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ITEM 3, ATTACH 5-SUBDIVISION IMPROVEMENT PLANS
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ITEM 3, ATTACH 5-SUBDIVISION IMPROVEMENT PLANS
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CITY CLERK
CITY CLERK - TYPE
AGENDA REPORT
DOCUMENT DATE
2/17/2026
DESTRUCT DATE
15Y
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DE <br />S <br />I <br />G <br />N <br /> <br />F <br />O <br />C <br />U <br />S <br />LA <br />N <br />D <br />S <br />C <br />A <br />P <br />E <br /> <br />A <br />R <br />C <br />H <br />I <br />T <br />E <br />C <br />T <br />U <br />R <br />E <br /> & <br /> <br />C <br />O <br />N <br />S <br />T <br />R <br />U <br />C <br />T <br />I <br />O <br />N <br />DESIGN <br />FOCUS <br />PO BOX 485 <br />BEN LOMOND, CA 95005 <br />(831) 336-3100 <br />47 <br />5 <br /> <br />& <br /> <br />4 <br />9 <br />3 <br /> <br />S <br />T <br />. <br /> <br />J <br />O <br />H <br />N <br />PL <br />E <br />A <br />S <br />A <br />N <br />T <br />O <br />N <br />, <br /> <br />C <br />A <br />REVISED: 10/10/2025 <br />DESIGN BY: 4Binc. <br />DRAWN BY: 4Binc. <br />SCALE: NTS <br />IR2.1 <br />IR <br />R <br />I <br />G <br />A <br />T <br />I <br />O <br />N <br /> D <br />E <br />T <br />A <br />I <br />L <br />S <br />WM MV FSGV <br />LEGEND <br />POC & IRRIGATION EQUIPMENT LAYOUT <br />NTS - NO FI <br />1 <br />2 <br />3 4 <br />5 6 <br />WATER METER. REFER TO CIVIL AND/OR <br />IRRIGATION PLANS FOR SIZE & LOCATION <br />1 <br />BALL VALVE OR GATE VALVE, REFER TO PLANS2 <br />BACKFLOW PREVENTER3 <br />MASTER VALVE4 <br />5 FLOW SENSOR <br />6 MAIN LINE TO IRRIGATION VALVES <br />NOTE: REFER TO IRRIGATION LAYOUT AND EQUIPMENT SCHEDULE FOR ALL EQUIPMENT LOCATION, TYPE AND SIZES. <br />GV <br />2 <br />DE <br />P <br />T <br />H <br /> <br />A <br />S <br /> <br />P <br />E <br />R <br /> <br />S <br />P <br />E <br />C <br />I <br />F <br />I <br />C <br />A <br />T <br />I <br />O <br />N <br />S <br />WIDTH VARIES <br />MAINLINE & SLEEVING <br />1 1/2" = 1'-0" <br />BACKFILL WITH 100% COARSE SAND, WATERJET & MECHANICALLY COMPACT TO 90%OPTIMUM DENSITY. ALLOW 48 HOURS TOSETTLE, AND BACKFILL AND COMPACT WITHNATIVE SOIL. <br />PVC MAIN LINE <br />BEDDING <br />NATIVE SOIL BACKFILL COMPACT <br />TO 95% COMPACTION <br />FINISHED GRADE <br />4" <br /> <br />M <br />I <br />N <br />4" MIN. <br />PVC SLEEVE. 2XSIZE OF PIPE <br />NOTES:1- SEE IRRIGATION LEGEND FOR MAINLINE AND LATERAL LINE PIPE SIZE AND TYPE. <br />2- DIRECT BURIAL CONTROL WIRES SHALL BE INSTALLED IN SCH. 40 PVC ELECTRICAL CONDUIT IF REQUIRED. <br />3- 2-WIRE IRRIGATION WIRE SHALL BE INSTALLED IN SCH. 40 PVC ELECTRICAL CONDUIT. <br />4- DETECTABLE LOCATOR TAPE SHALL BE LOCATED SIX INCHES (6") ABOVE THE ENTIRE MAINLINE RUN. <br />DIRECT BURIAL LOW VOLTAGECONTROL WIRES. <br />PAVEMENT. <br />IRRIGATION TRENCHING <br />NTS <br />24" MIN. <br />1' <br />- <br />0 <br />" <br />IN <br /> <br />P <br />L <br />A <br />N <br />T <br />I <br />N <br />G <br /> <br />A <br />R <br />E <br />A <br />1' <br />- <br />5 <br />1 <br />2" <br />I <br />N <br /> <br />P <br />L <br />A <br />N <br />T <br />I <br />N <br />G <br /> <br />A <br />R <br />E <br />A <br /> <br />& <br /> <br />W <br />A <br />L <br />K <br />S <br />3' <br />- <br />0 <br />" <br /> <br />U <br />N <br />D <br />E <br />R <br />N <br />E <br />A <br />T <br />H <br /> <br />T <br />R <br />A <br />F <br />F <br />I <br />C <br /> <br />P <br />A <br />V <br />E <br />M <br />E <br />N <br />T <br />NON-PRESSURIZED LINE (LATERAL LINE).BACKFILL WITH 6" OF #2 SAND. <br />DETECTABLE LOCATOR TAPE. <br />PRESSURIZED LINE (MAINLINE).BACKFILL WITH 6" OF #2 SAND. <br />6" <br />FINISHED GRADE. <br />FLOW <br />NOTES:1- FLOW SENSOR SHALL BE OF MAKE AND MODEL AS RECOMMENDED BY THE CONTROLLER MANUFACTURER. <br />2- FLOW SENSOR WIRE SHALL BE PER MANUFACTURER'S SPECIFICATIONS. <br />3- MASTER VALVE WIRE SHALL BE DIRECT BURIAL 14 AWG WIRE (OR LARGER). COLOR: BLACK. <br />4- ALL WIRE RUNS SHALL BE CONTINUOUS WITHOUT ANY SPLICES. <br />5- SEE MASTER VALVE DETAIL AND FLOW SENSOR DETAIL FOR FURTHER INFORMATION. <br />6- FLOW RUN PIPE SHALL BE REDUCED DOWN ONE (1) PIPE SIZE AS INDICATED.EXAMPLE <br />3" MAINLINE = 2-1/2" FLOW RUN <br />2-1/2" MAINLINE = 2" FLOW RUN <br />2" MAINLINE = 1-1/2" FLOW RUN <br />10 X DIAMETER OF PIPE.5 X DIAMETER OF PIPE.MAINLINE PIPE FROMFROM BACKFLOWPREVENTION DEVICE. <br />MASTER VALVE. <br />MAINLINE PIPE TO <br />IRRIGATION SYSTEM. <br />SCH. 40 PVCCOUPLING. <br />SCH. 40 PVCREDUCER. <br />FLOW RUN. <br />FLOW SENSOR. <br />MASTER VALVE AND FLOW SENSOR LAYOUT <br />DO NOT SCALE <br />2-3" <br />5 X I.D.10 X I.D. <br />3 <br />INSTALL TEE ON PIPE WITH AT LEAST 10 PIPE DIAMETERS OF STRAIGHT PIPE UPSTREAMAND 5 PIPE DIAMETERS OF STRAIGHT PIPE DOWNSTREAM OF THE SENSOR. <br />4 <br />1 <br />10" VALVE BOX TO PROVIDE ACCESS. PURPLE LID ON ALL NON <br />POTABLE WATER PROJECTS1 <br />2 <br />DIRECT BURIAL 1 PAIR, TWISTED SHIELDED CABLE MINIMUMCONDUCTOR SIZE 20 AWG. DO NOT EXCEED 2,000 FEET INLAYING DISTANCE FROM FLOW SENSOR TO IRRIGATION <br />CONTROLLER. <br />3 <br />FLOW SENSOR - CREATIVE SENSOR TECHNOLOGY SERIES FSI-TXX. <br />SIZE FLOW SENSOR FOR GPM REQUIREMENTS OF SYSTEM. SEEMATERIAL LEGEND FOR SIZE SPECIFIED. <br />4 <br />2 <br />WATERPROOF WIRE SPLICE, 3M DBYR OR EQUIVALENT. <br />SIZING CHART:MODEL# SIZE RANGE-GPM <br />OPERATING <br />FSI-T10 1" <br />1 12"2" <br />0.8 - 50 <br />1.8 -108FSI-T10 <br />FSI-T10 2.8 -170 <br />NOTE: FOR FURTHER INSTALLATION INSTRUCTIONS REVIEWCREATIVE SENSOR TECHNOLOGY INSTALLATION LITERATURE. <br />MAKE SURE DIRECTION ARROW POINTS IN DIRECTION OF FLOW. <br />TEL: + 508-763-8100 <br />5 <br />5 4 TOTAL HOUSE BRICKS FOR SUPPORT <br />CST TEE MOUNT FLOW SENSOR INSTALLATION <br />NTS <br />1 2" WIRE CLOTH GOPHER SCREEN, WRAP UP SIDES.6 <br />6 <br />2-3" APPROVED MULCH LAYER7 <br />7 <br />1NTS <br />MASTER VALVE/FLOW SENSOR ASSEMBLY <br />10X15 RECTANGULAR BOXES WITH 6' EXTENSIONS AS INDICATED. <br />TURF FINISHED GRADE. <br />SCHEDULE 80 NIPPLES, VALVE INLET SIZE. <br />FLOW SENSOR AS SPECIFIED. <br />WATERPROOF WIRE CONNECTORS ON 18"LOOPED WIRES. <br />EV-CAB-SEN CABLE TO CONTROLLER SENSORTERMINAL