> to incorporate the northern portion of 990 Sycamore Road into the Sycamore Heights
<br /> development. It seems likely the City agreed to allow the work to proceed at the request of the
<br /> developer, anticipating this application, since it would be most cost effective to complete the
<br /> work at the same time as the subdivision improvements. However, no application was filed by
<br /> Summerhill Homes and the City did not approve, or otherwise provide any formal guarantee
<br /> that it would allow, any additional subdivision or development of the Bringhurst property.
<br /> 2 Water and sewer lines are occasionally "stubbed out" to serve future potential development in order to avoid
<br /> needing to dig up and install water and sewer lateral pipes in a new street. Just because these lines were stubbed
<br /> out was not a guarantee of future development rights, nor a promise of the location of future driveways or lots (as
<br /> depending on gravity flows, some lots have utility lines from the rear of their property and not the front).
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 6 of 23
<br />8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 3 of 23
<br />he density increase; thus, recommends the Planning
<br /> Commission recommend the City Council deny the applications.
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 2 of 23
<br /> 4' n M135 14
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<br /> January 7 2020 `( �� ""���
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