12. CONTRACTOR TO DEMOLISH AND REMOVE ALL /RR/GA TION IN LANDSCAPE AREAS WITHIN THE LIMIT OF WORK. IF ANY /RR/GA TION LINES OR MAINS ARE IN THE LIMIT
OF WORK OR ARE DAMAGED THAT SERVE LANDSCAPE TO REMAIN, CONTRACTOR TO RECONNECT OR RELOCATE AT NO ADDITIONAL COST TO OWNER.
13. PROTECT ALL EXISTING UTILITIES IN PLACE UNLESS OTHERWISE NOTED. REPLACE ANY DAMAGED UTILITY TO REMAIN TO KEEP OPERABLE DURING CONSTRUCTION.
14. ALL UTILITY SHUT DOWNS ARE TO BE A VOIDED. IF SHUT DOWNS ARE NECESSARY, CONTRACTOR TO COORDINATE SHUT DOWN WITH UTILITY OWNER WITH 48 HOUR MINIMUM NO TICE.
15. ALL EXISTING STORM DRAIN, SANITARY SEWER, AND WATER MAINS THAT SERVE EXISTING BUILDINGS MUST REMAIN OPERABLE DURING CONSTRUCTION. CONTRACTOR
TO SET UP TEMPORARY SERVICE OR PUMP AS NECESSARY TO ENSURE UNINTERRUPTED SERVICE.
RECORD DRAWING NOTE
THE CONTRACTOR SHALL KEEP UP- TO-DA TE AND ACCURATE A COMPLETE RECORD SET
OF PRINTS OF THE CONTRACT DRAWINGS SHOWING EVERY CHANGE FROM THE ORIGINAL
DRAWINGS MADE DURING THE COURSE OF CONSTRUCTION INCLUDING EXACT FINAL LOCATION, ELEVATION, SIZES, MATERIALS, AND DESCRIPTION OF ALL WORK. RECORDS SHALL BE •REDLINED" ON A SET OF CONSTRUCTION PLAN DRAWINGS. A COMPLETE SET
OF CORRECTED AND COMPLETED RECORD DRAWING PRINTS SHALL BE SUBMITTED TO THE
CITY ENGINEER AND DEVELOPER'S CIVIL ENGINEER PRIOR TO FINAL ACCEPTANCE FOR REVIEW AND APPROVAL BY THE CITY ENGINEER.
CONSTRUCTION FENCE
1. CONTRACTOR SHALL PROVIDE A CONSTRUCTION FENCE AROUND THE ENTIRE AREA OF
DEMOLITION AND CONSTRUCTION, INCLUDING ALL STAGING, STORAGE, CONSTRUCTION OFFICE AND LA YDOWN AREAS.
2. CONSTRUCTION FENCE SHALL BE A MINIMUM OF A 6' HIGH GAL VAN/ZED CHAIN LINK WITH GREEN WINDSCREEN FABRIC ON THE OUTSIDE OF THE FENCE.
3. CONSTRUCTION FENCE ADDRESSED IN THESE NOTES IS ONLY FOR VISUAL CONFORMANCE OF THIS CONSTRUCTION SITE TO THE CITY STANDARDS. CONTRACTOR
MAY BE REQUIRED TO PROVIDE ADDITIONAL FENCING, BARRICADES OR OTHER SAFETY DEVICES TO KEEP THE SITE SECURE AND SAFE.
-
►
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I Know what's below.
., Call before you dig.
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON GENERAL NOTES AND SPECIFICATIONS
MANTECA CALIFORNIA
SHEET
C1 .20
ATTACHMENT 10
ii!:
GENERAL UTILITY NOTES
1. ALL TRENCHES SHALL BE BACK FILLED PER THE GEOTECHNICAL REPORT OR UTILITY OWNERS STANDARD DETAILS AND SPECIF/CATIONS.
2. CONTRACTOR SHALL STAKE LOCATION OF ABOVE GROUND UTILITY EQUIPMENT (TRANSFORMER, GAS METER, ETC.) . l'UllaS IJIIWl1IIIIIT MIS1 S ¼~Y • LE _,,, Ult.MD lflfJ/l 1D , Jllj JI _,,, Ml'/ IEIII l'l llS' JL .U I ILU
UICIJIM
3. CA THOD/C PROTECTION SHALL BE REQUIRED ON ALL METALLIC FITTINGS AND
ASSEMBLIES THAT ARE IN CONTACT WITH THE SOIL, UNLESS SPECIF/CALLY DEEMED UNNECESSARY BY THE GEOTECHNICAL REPORT. CONTRACTOR IS RESPONSIBLE TO
FULLY ENGINEER AND INSTALL THIS SYSTEM AND COORDINATE ANODE AND TEST STATION LOCATIONS WITH THE UTILITY OWNER.
4. COMPLETE SYSTEMS: ALL UTILITY SYSTEMS ARE DELINEATED IN A SCHEMA TIC MANNER ON THESE PLANS. CONTRACTOR IS TO PROVIDE ALL FITTINGS, ACCESSORIES
AND WORK NECESSARY TO COMPLETE THE UTILITY SYSTEM SO THAT IT IS FULLY FUNCTIONING FOR THE PURPOSE INTENDED.
5. UNDERGROUND UTILITIES OR STRUCTURES ARE SHOWN IN THEIR APPROX/MA TE LOCATIONS AND EXTENT BASED UPON RECORD INFORMATION. LOCATIONS MAY NOT
HA VE BEEN VERIFIED IN THE FIELD AND NO GUARANTEE IS MADE TO THE ACCURACY OR COMPLETENESS OF THE INFORMATION SHOWN. THE CLIENT, BY ACCEPTING THESE
PLANS OR PROCEEDING WITH IMPROVEMENTS PURSUANT THERETO, AGREES TO
ASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANY DAMAGES
RESULTING FROM THE EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED TO THE UNDERSIGNED; NOT INDICATED ON THE PUBLIC RECORDS
EXAMINED, LOCATED AT VARIANCE WITH THOSE REPORTED OR SHOWN ON RECORDS EXAMINED.
6. CONTRACTOR SHALL VERIFY ALL EXISTING INVERT ELEVATIONS FOR STORM DRAIN AND SANITARY SEWER CONSTRUCTION PRIOR TO COMMENCEMENT OF ANY WORK. ALL
WORK FOR STORM AND SANITARY SEWER INSTALLATION SHALL BEGIN AT THE DOWNSTREAM CONNECTION POINT. THIS WILL ALLOW FOR ANY NECESSARY ADJUSTMENTS TO BE MADE PRIOR TO THE INSTALLATION OF THE ENTIRE LIN£ IF THE
CONTRACTOR FAILS TO BEGIN AT THE DOWNSTREAM CONNECTION POINT AND WORK
UP-STREAM, AND SHALL PROCEED AT HIS OWN RISK AND BE RESPONSIBLE FOR ANY ADJUSTMENTS NECESSARY.
7. EXISTING UTILITY CROSSINGS OF NEW PIPELINE ARE SHOWN ACCORDING TO THE BEST AVAILABLE INFORMATION. GAS, WATER AND SEWER SERVICE LATERALS ARE SHOWN ACCORDING TO THE BEST AVAILABLE INFORMATION. THE CONTRACTOR SHALL VERIFY
THE TYPE, SIZE, LOCATION AND DEPTH OF ALL THE UTILITY CROSSING (BOTH MAINS AND LATERALS) ARE CORRECT AS SHOWN. NO GUARANTEE IS MADE THAT ALL EXISTING UTILITIES (BOTH MAINS AND LATERALS) ARE SHOWN. THE CONTRACTOR
SHALL EXERCISE CAUTION WHEN EXCAVATING AND SHALL PROTECT ALL EXISTING UTILITIES (BOTH MAINS AND LATERALS) FROM DAMAGE DUE TO HIS OPERATION.
8. VERTICAL SEPARATION REQUIREMENTS {UNLESS SPECIF/CALLY SHOWN OTHERWISE ON PLANS):
A MINIMUM OF SIX (6) INCHES VERTICAL CLEARANCE, MEASURED FROM OUTSIDE
EDGE OF PIPE, SHALL BE PROVIDED BETWEEN CROSSING UTILITY PIPES, EXCEPT
THAT THE MINIMUM VERTICAL CLEARANCE BETWEEN WATER AND SANITARY SEWER PIPELINES SHALL BE 12 INCHES AND ALL NEW WATER PIPES SHALL BE
TYPICALLY INSTALLED TO CROSS ABOVE/OVER EXISTING SANITARY SEWER PIPELINES.
WHERE NEW WATER PIPELINES ARE REQUIRED TO CROSS UNDER EXISTING
AND/OR NEW SANITARY SEWER PIPELINES, THE MINIMUM VERTICAL SEPARATION SHALL BE 12 INCHES. WATER LINE PIPE ENDS SHALL BE INSTALLED NO CLOSER THAN 10' MINIMUM HORIZONTAL DISTANCE FROM CENTERLINE OF UTILITY CROSSINGS, WHERE FEASIBLE.
9. HORIZONTAL SEPARATION REQUIREMENTS (UNLESS SPECIF/CALLY SHOWN OTHERWISE ON PLANS):
A MINIMUM HORIZONTAL SEPARATION BETWEEN NEW PIPELINES AND ANY EXISTING UTILITIES SHALL BE 5' FEET, EXCEPT THAT THE MINIMUM HORIZONTAL SEPARATION FOR WATER AND SANITARY SEWER MAIN PIPELINES SHALL BE 10' MINIMUM.
A MINIMUM HORIZONTAL SEPARATION BETWEEN NEW PIPELINES AND JOINT TRENCH SHALL BE 5 FEET.
10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING APPROPRIATE UTILITIES
AND REQUESTING VER/FICA TION OF SERVICE POINTS, FIELD VER/FICA TION OF LOCATION, SIZE, DEPTH, ETC. FOR ALL THEIR FACILITIES AND TO COORDINATE WORK SCHEDULES.
11. ANY EXISTING UNDERGROUND UTILITY LINES TO BE ABANDONED, SHALL BE REMOVED
FROM WITHIN THE PROPOSED BUILDING ENVELOPE AND THEIR ENDS CAPPED OUTSIDE OF THE BUILDING ENVELOPE.
12. ANY PIPING TO BE ABANDONED IN PLACE SHALL BE FILLED WITH GROUT AND CAPPED.
PAVEMENT SECTIONS
1. SEE STRUCTURAL DRAWINGS FOR BUILDING SLAB SECTIONS AND PAD PREPARATIONS.
2. SEE GEOTECHNICAL REPORT FOR ALL FLATWORK AND VEHICULAR PAVEMENT SECTIONS AND BASE REQUIREMENTS.
3. THE FINAL OR SURFACE LAYER OF ASPHALT CONCRETE SHALL NOT BE PLACED UNTIL
ALL ON-SITE IMPROVEMENTS HA VE BEEN COMPLETED, INCLUDING ALL GRADING, AND
ALL UNACCEPTABLE CONCRETE WORK HAS BEEN REMOVED AND REPLACED, UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER AND/OR DEVELOPER'S CIVIL ENGINEER.
4. ALL PAVING SHALL BE IN CONFORMANCE WITH SECTION 26 "AGGREGATE BASE" AND SECTION 39 "ASPHALT CONCRETE" PER LA TEST EDITION OF CAL TRANS STANDARD SPECIF/CATIONS.
UNAUTHORIZED CHANGES AND USES
CAUTION: THE ENGINEER PREPARING THESE PIANS Will NOT BE RESPONS/81£ FOR, OR LIABIE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL
CHANGES TO THE PIANS MUST BE IN WRITING ANO MUST BE APPROVEO BY THE PREPARER OF THE PLANS.
•
DUST CONTROL NOTES
1. WATER TRUCKS SHALL BE PRESENT AND IN USE AT THE CONSTRUCTION SITE. ALL
PORTIONS OF THE SITE SUBJECT TO BLOWING DUST SHALL BE WATERED AS OFTEN
AS DEEMED NECESSARY BY THE CLIENT/INSPECTOR IN ORDER TO INSURE PROPER CONTROL OF BLOWING DUST FOR THE DURATION OF THE PROJECT.
