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ITEM 3, ATTACH 5-SUBDIVISION IMPROVEMENT PLANS
City of Pleasanton
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2026
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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 />IR2.2 <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 />NTS <br />QUICK COUPLING VALVE IN BOX <br />10" DIAMETER VALVE BOX. <br />HEAD BRAND "QVC" ON LIDWITH 2" HIGH CHARACTERS. <br />FLUSH IN LAWN <br />AREAS. 3" IN SHRUBAREAS. <br />QUICK COUPLING VALVE ASSPECIFIED. <br />GALV. NIPPLE, LENGTH AS REQ. <br />6" DEEP LAYER OF 3/4"CRUSHED ROCK. <br />3" PVC SCHEDULE 80NIPPLE. <br />THREE PVC SCH 80ELLS. <br />1/2" X 36" GALVSTEEL PIPE <br />12" PVC SCHEDULE 80NIPPLE. <br />12" MAX <br />6" MIN. <br />1" <br /> <br />M <br />I <br />N <br />. <br />2" <br /> <br />M <br />A <br />X <br />. <br />FINISH GRADE <br />12" GALVANIZED WIREMESH <br />TWO STAINLESSSTEEL CLAMPS . <br />2-3" APPROVEDMULCH LAYER <br />6" min.2'-0" <br />12 <br />" <br />38 <br />" <br />16" <br />1. Imperial Assemblies 16" top entry Controller Assembly NEMA <br />3R rainproof enclosure (UL listed) <br />2. Controller <br />3. Power switch/GFI receptacle <br />4. Master valve relay assembly or pump start relay assembly <br />(optional) <br />5. Terminal Board <br />6. Remote Receiver Connector (optional) <br />7. 1" PVC conduit for 120 VAC from metered power supply <br />8. PVC conduit for control wires, size as required <br />9. Fill voids with 3/8" Pea Gravel <br />10.1" PVC conduit for flow sensor cable PAIGE CABLE P - 7162 - <br />D (if applicable) <br />11.Poured concrete base <br />* Note all grounding <br />requirements for <br />controller assemblies <br />shall conform to local <br />electrical codes. <br />4" min <br />2 <br />1 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />38 <br />" <br />* Note all grounding <br />requirements for <br />controller assemblies <br />shall conform to local <br />electrical codes. <br />2 <br />1 <br />3 <br />4 <br />5 <br />2" <br />1. Imperial Assemblies 16" top entry Controller Assembly NEMA <br />3R rainproof enclosure (UL listed) <br />2. Controller <br />3. Power switch/GFI receptacle <br />4. Master valve relay assembly or pump start relay assembly <br />(optional) <br />5. Terminal Board <br />6. Remote Access Connector (optional) <br />7. 1" PVC conduit for 120 VAC from metered power supply <br />8. PVC conduit for control wires, size as required <br />9. 1" PVC conduit for flow sensor cable PAIGE CABLE P - 7162 - <br />D (if applicable) <br />10.Mounting pad aluminum powercoated performed pad 20" x30". <br />11.Mounting pad base <br />12.Mounting pad mounting brace <br />13.Finish grade 2" below top of mounting pad <br />14.Fill voids with 3/8" Pea Gravel <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />Imperial Assembly <br />with concrete base Imperial Assembly <br />with Quick Pad <br />16" <br />REMOTE 25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />IMPERIAL10748-001 ASS <br />W1 <br />W2 <br />J21 <br /> <br />3 <br />37 <br />20 <br />TB2 <br />TB1 <br />J3 <br />1 <br />12 <br />J 4 <br />1 <br />12 <br />J 1 <br />J 4 <br />1 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />42 <br />43 <br />44 <br />45 <br />46 <br />47 <br />48 <br />W1 <br />W2 <br />TB2 <br />TB1 <br />J2 <br />1 <br />12 <br />J 3 <br />1 <br />12 <br />FS(RED) <br />FS(BLK) <br />24 VAC <br />RS <br />RS <br />TW <br />TW <br />PUMP <br />MV(HOT) <br />MV COM <br />COM <br />COM <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />37 <br />20 <br />J 1 <br />J 4 <br />1 <br />W3 <br />J 4 <br />1 <br />12 <br />TB3 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />BYPASS SLAVE <br />HOT <br />COM <br />IMPERIAL10T24-001 ASS <br />K1 <br />F1 <br />TB4 <br />SW1 <br />REMOTE 25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />IMPERIAL10748-001 ASS <br />W1 <br />W2 <br />J21 <br /> <br />3 <br />37 <br />20 <br />TB2 <br />TB1 <br />J3 <br />1 <br />12 <br />J 4 <br />1 <br />12 <br />J 1 <br />J 4 <br />1 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />42 <br />43 <br />44 <br />45 <br />46 <br />47 <br />48 <br />W1 <br />W2 <br />TB2 <br />TB1 <br />J2 <br />1 <br />12 <br />J 3 <br />1 <br />12 <br />FS(RED) <br />FS(BLK) <br />24 VAC <br />RS <br />RS <br />TW <br />TW <br />PUMP <br />MV(HOT) <br />MV COM <br />COM <br />COM <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />37 <br />20 <br />J 1 <br />J 4 <br />1 <br />W3 <br />J 4 <br />1 <br />12 <br />TB3 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />BYPASS SLAVE <br />HOT <br />COM <br />IMPERIAL10T24-001 ASS <br />K1 <br />F1 <br />TB4 <br />SW1 <br />TOP ENTRY STAINLESS STEEL CONTROLLER ENCLOSURE <br />NTS1 <br />6 <br />CONTROLLER GROUNDING ROD <br />1 1/2" = 1'-0" <br />NOTES:1- ALL GROUNDING REQUIREMENTS FOR CONTROLLERS SHALL CONFORM TO LOCAL ELECTRIC CODES. <br />2- GROUNDING ROD SHALL NOT BE LOCATED IN THE SAME TRENCH AS THE IRRIGATION MAINLINES OR LATERAL LINES. <br />3- VALVE BOX SHALL BE WRAPPED WITH A MINIMUM 3 MIL THICK PLASTIC AND SECURED TO THE VALVE BOX USING DUCT TAPE OR ELECTRICAL TAPE. <br />4- INSTALL GROUNDING ROD PER THE CONTROLLER MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. <br />4 <br />- <br />8 <br />" <br />8' - 0" to 12'- 0" <br />PAVEMENT. <br />FINISHED GRADE. <br />5 8" X 8' - 0" COPPERGROUNDING ROD. <br />GROUNDING ROD CLAMP. <br /># 6 AWG BARE COPPERWIRE. <br />8' <br />- <br />0 <br />" <br />1" PVCELECTRICALCONDUIT ANDSWEEP FOREARTH GROUND. <br />24 <br />" <br /> <br />M <br />I <br />N <br />. <br /> <br />W <br />I <br />R <br />E <br /> <br />D <br />E <br />P <br />T <br />H <br />. <br />THREE (3) 4" X 8" <br />BRICKS. <br />10 <br />IRRIGATION CONTROLLER <br />SOLID BARE COPPER WIRE (#10 AWG)FROM GROUNDING ROD TO <br />CONTROLLER. MAKE WIRE ASSHORT AND STRAIGHT AS POSSIBLE <br />COVER GROUNDING ROD WITH 10-INCHROUND VALVE BOX AS SHOWN <br />5/8-INCH X 8 FT COPPER CLADGROUNDING ROD OR GROUNDINGPLATE. <br />INSTALL RODS IN SOIL IN ATRIAGULAR PATTERN SPACED A <br />MINIMUM OF 16 FT APART FROM EACHOTHER. GROUNDING GRID TO <br />HAVE A RESISTANCE OF TEN (10) OHMS <br />OR LESS BARE COPPER WIRE (#10 AWG <br />MIN.) BETWEEN GROUNDING RODS <br />GROUND ROD CLAMP OR WELDS <br />FINISH GRADE <br />CONTROLLER GROUNDING GRID Y LAYOUT <br />NTS <br />MINIMUM BEARING SURFACE AREA <br />PIPE SIZE TEE AND PLUG 90° BEND 45° BEND <br />1-1/2"0.45 FEET ² 0.63 FEET ² 0.34 FEET ² <br />2" 0.69 FEET ² <br />2-1/2"1.0 FEET ² <br />3" 1.48 FEET ² <br />4"2.43 FEET ² <br />6" 5.25 FEET ² <br />8" 9.08 FEET ² <br />10" 14.93 FEET ² <br />0.97 FEET ² <br />1.41 FEET ² <br />2.10 FEET ² <br />3.45 FEET ² <br />7.41 FEET ² <br />12.83 FEET ² <br />21.07 FEET ² <br />0.53 FEET ² <br />0.77 FEET ² <br />1.14 FEET ² <br />1.87 FEET ² <br />4.02 FEET ² <br />6.96 FEET ² <br />11.44 FEET ² <br />THRUST BLOCK (2) <br />NTS <br />NOTES:1- SIZE THRUST BLOCKS SHALL BE SPECIFIED AS SHOW IN THE TABLE ABOVE. <br />2- CONTROL WIRES SHALL NOT BE ENCASED IN CONCRETE. <br />3- ALL FITTINGS SHALL BE WRAPPED WITH POLYETHYLENE TO PREVENT CONCRETE FROM ADHERING TO PIPE, FITTINGS OR BOLTS. <br />4- JOINTS AND BOLTS SHALL BE ACCESSIBLE FOR REPAIRS. <br />5- THRUST BLOCKS SHALL BE A MINIMUM OF 6" THICK. <br />6- ONE 80 LBS. SACK OF CONCRETE SHALL COVER .6 FT.³ <br />BEARING SURFACE. <br />BEARING SURFACE. <br />EXISTING OR MODIFIED SOIL. (SEE SPECIFICATIONS FOR <br />SOIL MODIFICATION). <br />FLOW <br />1. VALVE BOX. REFER TO SPECS. SIZE AS REQUIRED.2. FINISH GRADE3. MULCH. REFER TO SPECS.4. TWO-WIRE CABLE FROM CONTROLLER, TO NEXT VALVEAND FEEDING DECODER. <br />5. 3M DBR/Y SPLICE KIT WIRE CONNECTOR: (1 OF 2)6. WIRES FROM DECODER TO THE VALVE SOLENOID.7. TWO-WIRE DECODER8. I.D. TAG WITH STATION NUMBER PRINTED ON IT <br />(CHRISTY'S #ID-STD-Y1)9. 90% COMPACTED NATIVE <br />10. 12-INCH MINIMUM DEPTH OF 3/4-INCH WASHEDGRAVEL OVER FILTER FABRIC <br />11. BRICK SUPPORT (1 OF 4)12. 1.25" MIN SCH. 40 ELECTRICAL CONDUIT. ADJUST SIZE ASREQU.13. MAINLINE INTO VALVE. REFER TO PLAN.14. REMOTE CONTROL VALVE. PER PLAN. <br />15. TWO-WIRE CABLE (PAIGE P7389D). LOOP 24" MIN.EXTRA WIRE AROUND PERIMETER OF BOX. <br />LEGEND <br />1. STRIP WIRES 1/2" TO 5/8". USING LINEMANS PLIERS OROTHER STYLE TOOL, TWIST ENDS TOGETHER MIN 3 TIMES.INSERT INTO SCOTCHLOK ELECTRICAL CONNECTOR ANDROTATE CLOCKWISE UNTIL ADDITIONAL FORCE ISREQUIRED.2. INSERT THE SPLICE INTO THE GEL-FILLED INSULATOR TUBE.PUSH PAST THE LOCKING FINGERS TO HOLD THESCOTHLOK CONNECTOR IN PLACE.3. POSITION WIRE CHANNELS AND SNAP INSULATOR TUBECOVER CLOSED. <br />WIRE SPLICE STEPS <br />2 <br />3 <br />1 <br />5 <br />7 <br />6 <br />4 <br />8 <br />14 <br />15 <br />12 <br />11 <br />13 <br />10 9 <br />TWO WIRE DECODER (GENERAL) <br />NTS DETAIL-FILE <br />7 <br />911 <br />TREE PER PLANTINGPLAN <br />2" MINIMUM DEEP MULCH PER PLANTINGPLAN <br />EARTH WATERING BASIN /BERM <br />FINISH GRADE <br />ROOTBALL: SET CROWN 2" ABOVE FINISHGRADE <br />COMPACT BACKFILL MIX PER SPECIFICATIONS <br />NATIVE SOIL <br />PLANT TABLETS PER PLANTING SPECS / NOTES <br />NOTES; WHEN INSTALLING FOLLOW ALL ATTACHED INSTALLATION SPECIFICATIONS.FOR SUPPLY OF ROOTWELL CONTACT IMPERIAL SPRINKLER SERVICES 925-667-1290 OR408-217-7686 <br />2 x ROOTBALL <br />RWPRO-18C. SEE ROOTWELLLAYOUT FOR QUANTITY ANDPLACEMENT <br />DISTANCE 18" <br />MULCH OR GRAVEL <br />PLANTING BACKFILL 2 X RWPRO-18C ATDISTANCE NOTED FROMTREE TRUNK. INSTALL 3"ABOVE SOIL GRADE <br />TREE DRIPLINE <br />ROOT BALL <br />PLANTING HOLE TO BEEXCAVATED 2 X SIZE OFROOTBALL <br />RWPRO-18C INSTALL DETAIL <br />RWPRO-18C PLACEMENTAROUND ROOTBALL <br />18 <br />" <br />1" <br />2-3" <br />ROOTWELL PLACEMENT - 15 GALLON TREE <br />NTS8 <br />24 <br />" <br /> <br />M <br />I <br />N <br />. <br /> <br />B <br />E <br />L <br />O <br />W <br /> <br />F <br />I <br />N <br />. <br /> <br />G <br />R <br />A <br />D <br />E <br />WATER SERVICE SHUT OFF VALVE <br />10X14 STANDARD BOX, HEAT BRAND "SOV" ON LID <br />WITH 2" HIGH CHARACTERS. <br />FINISHED GRADE. <br />6" VALVE BOX EXTENTIONS, ASREQUIRED. <br />PVC MAIN LINE, SIZE ASPER PLAN. <br />1419 STANDARD VALVE BOX. <br />PVC S REDUCER, ASREQUIRED. <br />NIBCO T-580 BRONZEBALL VALVE. <br />1/4 BEND COUPLING. <br />WATER SERVICE <br />CONNECTION. <br />TWO 6X2X16 CONC. <br />BLOCK CAPS, ONE EACHSIDE OF BOX <br />1/2" WIRE CLOTH GOPHER <br />SCREEN, WRAP UP SIDES. <br />WATER SERVICE CONNECTION <br />NTS <br />3" APPROVED MULCH LAYER <br />3 AB-IR-POC-10 <br />STEP 1: STRIP WIRES 12" FROMENDS. <br />STEP 2: APPLY SIZED WIRE NUTAND TURN CLOCKWISE DIRECTION. <br />STEP 3: INSERT SPLICE INTO 3M <br />GEL FILLED CLEAR TUBE. PUSH SOTHAT THE WIRE NIT MAKES <br />CONTACT WITH END OF TUBE. <br />STEP 4: POSITION WIRES INCHANNELS AND CLOSE TUBE <br />COVER. <br />NOTE: MAXIMUM WIRES PERCONNECTOR ARE THREE EACH #14's OR TWO EACH # 12's. <br />3M-DBYR WIRE SPLICES <br />NTS5 AB-IR-VAL-16 <br />FLOW <br />NOTES: <br />1- INSTALL BACKFLOW CAGE PER MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS.2- SEE BACKFLOW PREVENTION DEVICE DETAIL FOR REFERENCE. <br />3- LOCK BOX SHALL BE LOCATED ABOVE CONCRETE FOOTING4- CONTRACTOR SHALL PROVIDE A LOCK AS APPROVED BY THE OWNER'S REPRESENTATIVE. <br />BACKFLOW PREVENTION DEVICE. (SEEIRRIGATION LEGEND FOR MAKE AND <br />MODEL). <br />BACKFLOW CAGE. (SEE IRRIGATION <br />LEGEND FOR MAKE AND MODEL). <br />LOCK BOX. <br />FINISHED GRADE. <br />4" THICK CONCRETEFOOTING 1" ABOVE <br />FINISHED GRADE. <br />3" <br /> <br />T <br />Y <br />P <br />. <br />6" TYP. <br />BACKFLOWCAGE. <br />4" THICKCONCRETE FOOTING. <br />BACKFLOW CAGE. <br />CONCRETE FOOTING. <br />PLAN VIEW END VIEW <br />SECTION VIEW <br />FEBCO 825Y BACKFLOW PREVENTER IN CAGE <br />1/2" = 1'-0" <br />PAVING <br />PVC CAP (TYPICAL) <br />SLEEVES <br />DITCH <br />PAVING <br />24 <br />" <br /> <br />M <br />I <br />N <br />. <br />TO <br /> <br />F <br />I <br />N <br />I <br />S <br />H <br />GR <br />A <br />D <br />E <br />18" MIN. <br />18 <br />" <br /> <br />M <br />I <br />N <br />. <br />24 <br />" <br /> <br />M <br />A <br />X <br />. <br />4" MIN. CLEARANCE <br />SLEEVING DETAIL <br />NTS <br />1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. <br />2. DO NOT SCALE DRAWINGS. <br />3. ALL PVC IRRIGATION SLEEVES TO BE CLASS 200 PIPE. <br />4. ALL JOINTS TO BE SOLVENT WELDED AND WATERTIGHT. <br />5. WHERE THERE IS MORE THAN ONE SLEEVE, EXTEND THE SMALLER SLEEVE TO 24" MINIMUM ABOVE FINISH GRADE. <br />6. MECHANICALLY TAMP TO 95% PROCTOR. <br />2 AB-IR-MAI-328409-06 <br />4 <br />30-INCH LINEAR LENGTH OF WIRE, COILED <br />WATERPROOF CONNECTION: DBYY SERIES (1 OF 2) <br />ID TAG <br />LOW FLOW ANTI-SIPHON VALVE: PER IRRIGATIONLEGEND <br />SCH 80 NIPPLE <br />PVC SCH 80 UNION <br />PVC SCH 40 MALE ADAPTER <br />UV RADIATION RESISTANT PVC SCH 40 PIPE (1 OF 2) <br />FINISH GRADE/TOP OF MULCH <br />PVC SCH 40 ELL (1 OF 2) <br />PVC LATERAL PIPE (1 OF 2) <br />INSTALL MIN 12" ABOVE HIGHEST POINT OF DISCHARGE <br />12-IN MIN. <br />ANTI SIPHON VALVE <br />NTS12 <br />FOR HOA/COMMON AREA ONLY - METERED PEDESTAL PER CIVIL ENG. <br />FOR PRIVATE LOTS ONLY (REAR YARD)
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