BOARD "PC-DX2ST" <br />REDUCER AS REQUIRED <br />PVC MAIN LINE TOBACKFLOW DEVICE. <br />TEN PIPE DIAMETERS <br />NO VALVES, REDUCERS, OR ELBOWS IN THIS AREA. <br />FIVE PIPE DIAMETERS <br />AT BOTTOM OF EACH BOX: 1/2" WIRE CLOTH GOPHERSCREEN, WRAP UP SIDES, OVER 6X2X16 CONC. BLOCK <br />CAPS, ONE EACH SIDE (TWO PER BOX). <br />MASTER CONTROLVALVE AS SPECIFIED. <br />WATERPROOF WIRECONNECTORS, ON 30"LOOPED WIRES. <br />SCH 80 NIPPLES,VALVE INLET SIZE.18 <br />" <br /> <br />M <br />I <br />N <br />I <br />M <br />U <br />M <br /> <br />B <br />E <br />L <br />O <br />W <br /> <br />G <br />R <br />A <br />D <br />E <br />. <br />FLOW <br />2-3" APPROVEDMULCH LAYER <br />FINISHED GRADE <br />TO CONTROL VALVES <br />INCREASE AS REQUIRED <br />2 <br />56 <br />3 <br />NOTES: <br />1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.2. DO NOT SCALE DRAWINGS. <br /> 1 CARSON 10" VALVE BOX EVERY 150' MAXIMUM. SET 3" ABOVE FINISH <br />GRADE <br /> 2 36" LOOP OF TWO WIRE CABLE IN PULL BOX <br /> 3 FINISH GRADE <br /> 4 ENDS OF CONDUIT SEALED WITH WATERPROOF SILICONE (IF REQUIRED) <br /> 5 90 DEGREE SWEEP ELL (IF REQUIRED) <br />18 <br />" <br /> <br />M <br />I <br />N <br />. <br />7 6 <br />2 <br />6 7 <br />3 <br />5 <br />8 <br />4 <br />1 9 <br />10 <br />TWO WIRE PULL BOX <br />NTS <br /> 6 1-1/2" CONDUIT (MIMIMUM) 7 SPECIFIED MANUFACTURERCABLE <br /> 8 BRICK (1 OF 4) 9 3" MULCH LAYER <br />10 1/2" GALVANIZED WIRE <br />GOPHER MESH <br />10 <br />RAINMASTER TWO WIRE STRAIGHT LINE GROUNDING <br />NTS DETAIL-FILE <br />RAIN MASTER TWO WIRE GRID LAYOUT <br />NTS DETAIL-FILE <br />RAIN MASTER TWO WIRE LOOP WIRING LAYOUT <br />NTS DETAIL-FILE <br />RAIN MASTER TWO WIRE SPLICING <br />NTS DETAIL-FILE <br />4 <br />789 <br />121314 <br />IRRIGATION CONTROLLER <br />SOLID BARE COPPER WIRE (#10 AWG) FROM GROUNDING ROD TO CONTROLLER. MAKE WIRE AS SHORT ANDSTRAIGHT AS POSSIBLE <br />COVER GROUNDING ROD WITH 10-INCH ROUND VALVE BOX AS SHOWN <br />5/8-INCH X 10 FT COPPER CLAD GROUNDING ROD OR GROUNDING PLATE. INSTALL RODS IN SOIL IN A TRIANGULARPATTERN SPACED A MINIMUM OF 16 FT APART FROM EACH OTHER. GROUNDING GRID TO HAVE A RESISTANCE OF <br />TEN (10) OHMS OR LESS <br />BARE COPPER WIRE (#6 AWG MIN.) BETWEEN GROUNDING ROD AND GROUNDING PLATE <br />GROUND ROD CLAMP OR WELDS <br />COPPER GROUNDING PLATE <br />GROUND ENHANCEMENT MATERIAL (IF REQUIRED) <br />FINISH GRADE <br />CONTROLLER TWO WIRE GROUNDING PLATE <br />NTS <br />TWO-WIRE GROUNDING PLATE <br />NTS <br />NOTE: ONLY USE GROUNDING PLATES NOT RODS <br />NOTE: ONLY USE GROUNDING PLATES NOT RODSNOTE: ONLY USE GROUNDING PLATES NOT RODS <br />NOTE: ONLY USE GROUNDING PLATES NOT RODS <br />NTS <br />BRASS BALL ISOLATION VALVE <br />10"X15" RECTANGULAR BOX WITH 6"EXTENSION. <br />ISOLATION BALL VALVE ASSPECIFIED, SAME SIZE ASMAIN LINE. <br />SCHEDULE 80THREADED NIPPLEAS REQUIRED. <br />PVC MAIN LINE. <br />TWO 6X2X16 CONCRETE BLOCK CAPS, ONEON EACH SIDE OF BOX. <br />1/2" WIRE CLOTTH GOPHER SCREEN, WRAPUP SIDES. <br />SET BOX FLUSH TOGRADE. <br />11 AB-IR-VAL-ISOL-328406-67
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