2. ALL PUBLIC STREETS AND MEDIANS SOILED OR LITTERED DUE TO THIS CONSTRUCTION
ACTIVITY SHALL BE CLEANED AND SWEPT ON A DAILY BASIS DURING THE WORK
WEEK, OR AS OFTEN AS DEEMED NECESSARY BY THE CLIENT/INSPECTOR, OR TO THE SATISFACTION OF THE C!Tr'S DEPARTMENT OF PUBLIC WORKS.
3. ALL TRUCKS HAULING SOIL, SAND, AND OTHER LOOSE MATERIALS SHALL BE COVERED WITH TARPAULINS OR OTHER EFFECTIVE COVERS.
4. WHEEL WASHERS SHALL BE INSTALLED AND USED TO CLEAN ALL TRUCKS AND EQUIPMENT LEAVING THE CONSTRUCTION SITE. IF WHEEL WASHERS CANNOT BE
INSTALLED, TIRES OR TRACKS OF ALL TRUCKS AND EQUIPMENT SHALL BE WASHED OFF BEFORE LEAVING THE CONSTRUCTION SITE.
5. THE CONTRACTOR SHALL DEMONSTRATE DUST SUPPRESS/ON MEASURES, SUCH AS REGULAR WATERING, W1-IICH SHALL BE IMPLEMENTED TO REDUCE EMISSIONS DURING
CONSTRUCTION AND GRADING IN A MANNER MEETING THE APPROVAL OF THE CONSTRUCTION MANAGER. THIS SHALL ASSIST IN REDUCING SHORT-TERM IMPACTS FROM PARTICLES W1-IICH COULD RESULT IN NUISANCES THAT ARE PROHIBITED BY RULE 403 {FUGIT/ VE DUST}.
6. GRADING OR ANY OTHER OPERATIONS THAT CREATES DUST SHALL BE STOPPED IMMEDIATELY IF DUST AFFECTS ADJACENT PROPERTIES. THE CONTRACTOR SHALL
PROVIDE SUFFICIENT DUST CONTROL FOR THE ENTIRE PROJECT SITE IN ACCORDANCE
WITH THE PROJECT SWPPP (IF ONE EXISTS) OR AS APPLICABLE PER LOCAL REGULATIONS AT ALL TIMES. THE SITE SHALL BE SPRINKLERED AS NECESSARY TO
PREVENT DUST NUISANCE IN THE EVENT THAT THE CONTRACTOR NEGLECTS TO USE
ADEQUATE MEASURES TO CONTROL DUST, THE CLIENT RESERVES THE RIGHT TO TAKE
WA TEVER MEASURES ARE NECESSARY TO CONTROL DUST AND CHARGE THE COST TO THE CONTRACTOR.
Z THE CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL MEASURES AND FOR OBTAINING ALL REQUIRED PERMITS AND APPROVALS. ALL GRADING OPERATIONS SHALL BE SUSPENDED DURING SECOND (OR WORSE) STAGE SMOG ALERTS.
GENERAL SITE NOTES
1. CONTRACTOR SHALL VISIT THE SITE PRIOR TO BIDDING ON THIS WORK AND CONSIDER THE EXISTING CONDITIONS AND SITE CONSTRAINTS IN THE BID. CONTRACTOR SHALL
BE IN THE POSSESSION OF AND FAMILIAR WITH ALL APPLICABLE GOVERNING AGENCIES STANDARD DETAILS AND SPECIF/CATIONS PRIOR TO SUBMlmNG OF A BID.
2. ALL WORK ON-SITE AND IN THE PUBLIC RIGHT-OF-WAY SHALL CONFORM TO ALL APPLICABLE GOVERNING AGENCIES STANDARD DETAILS & SPECIF/CATIONS.
3. PRIOR TO BEGINNING WORK, AND AFTER INITIAL HORIZONTAL CONTROL STAKING,
CONTRACTOR SHALL FIELD CHECK ALL ELEVATIONS MARKED WITH (E) AND REPORT ANY DISCREPANCIES CREA TER THAN 0.05' TO THE ENGINEER.
4. DAMAGE TO ANY EXISTING SITE IMPROVEMENTS, UTILITIES AND/OR SERVICES TO REMAIN SHALL BE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL REPAIR AND/OR REPLACE IN KIND.
5. CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY
FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT
INCLUDING SAFETY OF ALL PERSONS AND PROPERTY THAT THIS REQUIREMENT SHALL
APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS AND THAT
THE CONTRACTOR SHALL DEFEND INDEMNIFY AND HOLD THE CLIENT, THE CONSUL TING
ENGINEER AND THE CITY HARMLESS FROM ANY AND ALL LIABILITY, REAL OR
ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT,
EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE CLIENT DR THE CONSUL TING ENGINEER.
PROJECT SITE MAINTENANCE
1. REMOVE ALL DIRT, GRAVEL, RUBBISH, REFUSE, AND GREEN WASTE FROM STREET PAVEMENT AND STORM DRAINS ADJOINING THE SITE. LIMIT CONSTRUCTION ACCESS ROUTES ONTO THE SITE AND PLACE GRAVEL PADS AT THESE LOCATIONS. DO NOT
DRIVE VEHICLES AND EQUIPMENT OFF THE PAVED OR GRAVELED AREAS DURING WET WEATHER.
2. SWEEP OR VACUUM THE STREET PAVEMENT AND SIDEWALKS ADJOINING THE PROJECT SITE AND THE ON-SITE PAVED AREAS ON A DAILY BASIS. SCRAPE CAKED-ON MUD AND DIRT FROM THESE AREAS BEFORE SWEEPING. CORNERS AND HARD TO REACH AREAS SHALL BE SWEPT MANUALLY.
3. CREA TE A CONTAINED AND COVERED AREA ON THE SITE FOR THE STORAGE OF
BAGS, CEMENT, PAINTS, OILS, FERTILIZERS, PESTICIDES, OR OTHER MATERIALS USED
ON THE SITE THAT HA VE THE POTENTIAL OF BEING DISCHARGED INTO THE STORM
DRAIN SYSTEM THROUGH EITHER BEING WIND-BLOWN OR IN THE EVENT OF A MATERIAL SPILL.
4. NEVER CLEAN MACHINERY, EQUIPMENT OR TOOLS INTO A STREET, GUTTER OR STORM DRAIN.
5. ENSURE THAT CEMENT TRUCKS, PAINTERS, OR STUCCO/PLASTER FINISHING CONTRACTORS 00 NOT DISCHARGE WASH WATER FROM EQUIPMENT, TOOLS OR RINSE CONTAINERS INTO GUTTERS OR DRAINS.
EARTHWORK QUANTITIES
CUT 1fJIJ( CY
FILL W CY
BALANCE 1fJIJ( Cl & Uh)bRWT
{IF ZERO, IND/CA TE O)
THE EARTHWORK QUANTITIES SHOWN ARE PROVIDED FOR THE PURPOSE OF GRADING PERMIT APPROVAL ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO CARRY OUT THE CUT/FILL,
IMPORT/EXPORT AS NECESSARY TO MEET THE DESIGN GRADES AS SHOWN ON THE PLANS REGARDLESS OF THE EST/MA TED EARTHWORK QUANTITIES AS IND/CA TED. SIGNIFICANT REVISIONS TO THE QUANTITIES NEED REVIEW BY THE CITY. FILL SHORTAGE IS ANTIC/PA TED TO COME FROM ON-SITE SPOILS ACQUIRED FROM UTILITY TRENCHES AND FOOTING SPOILS.
CONSTRUCT/ON CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED
CONSTRUCT/ON PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND
COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY,· THAT THIS REQUIREMENT SHALL
BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS AND
CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN
PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED IN CONNECTION WITH
THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING LIABILITY ARISING FROM SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.
DATE: 07-12-2024
SCALE: N.T.S. @) SANDIS BUILD ON. PROJECT No.:
• SAN DIS.NET 621021
File: X- \P\621021 \4_ENG/NEERING\2_PLAN SETS\3_SHEET SET\PHASE A TH\CI 21 GENERAL NOTES AND SPECIF/CA TIONS.dwg Date: Sep 26, 2024 - 9.· 56 AM
BASIS OF BEARINGS
THE BEARINGS SHOWN ON THIS SURVEY ARE RELATED TO
THE BEARING OF SOUTH 89"38'40" EAST ON THE
CENTERLINE OF ATHERTON DRIVE, BETWEEN FOUND
MONUMENTS AS SHOWN ON THE RECORD OF SURVEY FILED
NOVEMBER 18, 2013 IN BOOK 38 OF SURVEY, AT PAGE 51,
SAN JOAQUIN COUNTY RECORDS .
BENCHMARK
THE BASIS OF ELEVATION FOR THIS SURVEY IS A CITY OF
HAYWARD BENCHMARK. THE MONUMENT IS A BRASS DISK
SET IN TOP OF CURB EAST RETURN SOUTHEAST CORNER
OF MAIN STREET AND WOODWARD AVENUE
ELEVA TION = 36.27 FEET
No. REVISION DATE BY
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
SHEET
GENERAL NOTES AND SPECIFICATIONS C1 .21
ATTACHMENT 10
CITY OF MANTECA STANDARD PLANS
1. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE MOST UP 7P DA TE CITY STANDARDS FOR REFERENCE PRIOR TO AND DURING CONSTRUCTION.
