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The north-south segment is a standard 60' right-of-way with a 10' parkway strip with separated sidewalk, an 8' parking lane, and a 12' thru lane in each direction. The plan shows monolithic sidewalk on the west side of the street. This should be a separated 4' walk unless specifically exempted by the Planning Commission. The curved portion of the street provides a transition between the standard and non-standard segments. The existing designed center- line radius is 150'. This plan proposes a 125' centerline radius to gain additional space at lot 26. The minimum centerline radius is 100'. In the event this radius change is approved, the developer should pay any and all costs for reconstruction of the existing south/west curb, park improvements and any associated costs. Interior Streets The circular interior drive is shown as a 42' wide right-of-way with five foot wide monolithic sidewalks and a curb to curb width of 32' which yields two eight foot parking lanes and two eight foot thru lanes. The subdivision ordinance requires a 46' minimum right-of- way. The 42' width may be acceptable if approved by the Planning Commission as a modification. The adjacent garden court homes have a 42' wide street and seem to function adequately. The configuration of the two knuckle areas will be subject to review during final design due to possible parking problems. The interior street from Hopyard to Northway is drawn as a 46' wide street and is dimensioned as a proposed 42' wide street. Since this street will carry a significant volume of thru traffic in addition to the traffic generated from the homes fronting the street, we re- commend that it be constructed per ordinance as a 46' wide right-of- way with five foot monolithic sidewalks and a 36' width curb to curb to provide for two eight foot parking lanes and two ten foot thru lanes. The curve west of Northway Road is shown as non-concentric with a below minimum centerline curve radius. We will require a 100' center- line radius concentric curve. This project is recommended for approval subject to the following conditions: A. That the developer provide detailed plans for and effect re- construction of the existing median in Valley Avenue to provide a left turn lane and channel islands into Northway Road. B. That no access be permitted from the development onto Valley Avenue except at the Northway Road intersection, and that access rights be dedicated to the City on the Final Map. -2-