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the homes as well, so that's great. Aside from that, I'm also the HOA President of Rosalyn Estates so I just wanted to say that our CC &Rs allow for this HOA to join our HOA and I think everyone is very aware that having a large creek bank liability on a few homes is a huge liability for the new homes. This is going to be 16 homes with pretty much double the Arroyo creek bank that the HOA is going to be responsible for. Aside from that liability, you know, there are also economies of scale. Initially we had some concerns about having an HOA join us that had the responsibilities of maintaining a large golf net but that's no longer the case, as well as the sewer lift station which would be another burden on the HOA. But those things are gone so I think it would be beneficial for staff to consider the possibility, if it can be worked out, for having a larger HOA specifically to deal with the creek bank liability. A major creek bank catastrophe in a huge rainstorm could be up to several hundred thousand dollars in repair costs and to have 16 homes shoulder that burden is not really realistic. You know, the HOA fee would be very high to build up a level of reserve and if the HOA can't foot the bill, it's going to come back to the City. Chair Ritter: Thanks for your feedback and thanks for working on that. I have a speaker card here, David Pitcher? David Pitcher: Good evening, my name is David Pitcher. I live on Camino Brazos. I reviewed the staff report today for the first time and have a couple of questions or comments, one of which I put in an email form and I'm not sure if you received that, but I'll read that quickly. "My wife and I reside on Camino Brazos. Our property backs up to the Arroyo Del Val. Our master bedroom, family room and an upstairs bedroom face the side of the new homes being proposed. I'm concerned about automobile traffic at night on Leah Lane and Melinda Way shining car lights into our home and our neighbors. I'm also concerned about the placement of street lighting. With the suggested removal of 93% of existing trees and the impact they will have on our views, would you please address suggestions you would make to mitigate the impact of the foregoing in order to keep as much as possible the rural environment and view we have so enjoyed for over 38 years." In addition to that I would have a question concerning —and I think it may have been answered by the previous speaker —that is, the letter that was written by Rosalyn Estates addressing the setback of the homes from the creek. Those are specifically item number 7, 1, 2, 3 and 4 of their letter of November 2014. In your staff report that was not addressed that I could see. Thank you. Chair Ritter: All right, no more speaker cards. Let's bring it back to questions. I guess I'll just ask for the last speaker came up and talked about the headlights and the turns, when they develop that corner there, are there trees that might shield some of that? I could see a concern there. Weinstein: Yes, trees are being proposed around that corner, new trees, and the important thing to keep in mind as well is that the existing riparian vegetation around the Arroyo will also be retained so there is a decent vegetative buffer between Mr. Pitcher's residence and the streets that are within the project site. In regard to street lights, there's a condition of approval that relates to the streetlights that are proposed as part of the project that requires 2 things. One is that streetlights match what's in the adjacent residential development which is sort of low glare, downward directed lights, and then the overall lighting plan has to be submitted to the Community Development PLANNING COMMISSION MINUTES, March 23, 2016 Page 11 of 46