2. THE LA TEST COPY OF THE CITY OF MANTECA STANDARDS SHALL BE CONSIDERED PART OF THIS PLAN SET.
3. IN THE EVENT OF DISCREPANCY BETWEEN THIS PLAN SET AND CITY STANDRDS, CITY STANDARDS SHAU PREVAIL.
4. STANDARD PLAN DRAWINGS REFERENCED WITHIN THIS PLAN SET INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING DRAWINGS:
DWG NO. E-4 ............... GENERAL NOTES
DWG NO. E-5 ............... GENERAL NOTES
DWG NO. E-6 ............... GENERAL NOTES
DWG NO. E-7. .............. TYPICAL LOT GRADING DETAIL
DWG NO. E-8 ............... LOT UTILITY LAYOUT
DWG NO. E-9 .............. .PROPERTY LINE RETAINING WALL DWG NO. S-3 ............... SANITARY SEWER MANHOLE 6" THRU 33• DIAMETER PIPES DWG NO. S-4 ............... SANITARY SEWER MANHOLE 36" THRU 42" DIA. PIPES DWG NO. S-5 .............. .INTERSECTION FOR 24• DIAMETER PIPE & SMALLER DWG NO. S-8 ............... MANHOLE FRAME AND COVER ASSEMBLY DWG NO. S-9 .............. .PRECAST REINFORCED CONCRETE MANHOLE CONES DWG NO. S-12 ............. SEWER LATERAL
DWG NO. S-13 ............. CLEANOUT RISER
DWG NO. S-13A ........... CLEANOUT RISER FOR DEEP SEWER LATERAL DWG NO. S-14 ............. TAPPING FOR SEWER MAINS
DWG NO. S-15 ............. SEWER CONNECTION
DWG NO. D-1 ............... STORM DRAIN MAHOLE 12• THRU 33" DIAMETER PIPPES DWG NO. D-3 ............... MANHOLE FRAME AND COVER ASSEMBLY DWG NO. D-5 ............... CURB INLET TYPE II
DWG NO. D-6 ............... STORM DRAIN BASIN INLET/OUTLET STRUCTURE DWG NO. D-7. .............. STORM WATER POLLUTION PREVENTION STORM DRAIN INLET MARKER DWG NO. ST-6 ............. SIDEWALK DETAILS
DWG NO. ST-7. ............ VERTICAL CURB, GUTTER AND SIDEWALK DWG NO. ST-8A ........... DRIVEWA YS FOR VERTICAL CURB AND GUTTER DWG NO. ST-BB ........... MODIFIED DRIVEWAY FOR VERTICAL CURB AND GUTTER DWG NO. ST-10 ........... DRIVE-OVER CURB, GUTTER AND SIDEWALK DWG NO. ST-11... ........ VERTICAL CURB TRANSITION TO DRIVE-OVER CURB DWG NO. ST-12 ........... W/1EELCHAIR RAMP FOR 5' SIDEWALK DWG NO. ST-13 ........... W/1EELCHAIR RAMP FOR 10' SIDEWALK DWG NO. ST-15 ........... MONUMENT BOX DETAIL
DWG NO. ST-16 ........... STANDARD MONUMENT BOX FRAME AND COVER ASSEMBLY DWG NO. ST-18 ........... STREET SIGN INSTALLATION ON ELECTROLIER DWG NO. ST-19 ........... TRAFFIC, PARKING, AND STREET NAME SIGNS DWG NO. ST-20 ........... BARRICADE FOR STUBBED STREETS DWG NO. ST-21 .......... .BARRICADE FOR ROADWAY TRANSITION DWG NO. ST-27. .......... STREET LIGHT REQUIREMENTS
DWG NO. ST-28 ........... CAST-IN-PLACE CONCRETE FOOTING DWG NO. ST-29 .......... .EMBEDDED STREET POLES FOR STREET LIGHTING DWG NO. ST-34 ........... TRAmc MEDIAN CURBS
DWG NO. U-1 ............... PIPE MATERIALS
DWG NO. U-2A. ............ LARGE DIAMETER SEWER AND STORM DRAIN PIPE DWG NO. U-2B ............. HIGH DENSITY POLYETHYLENE (HOPE) STORM DRAIN PIPE DWG NO. U-3 ............... LOCA TION OF CITY UTILITIES DWG NO. U-4 ............... TRENCH BACKFILL FOR NEW SUBDIVISION STREET DWG NO. U-5 ............... TRENCH BACKFILL IN EXISTING STREETS DWG NO. U-6 ............... TRENCH BACKFILL OUTSIDE STREET AREAS (P.U.E.) DWG NO. U-7. .............. TRENCH BACKFILL FOR P. V.C. PIPE DWG NO. U-8 ............... UNDERGROUND UTILITY CROSSING DWG NO. W-3 ............... TEMPORARY CONNECTION WATER MAIN EXTENSION DWG NO. W-4 ............... REQUIRED BEARING AREA OF THRUST BLOCK DWG NO. W-5 ............... REQUIRED BEARING AREA OF THRUST BLOCK DWG NO. W-6 ............... STANDARD VAL VE BOX
DWG NO. W-7. .............. BELOW GRADE WATER LINE BLOW-OFF DWG NO. W-8 .............. .FIRE HYDRANT
DWG NO. W-BA ............. APPROVED FIRE HYDRANTS
DWG NO. W-10 ............. lf AND 2• POLYETHYLENE WATER SERVICE DWG NO. W-14 ............... HOT TAPS
DWG NO. W-18 ............... AIR RELEASE VALVE
•
@SAND IS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021 File. X \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T SET\PHASE ATH\C/30 STANDARD DETAILSdwg Date. Sep 26, 2024 - 9.56 AM ff ASPHALT CONCRETE
,_.., CONCRETE COLLAR
12'~ j r I PRECAST RElNFORCED CONCRETE
-'-- --.-llll!~ !l!ll'i"'-i!l!~~=- . GRADE RINGS AS REQUIRED, 2'• MIN. « x ~,,.~,·-• .. "' 'I----....,_ "-... ~-'•.•~:·.:-.l_:d· /12· MAX. SECTIONS. '\.T-------11':.•°f'..,.lr- "· _. .;f: ~~ ~ ;.: ~- ' .... •"t:".t· IO I / -N ----==; : , .... L.-. e'' '\. ; ~. - \, • --:;..,r CAST IRON MANHOLE FRAME a !,------· ~:':"". °" ,-:-,;_ .-..;;::....___,, COVER IP.INKERTON, FRAME PART ~ :0 '? .it:· :_,:. NO. A-6251 COVER PART NO. A·I06,
:=~ ~-~ ~ ·• ··· '!.:•~- STAMPED 11SEWER" OR APPROVED ,., Co~- -\ ·: • ..,... E0UAI..)- t-lATCH FINISHED GRACE - ~ I ' • ; It' < :C. ~ ~ •; •. :• PRECAST R£1Nf"ORCED CONCRETE
t;·U> a: _:_ ~-~ -.,--!... MANHOLE OONE. -~ ~ -~:-:- --24"m.- 0 _ .. ti) ,.· .. - . ,.
-,--1---- ~;• ... Y.
i ·;' .<---------_.....,·.:t_l ,,.-- PRECAST REINFORCED CONCRETE i·~• ·~ V MANHOLE PIPE SEC"nONS AS
·,.. ·, .-: REQUIRED. , . ,· ..... ,. • ·
ALL JOINTS WITH MORTAR
NOTES.:
1, PRECAST REINFORCED CONCRETE MANHOLE UNIT SHALL CONFORM TO A.S.T . M. C-478.
2, PIPE JOINT SHALL BE WITHIN 6 INCHES OF OUTER WALLS OF MANHOLE.
3 . MANHOLE BASE TO BE TROWELED SMOOTH INSIDE.
4. ~.ANHOLE SHALL BE CLEANED IN ACCORDANCE WITH CITY OF MANTECA SPECIFICATIONS.
5. SHORT CONE TO BE USED ONLY WHEN MANHOLE DEPTH JUSTIFIES . 6 . COLLAR SHALL BE CLASS • "B" CONCRETE AND CONSTRUCTED 2 1 / 2 INCHES BELOW FINISHED GRADE.
1-N_o-+. --•.c.••cc"cc'0
DRAWN n, C. SABEFITON
;;,._-4..c.""'-l:SANITARY
6• THRU
SEWER
33• DIA
MANHOLE
. PIPES ~ DIUC'tOII Of IIJ LIC W0RkS
~H"KID fl, J. PODESTA
ICALl1 NONE
CITY O F M ANTECA
DEPARTMENT OF' PUBLIC WORKS
DOaWING Ho. s 3
DA1l: JAN 1988 I • PIIINTED ON OlfPO NO. looot4 ClEAIPIINJ LOT
X
- -Si MIN.
------s--------i-'--------------
-------w------~---------------
NOTES:
l. SEWER LATERALS MAY BE INSTALLED ON EITHER SIDE OF THE WATER CONNECTION.
2. SEWER AND WATER SERVICES AT THE END OF A CUL-DE-SAC MAY BE LOCATED NO CLOSER THAN 2 l/2 FEET FROM THE SIDE LOT LINE. - · IV'IIID OT
Dl:AWN ll'l'r J. KOESTER
CMICKID l"I': J. PODESTl
ICALl 1 NONE
,t1NTEO ON Ol!PO NO 100CJl,I (.lf,U"IN1
LOT UTILITY LAYOUT
CI T Y O F M ANTECA
DE~ARTMENT OF P'UBLIC WORKS
LJ~
\J• Quarterra
No.
DIHCTOR OF IIJUIUC WORKJ
DllAWING NO. E-8
DAU : JA~. 19881
REVISION
~ 1/2" MAX.
L
"'
z
0 "
u
w
"'
;,
'" 0 J .... w
" :.. "' ;l
NOTES
,'--------- 60" ______ .-J
CONCRETE COLLAR
PRECAST REINfORCEO CONCRETE
GRADE RINCS AS REQUIRED
CLASS 'B" CAST IN PLACE
CONCRETE BASE
1. PRECAST REINfORCED CONCRETE MANHOLE UNIT SHALL CONFORM TO A.S.T.M. C-478.
2. PIPE JOINT SHALL BE WllHIN 6 INCHES Of OUTER WALLS Of MANHOLE.
3. MANHOLE BASE TO BE IBOWELED SMOOTH INSIDE.
4, MANHOLE SHALL BE CLEANED IN ACCORDANCE 'NITH CITY OF MANTECA SPECIFICATIONS.
5. SHORT CONE TO BE USEO ONLY iM,EN MANHOLE DEPTH JUSTIFIES.
6. COLLAR SHALL BE CLASS "9• CONCRETE AND CONSTRUCTED 2 1 /2 INCHES BELOW FINISHED GRADE.
DATE:
DRAWN BY:
CHECKED BY:
SCALE:
DATE BY
JAN. 2012 STORM DRAIN MANHOLE APPROVED: 3-(. - 13'
S. fOX
12" THRU 33" DIA. PIPES /ll,.,L~
DIRECTOR = RKS K. KIM
CITYOFMAtm.CA
NOT TO SCALE PUBUC WORKS DEPARTMENT D-1
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
NOTE
( -0 3/16"
3" X 3·· X 3/8'" ANGLE
r 3/s•• RODS ..... w 3/B" X 3" BARS
A
J
/4
A ~
L
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4" ON CENTER j
/
- I--- 2• MAX. CLEARANCE BETWEEN BARS
PLAN
;;
3/8" X 3" BARS
I 118--, 1 r 3/8" RODS
1 r 3· x J"' x 3/s· ANGLE
I'·" ' - ·· ... •• ... • ,1 ,,, _ OIA. OF PIPE I '
LESS 1" ----J , --.._ 6" THICK X 1 r WIDE CONCRETE
·:-·~ :° . COLLAR ALL AROUND
, .
'· •
.. .,_ __ .36n. -46", 60", OR 72" DIAMETER
PRECAST REINFORCED CONCRETE
PIPE SECTIDN . \ .•', .~ ...
STORM DRAIN PIPE
"-' · ··· ··c...r -.-· ·=:· T .. ::· .. ..
ALc"~:~~ND I : ~~l~\oL[ 2) • ·-.~ GROUT ALL JOINTS w1TH MORTAR j·t/;):~:1· '/i){}{![}
BASE TO BE TROWELED _J ~ J ""
SMOOTH INSIDE ffl ""- CL.ASS •e• CAST IN PLACE
, _J CONCRETE BASE
NO, 4 COARSE ACCREGATE , FILTER F'ABRIC
,2·x12·x12· -
SECTION A-A
GRATE SHALL BE GALVANIZED AFTER FABRICATION.
DATE: JAN. 2012 STORM DRAIN BASIN APPR<MD "l- i-/;s
DRAWN BY: S. FOX /Jt.J ii«, it,;;;-
CHECKED BY: K. KIM I---I_N_L_E_T~/O~U_T_LE_T~S_T_R~U~C~T~U~R=E=-_.._-'D""IRe,:;ECT""ORc,Of'--'~""""UC'--'WO""R=KS__, CITYOFMANT!CA SCALE: NOT TO SCALE PUBLIC WORKS DEPARTMENT 0-6
SHEET
STANDARD DETAILS C1 .30
Cop)"# @2022by Sanif•
ATTACHMENT 10
ii!:
-------------------·- 1• AC PAVEMENr
VEHICULAR AS~_~_ALT PAVMENT(D PATHWAY AS~~,f'.LT PAVMENT0 • @) SANDIS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
File: X- \P\621021\4_£NG/N££R/NG\2_PLAN S£TS\3_SHE£T SET\PHAS[ ATH\CI 40 CONSTRUCTION D£TA/LSdwg Date.· Sep 26, 2024 - 9:56 AM NOTES:
1. SEE LANDSCAPE PLANS FOR SCORING PATTERN ct COLOR.
2. SEE OETAIL 9, SHEET CT.40 FOR JOINT OETAIL
SEE PLANS FOR EOG£
CONOITTON AT OEEP LIFT
PAVEMENT EOG£
---=----P-=-E D=-=E=..;:S:;....:.T..:....aR.:..:...I A=-,;~=:......,.,. -=-C O=..:N....:....;C=-=-R..a..=E::....:..T=-E ------10 _____,;_A..;..;;;C;;......-=.;D E=N.7.aa.a....f----=a.Ll-'--FT-'-----10 No. REVISION DATE BY
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
2x10 PT H£AD£R
W/ CONCR£T£ FORM
STAKE AT 24• o.c.--~
CONNECT WITH
MINIMUM 4-Bd
GALVANIZED NAILS - .,
PT HEADER
N. T.S.
CONSTRUCTION DETAILS
-
SHEET
C1 .40
ATTACHMENT 10
• @) SANDIS
•
PL CL PL
i--------------------------------------1----109'----------------------------------1
4.4'± SHOUWERI 4.4'± EX SHOUWER
5' EX. SIDEWALK l
11'± EASTBOUND LANE 11'± EASTBOUND LANE IJ.5'± EX MEO/AN 11'± EX. WESTBOUND LANE 11'± EX. WESTBOUND LANE i---15.8' EX LANOSCAPING---t----'---J--'--J--------!--------l---__.:..:.:.:....:=-F::....:::=::..:_-1 _ __:__.:.::..:....::~::.....=..::..::....,~..:..:..-=....::..::.--=:.:.:..:.:::..::....::..::..:::..._..._..L._-i--vAR. - LANDSCAP/NG-1---12' IJUn.t-USE PATHWAYBUILD ON.
SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
'
10.67±
VAR. I
- '
9.5±
EX. 12" WA1FR UNE
EX. 48" SD UNE
EX 12• SS IJNE
___ S_E_C_T_I O_N_A_-_5___;:cA
7:::._E=....:..._1
!:......:....TH:......:....E=-:..R...:......:T--=.Q...:......:N__;D=-..::R--=-----______.0 No. REVISION DATE BY
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
2• AC PA VE/JENT
~ I
'-6" CL II A.B. 95X RR. COIJPAC7/0N
TYPICAL STREET SECTIONS
FHe: X- \P\621021\4 ENG/NEERING\2 PLAN SETS\3 SHEET SET\PHASE ATH\CI 50 TYPICAL STREET SECT/ONS.dwg Dote: Sep 26. 2024 9:56 AM SHEET
C1 .50
ATTACHMENT 10
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DOC. Na 2009-15J230 ~ VJ
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SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
(]~ Quarterra
FHe: X- \P\621021\4_ENG/NEERING\2_PLAN SETS\3_SHEET SET\PHASE ATH\C2/1 TOPOGRAPHIC SURVEY & DEMOLITION PLAN - WESTdwg Date.· Sep 26, 2024 - 9.·56 AM ""
----
No. REVISION DATE BY
- -~ -- - - --- -
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UNCH= 4DFT
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
LEGEND
SAWCUT LINE. CONTRACTOR SHAU SAWCUT WITH A NEAT, CLEAN EDGE.
SAWCUT CONCRETE AT NEAREST JOINT TO SAWCUT LINE SHOWN ON PLAN.
DEMOLISH AND REMOVE AC PAVING AND ANY ASSOCIATED BASE ROCK.
STABILIZE THE EXISTING SUBGRADE. DEMOLISHED MATERIAL MAY BE USED AS BASE ROCK IF APPROVED BY GEOTECHNICAL ENGINEER.
DEMOLISH AND REMOVE CONCRETE INCLUDING ANY ASSOCIATED BASE ROCK AND REBAR. STABILIZE THE EXISTING SUBGRADE, DEMOLISHED MATERIAL MAY BE USED AS BASE ROCK IF APPROVED BY THE GEOTECHNICAL ENGINEER.
CLEAR AND GRUB EXISTING LANDSCAPE AREA
SO NO ORGANICS ARE STILL PRESENT.
DEMOLISH AND REMOVE EXISTING BUILDING, SEE ARCHITECTURAL PLANS FOR EXTENT OF BUILDING DEMOLITION. STABILIZE THE EXISTING SUBGRADE.
N - H - # - H - N - ,1 DEMOLISH AND REMOVE EXISTING CURB AND GUTTER, INCLUDING ANY ASSOCIATED REBAR OR BASE ROCK. SAWCUT WITH NEAT, CLEAN EDGE. ~ DEMOLISH AND REMOVE EX. STREETLIGHT AND FOUNDATION
0 PROTECT EXISTING UTILITY TO REMAIN
DEMOLITION NOTES:
(j) DEMOLISH AND REMOVE EX. STREETLIGHT AND FOUNDATION. PULLBOX AND LIGHTING CIRCUIT TO REMAIN.
TOPOGRAPHIC SURVEY & DEMOLITION
PLAN-WEST
SHEET
C2.11
ATTACHMENT 10
ii!:
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•
•
PARCEL 4
(NORTHERLY PORTION)
APN 224-040-52 (PORTION)
14.282 ACRES
PARCEL 4
(NORTHERLY PORTION} APN
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14.282 ACRES
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• @) SANDIS BUILD ON.
• SAN DIS.NET
D
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
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144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
LEGEND
SAWCUT LINE. CONTRACTOR SHAU SAWCUT WITH A NEAT, CLEAN EDGE.
SAWCUT CONCRETE AT NEAREST JOINT TO SAWCUT LINE SHOWN ON PLAN.
DEMOLISH AND REMOVE AC PAVING AND ANY ASSOCIATED BASE ROCK.
STABILIZE THE EXISTING SUBGRADE. DEMOLISHED MATERIAL MAY BE USED AS BASE ROCK IF APPROVED BY GEOTECHNICAL ENGINEER.
DEMOLISH AND REMOVE CONCRETE INCLUDING ANY ASSOCIATED BASE ROCK AND REBAR. STABILIZE THE EXISTING SUBGRADE, DEMOLISHED MATERIAL MAY BE USED AS BASE ROCK IF APPROVED BY THE GEDTECHNICAL ENGINEER.
CLEAR AND GRUB EXISTING LANDSCAPE AREA
SO NO ORGANICS ARE STILL PRESENT.
DEMOLISH AND REMOVE EXISTING BUILDING, SEE ARCHITECTURAL PLANS FOR EXTENT OF BUILDING DEMOLITION. STABILIZE THE EXISTING SUBGRADE.
N- H- # - H - N- ,1 DEMOLISH AND REMOVE EXISTING CURB AND GUTTER, INCLUDING ANY ASSOCIATED REBAR OR BASE ROCK. SAWCUT WITH NEAT, CLEAN EDGE. ~ DEMOLISH AND REMOVE EX. STREETLIGHT AND FOUNDATION
0 PROTECT EXISTING UTILITY TO REMAIN
DEMOLITION NOTES:
(j) DEMOLISH AND REMOVE EX. STREETLIGHT AND FOUNDATION. PULLBOX AND LIGHTING CIRCUIT TO REMAIN.
TOPOGRAPHIC SURVEY & DEMOLITION
PLAN - EAST
SHEET
C2.12
ATTACHMENT 10
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DATE: 07 12 2024
SCALE: N.T.S. ur\ Q rte \J~ ua rra
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON HORIZONTAL CONTROL PLAN C2.21
•
BUILD ON.
SAN DIS.NET
PROJECT No.:
621021 MANTECA CALIFORNIA
Cap~t C)2022by S:lncll
F11e: X- \P\62/021\4 ENG/NEERING\2 PLAN SETS\3 SHEET SET\PHASE ATH\C2.21 HORIZONTAL CONTROL PLAN.dwq Date: Sep 26, 2024 9.·57 AM ATTACHMENT 10
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12' INV. IN=27.83± (NW) • I
12' INV. IN=26.84± (S)
30" INV. IN=26. 76± (E)
42" INV. IN=25.65± (N)
12" INV. IN=26.63± (NE)
48" INV. OUT=25.57± (W)
BUILD ON.
SAN DIS.NET
----
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
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PHASE ATHERTON
MANTECA CALIFORNIA
LEGEND
PROPERTY LINE
•
!I' 40'
SHEET
HORIZONTAL CONTROL PLAN C2.22
ATTACHMENT 10
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DATE: 07--12--2024
SCALE: N.T.S.
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144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
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LEGEND
PROPERTY LINE
40'
SHEET
HORIZONTAL CONTROL PLAN C2.23
ATTACHMENT 10
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DATE: 07-12-2024
SCALE: N.T.S.
No. REVISION DATE BY
• @) SANDIS BUILD ON.
• SAN DIS.NET
PROJECT No.:
621021
f'JD
•Quarterra
FHe: X \P\621021 \4_ENG/N££R/NG\2_PLAN S£TS\3_SH££T SET\PHASE A TH\C221 HORIZONTAL CONTROL PLANdwg Date.· Sep 26, 2024 - 9.· 57 AM 144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
IL
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11NCH = ZI FT
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SHEET
HORIZONTAL CONTROL PLAN C2.24
ATTACHMENT 10
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SHARED-USE PATH CENTERLINE MARKING (PASSING PERMITTED)
PER CAMUTCD FIGURE 9C-2 (OPTION A) {590 LF}
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DATE: 07-12-2024
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No. REVISION DATE BY
LEGEND
........ FURNISH AND INSTALL SIGN POST AND IND/CA TED SIGN PER CITY OF MANTECA STANDARD DETAIL ST-19
~
~
INSTALL TYPE IV ARROW PAVEMENT MARKING PER
CAL TRANS STANDARD PLAN A24A
INSTALL TYPE VII ARROW PAVEMENT MARKING PER
CAL TRANS STANDARD PLAN A24A
INSTALL TYPE Ill ARROW PAVEMENT MARKING PER
CAL TRANS STANDARD PLAN A248
INSTALL "STOP" PAVEMENT MARKING PER
CAL TRANS STANDARD PLAN A24D
Rl-1, STOP SIGN
INSTALL RED CURB PAINT {FLAG
IND/CA TES DIRECTION OF CURB PAINT}
SIGNING AND STRIPING NOTES
1. STRIPING DETAILS IND/CA TED REFER TO THE CAL TRANS STANDARD DETAILS.
2. CONTRACTOR SHALL REMOVE STRIPING/MARKINGS THAT CONFLICT WITH THIS PLAN.
3. STRIPING, SIGNS, AND METHODS AND MATERIALS SHALL ADHERE TO SECTION 2, 3 AND 9 OF THE 2D14 CALIFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES {CAMUTCD} AND PROJECT SPECIF/CATIONS.
4. STRIPING SHALL BE THERMOPLASTIC.
5. SIGN LOCATIONS ARE APPROX/MA TE AND ARE TO BE INSTALLED AS DIRECTED BY THE CITY.
6. CONTRACTOR SHALL PAINT STREET CURBS RED WITHIN 15' OF NEW DRIVEWAY LOCATIONS. THE CONTRACTOR SHALL COORDINATE WITH THE CITY REGARDING
FINAL RED CURB LOCATIONS AND REPAINT REMOVED OR DAMAGED SECTIONS OF CURB THAT RESULT FROM THIS PROJECT.
7. ALL EXISTING STRIPING DISTURBED DURING CONSTRUCTION ACTIVITY SHALL BE REPLACED IN KIND UNLESS OTHERWISE NOTED ON THIS PLAN.
SHEET
@) SANDIS BUILD ON. (]~ Quarterra 144-490 QUINTAL ROAD PROJECT PHASE ATHERTON STRIPING PLAN C2.31
PROJECT No.:
• SAN DIS.NET 621021 MANTECA CALIFORNIA
Fi/e: X \P\621021 \4_£NGIN££RING\2_PLAN S£TS\3_SHEET SET\PHASE A TH\C231 STRIPING PLAN.dwg Date.· Sep 26. 2024 - 9: 57 AM ATTACHMENT 10
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DET 41 (69 LF} L--11----
DET 278 (212 LF)
20'
12•-a--16'-l-+l
5'
10'
SHARED-USE PATH CEN7ERUNE MARKING (PASSING PERMITTED)
PER CAMUTCD RGURE 9C-2 (OPTlON A) (794 LF)
/
.,.,..
