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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, the City 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 /> 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
<br /> stubbed out was not a guarantee of future development rights, nor a promise of the location of future driveways or
<br /> lots (as depending on gravity flows, some lots have utility lines from the rear of their property and not the front).
<br /> P18-0075, 990 Sycamore Road Planning Commission
<br /> 5 of 16
<br />es, consistent with the Specific Plan designation (See
<br /> Figure 3).
<br /> Parcels 1 and 2 were intended to take access from Sycamore Road, and Parcel 3 from a new
<br /> east-west connector street, now known as Sycamore Creek Way. Absent this PUD 97-21
<br /> zoning, the NSSP requires all access serving this parcel to be from Sycamore Road. At the
<br /> time of the approval, Sycamore Creek Way had not been constructed, and the property was
<br /> not served by City water and sewer. Since the project, by itself, would not construct the
<br /> necessary access and utility improvements, PUD-97-21 was conditioned to not allow
<br /> recordation of a final map until the roadway and utilities were installed, with the PUD approval
<br /> to lapse two years after the utility and roadway improvements were made, unless a Final Map
<br /> was recorded.
<br /> P18-0075, 990 Sycamore Road Planning Commission
<br /> 3 of 16
<br />ver, should the Planning Commission support a version of the PUD
<br /> that would increase the allowable density on this project site, a conforming Vesting Tentative
<br /> Map (for 5 lots), or Parcel Map (for 4 or fewer lots) could also be recommended for approval,
<br /> subject to the necessary conditions of approval.
<br /> PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> 21 of 23
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<br /> 0 0.05 0.1 mi PUD-89-06-08M, Gabriela Marks, 4210 Rosewood Drive Planning Division _
<br /> January 7 2020 `( �� ""���
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