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ITEM 3, ATTACH 5-SUBDIVISION IMPROVEMENT PLANS
City of Pleasanton
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ITEM 3, ATTACH 5-SUBDIVISION IMPROVEMENT PLANS
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1/23/2026 3:28:12 PM
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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 />IR2.4 <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 />8 <br />9 <br />6 <br />7 <br />4 5 <br />3 <br />2 <br />1 <br />9 <br />8 <br />7 <br />6 <br />5 <br />4 <br />3 <br />2 <br />1 FINISH GRADE. <br />DEPTH OF TUBING PER <br />SPECIFICATIONS <br />DEPTH OF PVC SUPPLY <br />MANIFOLD PER - 12" <br />TORO LOC-EZE TEE. <br />DRIPLINE LATERAL <br />POLY TUBING, LENGTH AS <br />NECESSARY. <br />TORO LOC-EZE X 1/2" MTP <br />ADAPTER (FAM16). <br />PVC TEE (SxSxT) WITH 1/2" <br />FPT OUTLET. <br />PVC SUPPLY MANIFOLD <br />FROM DRIP ZONE KIT. <br />ISOMETRIC <br />NOT TO SCALE <br />NOTES:1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. <br />2. DO NOT SCALE DRAWINGS. <br />3. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECT MANUFACTURER'S SPECIFICATIONS.4. CONTRACTOR'S NOTE: CONSULT MANUFACTURER FOR INSTALLATION RECOMMENDATIONS <br />DRIP END FEED HEADER <br />NTSMANIFOLD END FEED <br />CENTER FEED DRIP HEADER <br />FINISH GRADE. <br />DEPTH OF TUBING PER <br />SPECIFICATIONS. <br />DEPTH OF PVC SUPPLY <br />MANIFOLD -12" <br />TORO LOC-EZE TEE. <br />DRIPLINE LATERAL. <br />POLY TUBING LENGTH <br />AS NECESSARY. <br />TORO LOC-EZE X 1/2" <br />MTP ADAPTER <br />(FAM16). <br />PVC TEE (SxSxT) WITH <br />1/2" FPT OUTLET. <br />PVC SUPPLY MANIFOLD <br />FROM DRIP ZONE KIT. <br />NOT TO SCALE <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />ISOMETRIC <br />9 <br />8 <br />7 <br />6 <br />54 <br />3 <br />1 <br />2 <br />NOTES:1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITHMANUFACTURER'S SPECIFICATIONS. <br />2. DO NOT SCALE DRAWINGS. <br />3. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECTMANUFACTURER'S SPECIFICATIONS. <br />4. CONTRACTOR'S NOTE: CONSULT MANUFACTURER FORINSTALLATION RECOMMENDATIONS <br />MANIFOLD CENTER FEED <br />NTS <br />SEE PLANS FOR <br />DRIPLINE SPACING <br />SUB GRADE <br />FINISH GRADE <br />MIN 4" DEPTH <br />DRIP LINE GRID BELOW GRADE <br />BARK MULCH <br />SEE LAYOUT OF PLANTING <br />SPACES FOR LAYOUT <br />SUGGESTIONS <br />DRIP LINE TO PVC <br />CONNECTION (TYP) <br />SPECIFIED DRIPLINE <br />FINISH GRADE <br />NOTE:1. SEE PLANS AND LEGEND FOR ALL DIMENSIONS AND DRIPLINE SPACING.2. RATIO OF DRIPLINES TO START CONNECTIONS IS SHOWN AT 2:1, BUT MAY VARY PER HYDRAULIC DEMANDON START CONNECTIONS. SEE PLANS AND LEGEND. <br />COMPACTED SUBGRADE <br />PVC HEADER <br />DRIP LINE SIZED TEE (TYP) <br />SUB SURFACE HEADER INSTALLATION <br />PVC SUPPLY LINE TO DRIP LINE TRANSITION DETAIL <br />NTS <br />1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />10 <br />3" ABOVE FINISH GRADE. <br />FINISH GRADE. <br />TORO DL2000 FLUSH VALVE <br />(FCH-H-FIPT). <br />PVC SCH 40 REDUCING <br />NIPPLE, 3/4"-1/2" (TxT). <br />TORO LOC-EZE X 1/2" <br />FPT TEE (FTF16). <br />DRIP TUBING <br />6" ROUND PLASTIC VALVE <br />BOX . <br />BRICK SUPPORTS <br />NATIVE SOIL PER <br />SPECIFICATIONS. <br />PEA GRAVEL SUMP (6" x 18"). <br />7 <br />6 <br />5 <br />4 <br />3 <br />2 <br />1 <br />8 <br />9 <br />SECTION/ELEVATION <br />LEGEND <br />NOTES: <br />1. USE ONE FLUSH VALVE FOR EVERY 7 GPM PER ZONE. LOCATE AT LOW <br />POINTS. FLUSH RATE IS 0.8 GPM. FLUSH PRESSURE <br /> IS 2 PSI. REFER TO TORO PUBLICATION #ALT111 FOR SPECIFICATIONS. <br />2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH <br />MANUFACTURER'S SPECIFICATIONS. <br />3. DO NOT SCALE