-
/ -- / / -------- -- .,.,.. -- --- - - -- ---- --- ------ - .,.,.. --~------:_:--:::::::--- - --
/ - .,.,.. ------ - - ----- ------ --- --- BASIC CROSSWALK WITH - 1' WIDE Mi/TE STRIPES -
L-----1· - WIDE Ml/TE ADl6. NCED-JJMIT UNE
-
--- -- --- -------1-"lrOIT 41 (74 LF) - - - --.____...:1---J["""OET 41 ( 49 LF} -
___.\-\rt-DET 21 (100 LF)
No. REVISION DATE BY
------
--
ru 1 __ ___ 1
r ,. 10· 21· 1r
1 INCH= 2DFT
• @) SANDIS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
(]~ Quarterra 144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
FHe: X \P\621021 \4_[NGINEERING\2_PLAN SETS\3_SHEET SET\PHASE A TH\C231 STRIPING PLAN.dwg Date.· Sep 26, 2024 - 9: 57 AM LEGEND
......... FURNISH AND INSTALL SIGN POST AND /NO/CA TED SIGN PER CITY OF MANTECA STANDARD DETAIL ST-19
INSTALL TYPE IV ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24A
INSTALL TYPE VII ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24A
INSTALL TYPE Ill ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24B
INSTALL "STOP" PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24D
R1-1, STOP SIGN
INSTALL RED CURB PAINT (FLAG
IND/CA TES DIRECTION OF CURB PAINT}
SIGNING AND STRIPING NOTES
1. STRIPING DETAILS IND/CA TED REFER TO THE CAL TRANS STANDARD DETAILS.
2. CONTRACTOR SHALL REMOVE STRIPING/MARKINGS THAT CONFLICT WITH THIS PLAN.
3. STRIPING, SIGNS, AND METHODS AND MATERIALS SHALL ADHERE TO SECTION 2, 3 AND 9 OF THE 2014 CALIFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES {CAMUTCD} AND PROJECT SPECIF/CATIONS.
4. STRIPING SHALL BE THERMOPLASTIC.
5. SIGN LOCATIONS ARE APPROX/MA TE AND ARE TO BE INSTALLED AS DIRECTED BY THE CITY.
6. CONTRACTOR SHALL PAINT STREET CURBS RED WITHIN 15' OF NEW DRIVEWAY LOCATIONS. THE CONTRACTOR SHALL COORDINATE WITH THE CITY REGARDING
FINAL RED CURB LOCATIONS AND REPAINT REMOVED OR DAMAGED SECTIONS OF CURB THAT RESULT FROM THIS PROJECT.
7. ALL EXISTING STRIPING DISTURBED DURING CONSTRUCTION ACTIVITY SHALL BE REPLACED IN KIND UNLESS OTHERWISE NOTED ON THIS PLAN.
SHEET
STRIPING PLAN C2.32
ATTACHMENT 10
ii!:
,_-SHARED-USE PATH CENTERUNE MARKING (PASSING PERMITTED) PER CAMUTCD FIGURE 9C-2 (OPTION A) (794 LF)
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@) SANDIS BUILD ON.
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
• SAN DIS.NET 621021
FHe: X \P\621021 \4_ENG/NEERING\2_PLAN SETS\J_SHEET SET\PHASE A TH\C2J1 STRIPING PLAN.dwg Date.· Sep 26. 2024 - 9: 57 AM - ------ ---- ---- ---- -
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144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
41'
LEGEND
-.- FURNISH AND INSTALL SIGN POST AND IND/CA TED SIGN
PER CITY OF MANTECA STANDARD DETAIL ST-19
INSTALL TYPE IV ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24A
INSTALL TYPE VII ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24A
INSTALL TYPE Ill ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24B
INSTALL 'STOP" PAVEMENT MARKING PER
CAL TRANS STANDARD PLAN A24D
RI-I, STOP SIGN
INSTALL RED CURB PAINT (FLAG
IND/CA TES DIRECTION OF CURB PAINT)
SIGNING AND STRIPING NOTES
I. STRIPING DETAILS IND/CA TED REFER TO THE CAL TRANS STANDARD DETAILS.
2. CONTRACTOR SHALL REMOVE STRIPING/MARKINGS THAT CONFLICT WITH THIS PLAN.
3. STRIPING, SIGNS, AND METHODS AND MATERIALS SHALL ADHERE TO SECTION 2, J AND 9 OF THE 2014 CALIFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (CAMUTCD) AND PROJECT SPECIF/CATIONS.
4. STRIPING SHALL BE THERMOPLASTIC.
5. SIGN LOCATIONS ARE APPROX/MA TE AND ARE TO BE INSTALLED AS DIRECTED BY THE CITY.
6. CONTRACTOR SHALL PAINT STREET CURBS RED WITHIN 75' OF NEW DRIVEWAY LOCATIONS. THE CONTRACTOR SHALL COORDINATE WITH THE CITY REGARDING
FINAL RED CURB LOCATIONS AND REPAINT REMOVED OR DAMAGED SECTIONS OF CURB THAT RESULT FROM THIS PROJECT.
Z ALL EXISTING STRIPING DISTURBED DURING CONSTRUCTION ACTIVITY SHALL BE REPLACED IN KIND UNLESS OTHERWISE NOTED ON THIS PLAN.
SHEET
STRIPING PLAN C2.33
ATTACHMENT 10
ii!:
R1-1----
1' lffDE WHITE ADVANCED UMIT UN£--.__ /
----- - - -- ---- ~ .--- .____l__L ___________________ \---- - - ....... ___ , --- --- ----- ·~
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•
BUILD ON.
SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
FHe: X \P\621021 \4_ENG/NEERING\2_PLAN SETS\3_SHEET SET\PHASE A TH\C231 STRIPING PLAN.dwg Date.· Sep 26. 2024 - 9: 57 AM --R1-1
No. REVISION DATE
(]~ Quarterra
BY
I
I
---- ----
---- ------- ----
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
rL
D' I' 1F
11NCH =20 FT
MANTECA CALIFORNIA
!I'
I
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I
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I
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41'
LEGEND
-.- FURNISH AND INSTALL SIGN POST AND IND/CA TED SIGN
PER CITY OF MANTECA STANDARD DETAIL ST-19
INSTALL TYPE IV ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24A
INSTALL TYPE VII ARROW PAVEMENT MARKING PER
CAL TRANS STANDARD PLAN A24A
INSTALL TYPE Ill ARROW PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24B
INSTALL "STOP" PAVEMENT MARKING PER
CALTRANS STANDARD PLAN A24D
Rl-1, STOP SIGN
INSTALL RED CURB PAINT (FLAG
IND/CA TES DIRECTION OF CURB PAINT)
SIGNING AND STRIPING NOTES
1. STRIPING DETAILS IND/CA TED REFER TO THE CAL TRANS STANDARD DETAILS.
2. CONTRACTOR SHALL REMOVE STRIPING/MARKINGS THAT CONFLICT WITH THIS PLAN.
3. STRIPING, SIGNS, AND METHODS AND MATERIALS SHALL ADHERE TO SECTION 2, 3 AND 9 OF THE 2014 CALIFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES ( CAMU TCD) AND PRDJEC T SPECIF/CA TIONS.
4. STRIPING SHALL BE THERMOPLASTIC.
5. SIGN LOCATIONS ARE APPROX/MA TE AND ARE TO BE INSTALLED AS DIRECTED BY THE CITY.
6. CONTRACTOR SHALL PAINT STREET CURBS RED WITHIN 15' OF NEW DRIVEWAY LOCATIONS. THE CONTRACTOR SHALL COORDINATE WITH THE CITY REGARDING
FINAL RED CURB LOCATIONS AND REPAINT REMOVED OR DAMAGED SECTIONS OF CURB THAT RESULT FROM THIS PROJECT.
7. ALL EXISTING STRIPING DISTURBED DURING CONSTRUCTION ACTIVITY SHALL BE REPLACED IN KIND UNLESS OTHERWISE NOTED ON THIS PLAN.
SHEET
STRIPING PLAN C2.34
ATTACHMENT 10
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- - - --..::::::::::.-=::::! - - - - - - - - - - - - - - - - - -~-- BUILD ON.
SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S,
PROJECT No.:
621021
No. REVISION
u •,,__ Quarterra
' - 12" \NV. OUT=: 14.09± (W)
DIRT
• 34.111
------------- ~ -----
DATE BY
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
FHe: X- \P\62 /021 \4_ENGINEERING\2_PLAN SETS\3_5HEET SET\PHASE ATH\C2. 41 GRADING AND DRAINAGE PLANdwg Dale: Sep 26, 2024 - 9. 57 AM SD
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LEGEND
----
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SAWCUT LINE
DIRECTION OF STEEP SLOPE
FLOW LINE
GRADE BREAK
CONTOURS
VEHICULAR AC PAVEMENT c;,_
1 4""i)
PATHWAY AC PAVEMENrG,24""i)
CONCRETE SIDEWALK G/4u
SHEET
GRADING AND DRAINAGE PLAN C2.41
Cap~t C)2022by S:lncll
ATTACHMENT 10
ii!:
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14.282 ACRES
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12' INV. IN=27.83± (NW) • I
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No.
• @) SANDIS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
r·JD
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FHe: X- \P\621021 \4_£NGIN££RING\2_PLAN S£TS\3_SHE£T SET\PHAS[ A TH\C241 GRADING AND DRAINAGE PLANdwg Dale: Sep 26, 2024 - 9: 58 AM - -
-------
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--
-
REVISION DATE BY
,__...
-
-
------ ------
- • 34.8l
IL
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1 INCi = 20FT
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
!I'
LEGEND
---194---
---195,---
40'
PROPERTY LINE
SAWCUT LINE
DIRECTION OF STEEP SLOPE
FLOW LINE
GRADE BREAK
CONTOURS
VEHICULAR AC PAVEMENT@
PATHWAY AC PAVEMENT G1~4'i)
CONCRETE SIDEWALK G/42)
SHEET
GRADING AND DRAINAGE PLAN C2.42
ATTACHMENT 10
ii!:
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• @) SANDIS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.
PROJECT No.:
621021
r·JD
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FHe: X- \P\621021 \4_£NGIN££RING\2_PLAN S£TS\3_SHE£T SET\PHAS[ A TH\C241 GRADING AND DRAINAGE PLANdwg Dale: Sep 26, 2024 - 9: 58 AM -
-
No,
-
REVISION DATE BY
-----
-----
----- -- --
--------
IL
o· 4' 1r 2r
11NCH= 20FT
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
LEGEND
---194---
---195,---
40'
PROPERTY LINE
SAWCUT LINE
DIRECTION OF STEEP SLOPE
FLOW LINE
GRADE BREAK
CONTOURS
VEHICULAR AC PAVEMENT@
PATHWAY AC PAVEMENT G1~4""i)
CONCRETE SIDEWALK G/4"0
SHEET
GRADING AND DRAINAGE PLAN C2.43
ATTACHMENT 10
ii!:
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PROPERTY LINE
SAWCUT LINE
DIRECTION OF STEEP SLOPE
FLOW LINE
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CONTOURS
VEHICULAR AC PAVEMENT@
PATHWAY AC PAVEMENT G1~4'i)
CONCRETE SIDEWALK G/4"0
SHEET
@) SANDIS BUILD ON.
f'JD
•Quarterra
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON GRADING AND DRAINAGE PLAN C2.44
PROJECT No.:
• SAN DIS.NET 621021 MANTECA CALIFORNIA
FHe: X \P\621021 \4_£NGIN££RING\2_PLAN S£TS\3_SH££T S£T\PHAS£ A TH\C241 GRADING AND DRAINAGE PLANdwg Dale: Sep 26, 2024 - 9: 58 AM ATTACHMENT 10
ii!:
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DATE: 07-12-2024
SCALE: 1 "= 5'
PROJECT No.:
('JD Quarterr 144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
• SAN DIS.NET 621021 MANTECA CALIFORNIA
FHe: X \P\621021\4_ENGINEERING\2_PLAN SETS\3_SHEET SET\PHASE ATH\C245 GRADING ELARGEMENTSdwg Date.· Sep 26, 2024 - 9:58 AM LEGEND
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ATTACHMENT 10
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A. THIS PLAN REPRESENTS POSSIBLE WATER POLLUTION CONTROL MEASURES INCLUDING EROSION CONTROL AND SEDIMENT CONTROL.
8. EXISTING SURFACES SHALL BE UNDISTURBED TO THE EXTENT PRACTICAL.
C. GROUND WATER SHALL NOT BE DISCHARGED WITH STORM WATER. GROUND
WATER DEWA TERING OPERATIONS SHALL BE COORDINATED AS NEEDED WITH OWNER.
