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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 /> '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
<br /> 990 Sycamore Road Planning Commission
<br /> 6 of 23
<br />mission
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<br />ndicating trenching will not be detrimental to the health of
<br /> the tree.
<br /> c. Nothing may be stored within the dripline of the tree canopies. This includes equipment,
<br /> oil, gas, chemicals, harmful materials, fill or storage.
<br /> d. No oil, gasoline, chemicals, or other harmful materials shall be deposited or disposed
<br /> within the dripline of the trees or in drainage channels, swales, or areas that may lead to
<br /> the dripline.
<br /> e. No sign, wires, or ropes shall be attached to the trees.
<br /> PUD-135, P19-0030, P19-0031 and VTM 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> Page 20 of 21
<br />PUD-135, P19-0030, P19-0031 and VTM 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> Page 19 of 21
<br />type and locations of HM controls to be installed,
<br /> sizing calculations using Bay Area Hydrology Model (BAHM). The Stormwater Management Plan
<br /> shall be subject to review and acceptance by the Director of Engineering/City Engineer, prior to
<br /> issuance of an engineering or building permit, whichever occurs first. Stormwater HM controls
<br /> PUD-135, P19-0030, P19-0031 and VTM 8528 Planning Commission
<br /> 990 Sycamore Road
<br /> Page 14 of 21
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