DRAWING. <br />TORO DRIP FLUSH VALVE <br />NTS <br />AIR RELIEF VALVE <br />FINISH GRADE <br />10" ROUND VALVE BOX <br />AIR/VACUUM RELIEF VALVE <br />DRIPLINE TUBING <br />ADAPTER TEE <br />3/4" GRAVEL SUMP <br />BRICK SUPPORTS (3) IF NEEDED <br />3/4" MPT x 1/2" FPT <br />BUSHING <br />13 <br />5 <br />9 <br />67 <br />1011 <br />INSTALL POP-UP INDICATOR HEAD 24" OFF OFPAVEMENT OR THE EDGE OF PLANTED AREASERVED BY DRIP TUBING <br />SUBSURFACE DRIP TUBING, DEPTH AS <br />SHOWN ON LEGEND AND DETAIL <br />AMMENDED SOIL <br />INSTALL POP-UP INDICATOR HEAD 2-3" <br />ABOVE FINISHED GRADE IN SHRUB ANDGROUND COVER AREAS AND 12" FROMFLUSH VALVE <br />6"6" <br />2-3" <br />BRICK SUPPORTS <br />PEA GRAVEL SUMP (6" x 18"). <br />6" ROUND PLASTIC VALVE BOX <br />WITH LOCKING LID <br />TORO DL2000 FLUSH VALVE <br />(FCH-H-FIPT) <br />TOP OF BOX 3" ABOVE FINISH GRADE <br />TO ALLOW FOR APPROVED MULCH <br />LAYER <br />DRIP SYSTEM DISCHARGE HEADER, <br />PVC LATERAL LINE PIPE, TYPE AND <br />SIZE AS SHOWN ON LEGEND, OR 1 1/4" <br />MINIMUM SIZE PER THE DRIP <br />INSTALLATION DETAILS <br />NOTE: INSTALL INDICATOR HEAD 24" FROM THE EDGE OF PAVING OR THE PLANTER EDGE. INSTALL <br />ORANGE COLORED INDICATOR NOZZLE GDFN-T ON POP-UP HEAD. FOR RECYCLED WATER USE A <br />GDFN-T-R IRRIGATION NOZZLE PURPLE COLOR CODED FLUSH NOZZLE. NOZZLES BY GPH IRRIGATION <br />PRODUCTS <br />PRE-ASSEMBLED POLY, TRIPLE <br />SWING JOINT, 1/2" MIPT INLET AND <br />OUTLET WITH A 12" LAY LENGTH, GPH <br />IRRIGATION MODEL #GSJ0512 <br />TORO 570Z-12LP , 12" POP-UP HEAD <br />SCH 40 PVC SxSxT TEE FITTING, <br />LATERAL X LATERAL X 1/2" SIZE <br />WITH FIPT THREADS <br />DISCHARGE HEADER SHALL BE <br />INSTALLED 12" BELOW FINISHED <br />SOIL GRADE, TYPICAL <br />DRIP CONNECTION ASSEMBLY, SEE <br />DRIP TUBING CONNECTION DETAIL <br />POP-UP INDICATOR HEAD, WITH A GPHIRRIGATION DRIP FLUSH NOZZLE, MODEL#GDFN-T AND GDFN-T-R FOR RECYCLEDWATER.DIRECT FLUSH STREAM INTO PLANTER. <br />12" <br />TORO_12" DRIP INDICATOR OFF LATERAL LINE <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 />WYE STRAINER w/150 MESH SCREEN & FLUSH VALVE <br />PRESSURE REGULATOR <br />INSTALL MIN 12" ABOVE HIGHEST POINT OF DISCHARGE <br />12-IN MIN. <br />ANTI SIPHON DRIP VALVE <br />NTS <br />· <br />· <br />· <br />TREE BUBBLER ON 6" POP UP <br />NOTES: <br />FINISH GRADE/TOP <br />OF MULCH 3" OR AS <br />PER LANDSCAPE <br />SPECIFICATIONS <br />POP-UP SPRAY <br />SPRINKLER: RAIN <br />BIRD 1806 SAM-PRS <br />HUNTER MSBN-50H <br />BUBBLER <br />ADAPTER: RAIN BIRD <br />MODEL PA-80 <br />12" SWING JOINT. <br />LENGTH AS NEEDED <br />PVC SCH 40 TEE OR <br />ELL <br />PVC LATERAL PIPE <br />1" = 1" <br />2. DO NOT SCALE DRAWINGS.1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. <br />ROOT BALL <br />TREE <br />2 <br />FOR PRIVATE LOTS ONLY <br />1" DRIP VALVE AND FILTER <br />FILTER AS SPECIFIED. <br />SxT TEE W/ 2" NIPPLE ATMAINLINE. <br />PRESSURE REGULATOR AS <br />SPECIFIED. <br />PVC TRUE UNION BALLVALVE. <br />20"X17" JUMBO PLASTIC <br />VALVE BOX. <br />3" ABOVE GRADE AT <br />SHRUBS. <br />RCV AS SPECIFIED. <br />CONTROLLER WIRE WITH 30 INCH LINEAR LENGTH <br />OF COIL, WITH PLASTIC I.D. TAG AND WATERPROOFCONNECTORS. <br />12 <br />" <br /> <br />B <br />E <br />L <br />O <br />W <br /> G <br />R <br />A <br />D <br />E <br />. <br />1 2" WIRE CLOTH GOPHERSCREEN, WRAP UP SIDES. <br />12" DRAIN ROCK FILL <br />45° DOWN AS REQ. TOLATERAL PIPE DEPTH. <br />OUTLET PIPE SAME SIZE AS <br />VALVE, 24" MIN. LENGTH TO <br />FIRST FITTING. <br />PVC UNION W/ SHORT NIPPLES.SET BOX FLUSH ATTURF. <br />SCH. 80 RISER. <br />HOUSE BRICK <br />CHRISTY ID TAG. <br />PLANTING AREA <br />FOR H0A/COMMON AREAS ONLY <br />4 <br />8
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