D. CONTRACTOR SHALL PROVIDE EFFECTIVE SOIL COVER FOR AREAS OF
CONSTRUCTION ACTIVITY THAT HA VE BEEN DISTURBED AND ARE NOT SCHEDULED TO BE ACTIVE FOR AT LEAST 14 DAYS
£. All EROSION CONTROL AND SEDIMENT CONTROLS TO BE OBTAINED INSTALLED AND MAINTAINED AS REQUIRED IN PROJECT SWPPP.
F. CONTRACTOR TO INSTALL RUN-ON AND RUN-OFF CONTROL MEASURES
ACCORDING TO PLANS OR AS NECESSARY TO ENSURE SEDIMENT IS NOT TRANSPORTED FROM SITE.
G. CONTRACTOR TO PROVIDE BACK-UP EROSION PREVENTION MEASURES (SOIL
STAB/LIZA TION) WITH SEDIMENT CONTROL MEASURES SUCH AS STRAW WATTLES, Sil T FENCE, GRAVEL INLET Fil TERS, AND/OR SEDIMENT TRAPS OR BASINS. ENSURE CONTROL MEASURES ARE ADEQUATE, IN PLACE, AND IN OPERABLE CONDITIONS. SEDIMENT CONTROLS, INCLUDING INLET PROTECTION,
ARE NECESSARY BUT SHOULD BE A SECONDARY DEFENSE BEHIND GOOD EROSION CONTROL MEASURES.
H. STOCKPILE LOCA TION(S) TO BE DETERMINED BY THE CONTRACTOR.
COOR DINA TE WI TH SI TE OSP.
I. All CONCRETE TRUCKS TO USE CHUTE WASH BUCKETS FOR CONCRETE
RINSE, ALL CONCRETE PUMPS TO CAPTURE CONCRETE RINSE IN
SECONDARY CONTAINMENT AND PROPERLY DISPOSE.
J. STREET SWEEPING SHALL BE CHECKED DAILY TO ENSURE DEPOSITED SEDIMENT AND DEBRIS DOES NOT ENTER THE STORM DRAIN SYSTEM. USE
REGENERATIVE VACUUM STREET CLEANER TO MIT/GA TE AIR AND WATER POLLUTION.
K. RUNOFF THAT HAS CONTACTED AMENDED SOIL AREAS SHALL NOT BE ALLOWED TO LEA VE THE SITE OR ENTER THE STORM DRAIN SYSTEM.
DATE: 07-12-2024
SCALE: N.T.S.
No. REVISION DATE BY
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SAND IS BUILD ON. (]~ Quarterra 144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON EROSION CONTROL AND SEDIMENT PLAN
PROJECT No.:
• SAN DIS.NET 621021 MANTECA CALIFORNIA
FHe: X \P\621021\4_ENG/NEERING\2_PLAN SETS\3_SHEET SET\PHASE ATH\C71 EROSION CONTROL AND SEDIMENT PLANdwq Dote: Sep 26, 2024 - 9.·59 AM
CONCRETE WASHOUT
SPILL KIT
PORTABLE RESTROOM
PA TH OF SURFACE
DRAINAGE
FIBER ROLL
INLET PROTECTION
APPROX/MA TE AREA OF
CONSTRUCTION
DISTURBANCE
SHEET
C7.1
ATTACHMENT 10
ii!:
-----------------
• @) SANDIS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: 1"=20'
PROJECT No.:
621021
FHe: X \P\621021 \4_ENGINEERING\2_PLAN SETS\3_SHEET SET\PHASE A TH\ TS/11 SIGNAL PLANdwg Dote: Sep 26. 2024 - 9.· 59 AM tl8 IOA ~
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/
--- ,,,..--~-----
-
- ---- - -~ - --- - ---- ---- -
-
2"C. 2/6 CON7RO/..l.£R POYER
BY
1214P
<I- - --t>
... ,.____ 1214
,07
,07
- OR
03_J
03_J
!113 & !117 08 ..
<I- - --t>
1218P
!114 &: r/J7
OR
r/J3 &: r/JB
144-490 QUINTAL ROAD PROJECT
PHASE ATHERTON
MANTECA CALIFORNIA
o· 4' 11· zr 40'
UNCH= zon
GENERAL NOTES
I. WORK SHALL BE DONE IN CONFORMANCE WITH TIIE LA TEST CITY OF MANTECA STANDARDS AND TIIE 2022 EDITION OF TIIE CAL TRANS STANDARD PLANS AND SPECIF/CATIONS.
2. Tl/ESE ELECTRICAL PLANS ARE DIAGRAMMATIC AND ARE CORRECT FOR GENERAL DESIGN ONLY. TIIE EXACT LOCATIONS OF EQUIPMENT AND APPURTENANCES SHALL BE CONFIRMED IN TIIE FIELD BY TIIE ENGINEER.
3. SPECIAL INSTRUCTION TO TIIE CONTRACTOR: IT IS EXPECTED Tl/AT AN ELECTRICAL CONTRACTOR WILL BE ABLE TO INTERPRET TIIE DESIGNED TRAFFIC PHASING AND TIIE WIRING SHOWN ON THE PLANS AND ENSURE Tl/AT TIIE NET RESULT WILL OPERA TE CORRECTLY. IRREGULAR/TIES SHALL BE BROUGHT TO TIIE ATTENTION OF TIIE ENGINEER.
4. INFORMATION IS PROVIDED FOR TIIE CONTRACTOR'S REFERENCE. PRIOR TO BEGINNING CONSTRUCTION. TIIE CONTRACTOR SHALL FIELD VERIFY EXISTING CONDITIONS. SHOULD CONDITIONS ENCOUNTERED DURING CONSTRUCTION PREVENT TIIE PERFORMANCE OF WORK AS DELINEATED ON Tl/ESE PLANS. TIIE CONTRACTOR SHALL INSTITUTE REMEDIAL MEASURES AS MAY BE REQUIRED TO PROVIDE A COMPLETE AND FULLY FUNCTIONAL SYSTEM. PROPOSED REMEDIAL MEASURES SHALL BE SUBJECT TO TIIE REVIEW OF TIIE ENGINEER AND SHALL BE UNDERTAKEN AT NO EXPENSE TO TIIE OWNER.
5. A LIST OF MATERIALS PROPOSED BY THE CONTRACTOR TO BE USED FOR Tl/IS PROJECT FOR STREETLIGHT AND/OR TRAFFIC SIGNAL INCLUDING BUT NOT UM/TED TO, LUMINARIES. POLES. CONDUITS, PULL BOXES. GROUND RODS. SIGNAL EQUIPMENT AND SERVICE EQUIPMENT SHALL BE SUBMITTED TD TIIE CIT't'S OR STATE'S PROJECT ENGINEER FOR APPROVAL IMMEDIATELY UPON AWARD OF TIIE PROJECT. TIIE LIST SHALL INCLUDE MANUFACTURER'S SPECIF/CATIONS FOR APPLICABLE PRODUCTS.
6. CONTRACTOR SHALL COORDINATE WIT// VIDEO DETECTION SYSTEM MANUFACTURER TO DETERMINE TIIE REQUIRED EQUIPMENT AND NUMBER OF CAMERAS TO PROVIDE TIIE DETECTION AREAS AS SHOWN. ALL EQUIPMENT NECESSARY TO PROVIDE TIIE VIDEO DETECTION AS SHOWN ON Tl/IS PLAN SHALL BE FURNISHED AT NO ADDITIONAL COST TO TIIE CITY.
7. CONTRACTOR TO POT HOLE POLE FOUNDATION LOCATIONS PRIOR TO ORDERING POLES OR EQUIPMENT.
8. ALL NEW PULL BOXES SHOWN ON Tl/IS PLAN SHALL BE #5 UNLESS OTIIERWISE NOTED.
SIGNAL PHASE DIAGRAM
STEADY DEMAND SEQUENCE
1214P <I- - --t>
.. 04
08 ..
<I- - --t>
08P
!114 & !118
£VA = ¢8
£VB= ¢4
05 1 L. 1211
!II 1 & !115
•
05 L.
9 OR
f
~
i I;
1211 06 9
r/J2 &: r/J5
OR
r/J 1 &: r/J6
SIGNAL PLAN
~ 02 f ~ ~I i I; 9 1216 9
!112 & !116
SHEET
TS1 .11
ATTACHMENT 10
CONDUCTOR SCHEDULE
NUMBER OF CONDUCTORS
RUN NUMBER
AWG CONDUCTOR DESIGNATION /1'- .,~, -'"' /1,. "" /<.'- r7'. .... , ., .... A~ ,.,_ POLE AND EQUIPMENT SCHEDULE NEW NEW NEW t£W NEW NEW NEW NEW NEW NEW NEW WMINAIRE
VEHICLE STANDARD SIGNAl. MOUNTING ACCESSIBLE PEllESIRIAN SIGNAL (ROADWAY REMARKS •1 3 3 3 3 3 3 PEDESTRIAN lYPE)
f2 6 3 3 3 3 3 3 3
LOCATION SIGtw.
f3 3 3 3 LUMINAIRE MOUNTING
SIGNAL MAST ARM
f4 3 3 3 3 3 3 3 3 lYPE l£NGTH MAST ARM MAST ARM POLE • ARRClti •5 3 3 3 IINGTH
f6 6 3 3 3 3 3 0 f7 6 3 3 3 3 3 3 3 3 3 3 19-4-100 30' 12' MAS SV-1-T SP-1-T ,s 1 (130 W) F /I 113 & 118 VDC PER 00.TRANS STANDARD DETAI. ES-7R, E.VA AND 118 6 3 3 3 3 WIIEC RN20-135W801£D3K-G3-1£3R WMINAIRE
PED
f2 4 2 2 2 2 2 2 2 2 ® 1-8 - - - lV-2-T SP-1-T 118
#14 f4 2 2 2 2 2 2 2
f6 4 2 2 2 2 (c) 19-3-100 25' 12' MAS SV-1-T SP-1-T 118 1 (130 W) F /I f2 & f5 voe PER 00.lRANS STANDARD DETHL ES-7R AND 118 4 2 2 2 2 WIIEC RN20-135W801£D3K-G3-1£3R WMINAIRE
APS
•2 4 2 2 2 2 2 2 2 2 2 2 ® 1-8 - - - lV-2-T SP-1-T f2
f4 2 2 2 2 2 2
f6 2 2 2 © F /I f4 & 117 WC PER 00.lRANS STANDARD DETHL ES-7R, E.VB AND 118 4 2 2 2 26-4-100 40' 12' MAS SV-1-T - 112 1 (130 W) WIIEC RN20-135W801£D3K-G3-1£3R WMINAIRE SPARES 6 3 3 3 3 3 3 3 3 3 3
0 1-8 TOTAL #14 68 28 23 13 40 33 28 26 23 15 11 - - - - TP-2-T LIGHTING {240VJ 2 2 2 2 2 2 2 2 2 2 2 (G) 1-8 lV-2-T f4 SIGNAl. NEUIRAL (120V) - - - - 18 1 1 1 1 1 1 1 1 1 1 1 ® 19-3-100 25' 12' MAS SV-1-T f4 1 (130 W) F /I f1 & 118 voe PER 00.lRANS STANDARD DETHL ES-7R AND TOTAL No. 8 3 3 3 3 3 3 3 3 3 3 3 - LUIIEC RN20-135W801£D3K-G3-1£3R LUMINAIRE f1 & •& 1 1 1 1 (1) 1-8 - - - - TP-2-T
f2 & f5 1 1 1
f3 & 118 1 1 (J) 1-8 - - - lV-2-T - f6 , VIDEO f4 & ,1 1 1 1 1 1 1 1 1 DEIEC110N TOTAL VIDEO DETECTION CABLES 3 1 1 0 3 2 2 2 1 1 1 NOTES:
1. EQUIPMENT IN f,00,/f, SCHEDULE IS NEW UNLESS INDICATED OTHERWISE.
2. PEDESTRIAN PUSH BUTTONS SHALL BE ACCESSIBLE PEDESTRIAN SIGNAl.S.
3. PROPOSED POI.ES TO BE PROVIDED AND INSTAil.ED BY CONTRACTOR.
E.VA 1 E.VP 1
E.VB 1 1 1 1 1 1 1 1
COtllUIT SIZE (INCHES) {2)3" 3' 'S' 'S' 'S' 'S' 3' 3' 'S' 'S' 'S' COtllUIT FILL (I) 12.31 10.111 9.411 5.81 17.4111 13.111 12.51 12.0ll 1G.21 8.21 7.11 NOTES:
1. CABLING AND CONDUCTOR SCHEDULES ARE SHOWN AS AN EXAMPLE OF WHAT MAY BE USED AT THE SITE. THE CONTRACTOR SHALL FIELD-VERIFY ALL EXISTING WIRING PRIOR TO BEGINNING WORK. THE CONTRACTOR SHALL MAKE FIELD ADJUSTMENTS AS NECES~ TO PROVIDE A FULLY FUNCTIONAL SYSTEM MEETING ALL THE REQUIREMENTS OF THE CllY OF MANTECA. ALL PROPOSED FIELD WIRING SHALL BE APPROVED BY THE ENGINEER AND SHALL BE COMPLETED AT NO ADDmONAL COST TO THE OWNER. THE CONTRACTOR SHALL PROVIDE THE CllY OF MANTECA WITH A WIRING AS-BUILT WHEN THE WORK IS COMPLETED.
