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Department and the Engineering Department as well for our review where we'll make sure the lights are consistent with what's to the east and that they're also downward facing and reduce spillover glare on the outskirts of the site. Commissioner Nagler: And then on his final point about whether there are home sites backing up into the Arroyo, that's been changed, right? Weinstein: Right, there's the entire creek, the riparian area, the banks of the creek are protected. They are not to be developed and excluded from the home sites themselves. Chair Ritter: One other question, on the liability discussion along the Arroyo with HOAs, how does that work? It sounds like an interesting concept of using the economies of scale. It's a legal question? Seto: The developments that were developed by the Arroyo, as part of their common areas have that area adjacent to the Arroyo, so depending on what improvements were originally built with them, they've accepted those improvements and then the homeowner's association owns that common area and maintains it. So, typically new developments are not forced to join existing homeowner associations. Usually if we have, for example, a large scale project, it might have several phases. That developer might decide that they start a homeowners association with the first phase and as their project has second phases or third phases, then those phases would join an existing homeowners association. So the existing HOA for Rosalyn Estates can certainly have discussions with Ponderosa Homes, but we would not require the two different groups for two different projects to merge. Chair Ritter: Okay. Weinstein: Chair Ritter, I can speak a little about tree growth rate if that's still of interest Chair Ritter: Sure. Weinstein: I took a quick look at our handy Western Garden manual which we keep in our offices just to get a sense of the growth rate of trees that are being proposed as screening trees. And just for illustrative purposes, there are a couple of species that are proposed as screen trees; there's White Alder, there's European Hornbeam, Cypress and Saratoga Laurel. They're all characterized as fast - growing trees in the Western Garden manual and just as an example, the Cypress tree, Cupressus Leylandii, the manual says it grows from cuttings to about 15 -20 feet within 5 years. So if you think about a 24 -inch box tree at several feet growing at a rate that's a little bit slower than that, you'll probably get to 25, 30, 35 feet within several years, so that's sort of the growth rate we can anticipate for these trees that are proposed for screening. Commissioner O'Connor: So we did receive one letter that discussed existing traffic problems on streets in the area. So this is really not a Ponderosa issue, but is there anything the City is looking into for improving this? Are there any improvements to the intersection, lighting, street lights, stop signs, whatever, that are going to improve these conditions? PLANNING COMMISSION MINUTES, March 23, 2016 Page 12 of 46