2. EQUIPMENT IN l«Nf. SCHEDULE IS NEW UNLESS INDICATED OTHERWISE '
ii!:
DATE: 07-12-2024 No. REVISION DATE BY
• r·JD SHEET
@ SCALE: N.T.S. 144-490 QUINTAL ROAD PROJECT
SAN D IS Quarterra SIGNAL SCHEDULES TS1 .12 BUILD ON. ~I~ PHASE ATHERTON PROJECT No.:
• 621021 SAN DIS.NET MANTECA CALIFORNIA
File. X \P\621021 \4_£NG/N££R/NG\2_PLAN S£TS\3_SH££T S£T\PHAS£ A TH\ TS/11 SIGNAL PLANdwg Dote. Sep 26, 2024 9. 59 AM - ATTACHMENT 10
Quintal Road :: Manteca, CA
August 26th, 2024 Concept Design | 35'w, 40'w, 45'w Series ATTACHMENT 10
BOISE | 1,906 SF
QUINTAL ROAD
W D D/W
(VIF) WH
12" SQ. COLUMN FB FB FB
FB
FB
FB
FB
FB
FILLER
ADD BLOCKING FOR CABINETS, FIELD
VERIFY LOCATION
3020 PW
ABOVE DOOR FB3/0 BARN2x6 WALL
2x6
BEDROOM 3
FOYER
KITCHEN
PRIMARY
SUITE
HALL
BATH
PRIMARY
BATH
PTRY
2 CAR GARAGE
PRIMARY WIC
(19 LF)
CL
CL
LAUNDRY
DINING
AREA
GREAT
ROOM
BEDROOM 2
HOME OFFICE
3060
2/8
2/6 (2)2/0 BI-PASS
3080 2/4
2/4
2/4
12" DH
36" REF
30" VAN 3060 36" VAN 4010 PW 42"x60"
2/8 (2)2/8
2/4 12" DH
DH 3060 12" DH
3060
3060
3060 3060 3060
1/6 3060
6080 SGD OPT. 2x6 WALL 31"x 69"
2x6 WALL OPT. 2x6 WALL
2x6 WALL
2x6 WALL 3060
2x6 WALL 3060 3060
3060 3060 (2)2/0 BI-PASS
12" SH
CEILING TREATMENT 36" VAN
GARAGE DOOR PANTRY CABINET
(5)12" SH
L
(5)16" SH DH
(RAISED
CEILING) CEILING TREATMENT
(5)16" SH
HOVHALL VAULTED CEILING
CL (2)2/6 BARN
2/6
PORCH 12" DH
2/0
EXT.
FOYER
2/6
STUFF
OF LIFE 2x6 WALL
COVERED
DECK
DH
2x6 WALL 4040 PW
VALET
2'-8"
39'-0" 20'-2" 6'-4 1/2" 12'-8 1/2" 13'-4 1/2" 62'-0" 8'-0" 59'-0" 39'-0"
14'-6" 20'-0" 67'-0"
10'-8 1/2" 5'-4" 19'-4" 4'-9"
19'-0" 20'-0"
4'-6"
2'-1" 5'-0" 67'-0"
4'-0" 3'-6"
3'-1 1/2" 6'-11"
12'-11" 4'-6" 2'-1" 6'-5 1/2" 3'-0"
19'-4" 5'-1"
10'-11 1/2" 4'-11 1/2" 2'-11" 6'-0 1/2" 6'-1"
11'-5 1/2" 3'-10" 2'-1"
8'-2" 3'-9 1/2" 2'-3" 7'-8 1/2" 3'-9 1/2" 13'-9" 21'-6" 10'-0" 10'-1 1/2" 10'-2 1/2" 5'-0" 13'-4" 6'-3" 6'-10 1/2" 6'-9 1/2" 15'-3" 6'-6" 3'-6" 3'-6" 6'-6" 22'-9" 21'-4" 17'-11"
5'-6" 5'-6" 2'-0" 16'-0" 2'-0" 7'-4"
18'-4"
1'-6" 3'-6" 3'-6"
3'-6" 3'-6"
2'-6" 2'-6"
3'-0" 1'-6 1/2" 3'-9 1/2"
8'-1" 16'-0"
4'-6"5'-6" 9'-3" 16'-0" 3'-4" 6'-6" 3'-11" 2'-9 1/2" 3'-0" 7'-1" 10'-2 1/2" 3'-6" 4'-1" 3'-2" 3'-6" 7'-5" 4'-11" 7'-0"
1'-0" 18'-0"
9'-0 1/2"
2'-3" 2'-3" 4'-2" 1'-11 1/2" 1'-0" 17'-6" 2'-8"
2'-9" 3'-10" 8" 8"
1'-0" 1'-0"
6'-7" FB
BEDROOM 2 (2)2/0 BI-PASS
3/0
39'-0"
14'-6" 68'-0" 6'-1"
11'-5 1/2" 3'-10" 2'-1" 14'-2" 5'-9"
5'-6" 3'-6" 5'-6" 10'-6 1/2"
HALL FB BATH
30" VAN 4010 PW 1/6
L
(5)16" SH
3/0
2x6 WALL 5'-0" 60'-0"
3060 3060 CL
P
2'-3
FOYER
(RAISED
CEILING
7'-8 1/2 1'-6 1/2" 1'-0"
OPT. GARAGE
ATTACHMENT 10
QUINTAL ROAD
BOISE | 1,906 SF
ATTACHMENT 10
BOISE | 1,906 SF W - FARMHOUSE Z - CONTEMPORARY MEDITERANNEAN HACIENDA CRAFTSMAN MEDITERRANEAN Z - CONTE HACIENDA CRAFTSMAN ATTACHMENT 10
QUINTAL ROAD
OBAN | 2,564 SF
OPT. GARAGE
16R
UP
5 10 15 D/W
4'-8" VALET FB
FB
FB
(VIF) WH
LINE OF
FLOOR ABOVE
18 R AT
10' F.F. 18R AT
10' F.F.
DROPPED
SOFFIT
ADD BLOCKING FOR CABINETS, FIELD
VERIFY LOCATION
STUFF OF LIFE
2 CL 2 CAR GARAGE HOME OFFICE
HALL BATH
2 GREAT ROOM
DINING
AREA
HOVHALL CL
CL
PANTRY
PORCH
STUFF OF
LIFE
KITCHEN
FOYER
EXT. FOYER
OPT. PATIO 19'-11" 2'-8" 3'-4 1/2" 2'-8" 49'-0"
5'-2"3'-6" 3'-6" 3'-6"
4'-0" 8'-6"
35'-0"
10'-0"
5'-0" 1'-11" 4'-2 1/2" 3'-6" 2'-4"
6'-5" 5'-6" 2'-10" 13'-7" 8'-0" 10'-0"
19'-0"
9'-9 1/2" 3'-6" 5'-4 1/2" 3'-6"
4'-6" 5'-4" 5'-0 1/2" 2'-1" 14'-10 1/2" 3'-3 1/2" 3'-2" 2'-1"
4'-0 1/2"
7'-2 1/2" 2'-11" 3'-8" 5'-4 1/2"
6'-3" 3'-11 1/2" 4'-6 1/2"
4'-5" 3'-6" 3'-6" 8'-1" 7'-2" 3'-6" 4'-10" 34'-6" 11'-6" 3'-0" 12'-11" 2'-1" 8'-2" 7'-3 1/2" 49'-0" 2'-0" 47'-0" 6'-3 1/2" 5'-4" 6'-6" 4'-6 1/2" 16'-6 1/2"
10'-8" 4'-8" 35'-0" 3'-5" 3'-6" 3'-9" 2'-4" 2'-4" 1'-10" 16'-0" 1'-10" 19'-8" 5' LIVABLE EXTENSION (ONLY WHEN REQUIRED)
(2)2/0 BI-PASS
2x6 WALL 30" VAN
3060
2/4
2/0
2/8
3080
3060 3060 6080 SGD 3060 3060
3060 3060 LINE OF FLOOR ABOVE 3060 3060
2/8
2/8
2/4
2/4 GARAGE DOOR
36" REF
(5)12" SH
12" DH
12" DH 12" DH
12" DH
12" DH
34"x60" 2x6 WALL 2x6 WALL 2x6 WALL
(12' x 10')
PTRY CAB
2x6
2x6 16'-6 1/2"
6'-1 1/2" 3'-10"
3'-8"
FB EXTRA SUITE SS
3/0
16R
DN
5 10 15
W D
OPEN TO
BELOW
FB FB FB
FB FB FB
19R AT 10' F.F. FOR AZ
FILLER
STUFF OF LIFE 3
PRIMARY SUITE
PRIMARY BATH
BEDROOM 2
HALL BATH
L
PMRY WIC 2
12 LF
PMRY WIC
14 LF
LOFT CL
BR3 LNDY WIC
BEDROOM 3
2'-11"
5'-11" 3'-8 1/2" 5'-8" 5'-0" 6'-7" 3'-6" 3'-6" 3'-6" 18'-4" 3'-6" 17'-2" 3'-10 1/2" 4'-10 1/2" 5'-0" 7'-6"
3'-4" 6'-1" 1'-10 1/2" 5'-3" 1'-5" 14'-9 1/2" 3'-1" 2'-6" 2'-6" 10'-8" 24'-4" 35'-0" 49'-0" 47'-0"
3'-7" 3'-6" 3'-7" 2'-4" 6'-0" 8'-9" 3'-6" 3'-9" 24'-3 1/2" 22'-8 1/2" 49'-0" 16'-6" 3'-6" 8'-0" 6'-6" 11'-6" 3'-0" 35'-0" 4'-5" 3'-6" 3'-6" 7'-10" 3'-6" 3'-6" 8'-9" 11'-4 1/2" 12'-1" 2'-1" 12'-1" 12'-9 1/2" 9'-0" 9'-0 1/2" 2'-0" 10'-0" 4'-7 1/2" 7'-10" 10'-8"
2'-0" 4'-1 1/2" 1'-4" 5'-8 1/2" 4'-6"
14'-10 1/2" 14'-2 1/2"
3'-2" 3'-3 1/2"
13'-1"
7'-2" 3'-2 1/2" 9" 9" 10'-6" 2'-9" 30"VAN 36" VAN 4040 PW 3050 3050
3050 3050 3050 3050 3050
(2)3/0 BI-PASS
2/6
2/8
2/4
2/4
2/4
2/6
2/4 2x6 WALL 2x6 WALL 2x6 WALL 2x6 WALL
2x6 WALL 3050 PW 3050 PW 3050
2/0 42"x60"
2/4 3050
2/8
2x6 WALL
2/4
2x6 WALL 2x6 WALL 36" VAN
(5)16" SH
CEILING TREATMENT 30"VAN
(5)12" SH 12" SH 12" DH OPT.
3050 PW 3050 PW 3050 PW 3050 3050 3050
2x6 WALL OPT. 31"x 69"
2/6
3/0 BARN
DH 16'-6 1/2" 18 R AT
10' F.F. 7'-3 1/2" 3'-10"
FIRST FLOOR
SECOND FLOOR
ATTACHMENT 10
QUINTAL ROAD
OBAN | 2,564 SF
ATTACHMENT 10
OBAN | 2,564 SF U - SPANISH MODERN W - FARMHOUSE Z - CONTEMPORARY V - MEDITERRANEAN MEDITERRANEAN HACIENDA CRAFTSMAN MEDITERRANEAN Z - CONTE HACIENDA CRAFTSMAN ATTACHMENT 10
QUINTAL ROAD
POSITANO | 2,749 SF
OPT. GARAGE
VALET
16R
UP
18R AT 5
10' F.F.
D/W 34"x60" 10
2/8
5' LIVABLE EXTENSION
(ONLY WHEN REQUIRED)
DINING
AREA
GREAT ROOM
2 CAR GARAGE
HOVHUB
STUFF OF LIFE
3080 3060 3060
2/8 6080 SGD
3060 3060 2x6 WALL 3060 2x6 WALL 3060 2060
3060 3060 3060
3060 3060 3060
LINE OF WALL ABOVE
2x6 WALL 2x6 WALL
2x6 WALL
12" DH 12" DH12" DH
GARAGE DOOR
2x6 WALL 12" DHHALL BATH 2 CL
2/4
30"VAN 4010 PW
(2)2/6 BI-PASS
2/4
(5)12" SH CL 2x6 WALL
FB FB
HOME OFFICE 2x6
FB3/0 BARN DH 36" REF PANTRY CABINET
STUFF OF LIFE
3 HOVHALL
3/0
(VIF) WH
2x6
PANTRY
2/4
(5)16" SH
19R @
AZ 10' 18R @
10' F.F.
KITCHEN
ADD BLOCKING FOR CABINETS, FIELD VERIFY LOCATION
COVERED
PATIO
12" SQ. COLUMN
EXT FOYER
PORCH
FOYER
12" DH
4'-4" 3'-2" 4'-7"
3'-6" 6'-0" 5'-4 1/2"
18'-4" 10'-0" 4'-0" 3'-6" 3'-6" 3'-0"
10'-3 1/2" 3'-0" 4'-11 1/2"
17'-4" 3'-8" 4'-6"
10'-0"
10'-6" 5'-4" 3'-0 1/2"
2'-8" 17'-4" 2'-8" 13'-10"
4'-9"
10'-0" 4'-7" 19'-0"
8'-2"
1'-8 1/2"
7'-9 1/2" 2'-1" 5'-7" 20'-0" 43'-0" 10'-5 1/2" 7'-3 1/2" 5'-0" 15'-10" 51'-0" 8'-0" 17'-0" 18'-0"
10'-8" 4'-8" 19'-8" 35'-0"
35'-0" 51'-0" 2'-1"
5'-6" 3'-6" 3'-6" 5'-6" 16'-1 1/2" 13'-0 1/2" 10'-10" 3'-0" 3'-7" 3'-6" 3'-7" 1'-10" 16'-0" 1'-10" 5'-4" 3'-6" 3'-6" 24'-8" 20'-7" 3'-6" 2'-3"
5'-10 1/2"
4'-8" 4'-0" 4'-0"
2'-4" 2'-4"
15'-10 1/2" 2'-9" 12'-3 3/4" 11'-8 1/4"
1'-0" 16'-0" 7'-0" 1'-0" 5'-9" 4'-6" 4'-3" 3'-0" 10'-7" 10'-4" 4'-7" 3'-11" LINE OF WALL ABOVE EXTRA SUITE HALL BATH 2
34"x60" 10 CL
3080 3060 3060 2x6 WALL
2/4 30"VAN
4010 PW
2/6 (2)2/6 BI-PASS
2/4
2x6 WALL 12" DH (5)12" SH FB FB CL EXT FOYER PORCH FOYER 12" DH 2'-1" 10'-5 1/2" 5'-0" 7'-9 1/2" 2'-1" 4'-7" 8'-2" 10'-0" 1'-8 1/2" 4'-6"
4'-3" 3'-0"
10'-4" 4'-7" 3'-11" LINE OF WALL ABOVE EXTRA SUITE HALL BATH 2 34"x60" 10 CL
3080 3060 3060 2x6 WALL
2/4 30"VAN
4010 PW
2/6 (2)2/6 BI-PASS
2/4
2x6 WALL 12" DH (5)12" SH FB FB CL EXT FOYER PORCH FOYER 12" DH 2'-1" 10'-5 1/2" 5'-0" 7'-9 1/2" 2'-1" 4'-7" 8'-2" 10'-0" 1'-8 1/2" 4'-6"
4'-3" 3'-0"
10'-4" 4'-7" 3'-11" LINE OF WALL ABOVE
3 .
3 N 3060 3060 3060 3060 3060 3060
D
16R
DN W
18R AT
10' F.F. 10 15
5 LAUNDRY
LOFT
BEDROOM 2
BEDROOM 4 BEDROOM 3
PRIMARY BATH
PRIMARY SUITE
BR3 WIC
L
36" VAN
2/6 (2)2/0 BI-PASS
2/6
(2)2/6 BI-PASS
2/6
2/8 2x6 WALL 2x6 WALL
2/4 2/6
2x6 WALL
2x6 WALL
LINE OF PATIO BELOW LINE OF WALL BELOW
2/8
42"x60"
CEILING TREATMENT
2/4
2/0
2/4
OPT. 31"x 69"
OPT.
36" VAN
12" SH (5)16" SH (5)16" SH 2x6 WALL
2/4
3050 3050 3050 4040 PW 3050 3050 3050 3050 3050 STUFF OF LIFE 2 FB FB FB FB FB 30" VAN 30" VAN
2/4 FB
HALL BATH DH
FB 3/0 BARN
CL
CL
PRIMARY WIC
(19 LF)
18R @
10' F.F.
FILLER 2x6 WALL FB
3'-6"
2'-1" 5'-7"
6'-2"
3'-3" 3'-11" 3'-4" 3'-4" 7'-11 1/2" 13'-7 1/2"
4'-5 1/2" 14'-7 1/2" 2'-6" 10'-0" 4'-2" 3'-7 1/2"
5'-0" 2'-10 1/2" 11'-7"
5'-0" 3'-6" 2'-10" 11'-1" 2'-1" 6'-2" 11'-6 1/2" 10'-1 1/2" 16'-2" 7'-3 1/2" 19'-3 1/2" 35'-0"
11'-1" 11'-1" 11'-7"
4'-2" 3'-6" 3'-6" 7'-7" 16'-3" 5'-3" 6'-0"
14'-7 1/2" 12'-0" 6'-5 1/2" 2'-9"
2'-6" 2'-6"
9" 9" 9'-11 1/2" 7'-6" 12'-0" 3'-6" 4'-0"
3050
2030 3050 3050 3050 35'-0" 43'-0" 44'-0" 18'-8" 6'-1" 3'-6" 14'-9" 5'-4" 5'-4" 2'-4" 5'-11" 6'-2" 6'-2" 16'-9" 6'-10" 20'-5" 10'-0" 3'-9" 1'-0" 44'-0"
FIRST FLOOR
SECOND FLOOR
ATTACHMENT 10
QUINTAL ROAD
POSITANO | 2,749 SF
ATTACHMENT 10
POSITANO | 2,749 SF U - SPANISH MODERN W - FARMHOUSE Z - CONTEMPORARY V - MEDITERRANEAN MEDITERRANEAN HACIENDA CRAFTSMAN MEDITERRANEAN Z - CONTE HACIENDA CRAFTSMAN ATTACHMENT 10
QUINTAL ROAD
BRISBANE | 3,244 SF
VALET FB FB FB
FB FB D/W
36" REF PTRY CAB
(VIF) WH 2x6 WALL
18'-0" 26'-0" 44'-0" 9'-0" 45'-0" 54'-0" 12'-1 1/2" 5'-3 1/2" 8'-2" 17'-5 1/2" 13'-1" 11'-10 1/2" 10'-1 1/2" 4'-6" 36'-0 1/2" 52'-0" 2'-0" 54'-0" 3'-6" 4'-0" 8'-6"
3'-1" 4'-0" 4'-0"
11'-11"
21'-1"
12'-6" 31'-6" 44'-0"
6'-0 1/2"
17'-6 1/2" 8'-9" 21'-10 1/2" 7'-0" 9'-1 1/2" 3'-6 1/2"
4'-6"
13'-1" 2'-1 1/2" 5'-1" 5'-0" 11'-7" 3'-0" 16'-9 1/2" 3'-0" 3'-0" 1'-4"
2'-8" 2'-8" 3'-0"
6'-4" 5'-1" 5'-6 1/2" 3'-10 1/2" 14'-7"
4'-0"
4'-0"
3'-9 1/2" 2'-1" 3'-9 1/2" 1'-2 1/2"
1'-0" 17'-0" 3'-6" 3'-6" 3'-6" 7'-6" 3'-6" 4'-6" 15'-6" 6'-10" 7'-6" 11'-11" 3'-3" 8'-0" 1'-0" 4'-6" 3'-6" 4'-6" 2'-0" 6'-4"14'-7" 4'-4" 16'-0" 2'-10" 14'-9 1/2" 3'-11" 5'-1" 5'-9" 3'-6" 3'-6" 5'-3"
3'-8" 3'-8 1/2" 9'-2 1/2" 11'-10 1/2" 5'-5 1/2" 5'-0" 1'-0 1/2" 3'-9" 7'-8"
3 CAR GARAGE
FOYER
EXT FOYER
EXTRA SUITE BEDROOM
HALF BATH
GREAT ROOM
COVERED
PATIO
STUFF OF
LIFE
PORCH
CL
ES BATH
CL
DINING AREA
LIN
LIN
PANTRY
KITCHEN
HOME OFFICE
5 10
34"x60"
2/6
2/4
2/4
2/8
3080
3060 3060
2040 GARAGE DOOR
3060 3060 30603060 3060
3060 3060 3060 3060 3060
3/0 BARN
2/4 16R UP 6080 SGD 2x6 WALL 2x6 WALL 2x6
2x6 WALL 2x6 WALL
2x6 WALL
2x6 WALL 2x6
2/0 30" VAN 2/8
2/4 2040 3060 (2)2/0 BI-PASS 2/4
2x6 WALL
DH 12" DH
12" DH
12" DH
12" DH 12" DH
(5) 16" SH (5) 12" SH (5) 12" SH 12" DH 12" DH
ADD BLOCKING FOR CABINETS, FIELD
VERIFY LOCATION FB FB
FB 12'-1 1/2" 5'-3 1/2" 8'-2" 3'-0"
3'-0"
6'-4" 5'-1"
3'-9 1/2" 2'-1" 3'-9 1/2" 1'-2 1/2" 5'-5 1/2" EXTRA SUITE BEDROOM
HALF BATH
CL
ES BATH
CL
LIN
LIN
34"x60"
2/6
2/4
2/4 2x6 WALL 2x6
2x6 WALL
2/0 30" VAN 3/0 2040 3060 (2)2/0 BI-PASS 2/4
12" DH 12" DH (5) 12" SH (5) 12" SH
OPEN TO
BELOW
OPEN TO
BELOW FB FB FBFB
FB
FB
FB
FB
FB
W D
14'-1 1/2" 3'-4 1/2" 7'-2"
18'-0" 26'-0" 44'-0" 18'-7 1/2" 6'-1" 2'-1" 11'-1 1/2" 52'-0" 5'-3" 6'-7 1/2" 11'-11" 10'-2" 10'-7 1/2" 12'-6" 31'-6" 44'-0" 11'-8 1/2" 2'-1" 5'-0" 6'-6" 17'-5 1/2" 45'-0" 9'-0" 54'-0" 2'-0" 54'-0" 5'-1" 2'-10" 3'-5" 1'-4"
4'-2 1/2" 24'-9 1/2" 6'-1 1/2" 3'-2"
4'-1" 17'-6" 18'-7 1/2" 11'-1" 9'-5 1/2" 6'-0 1/2"17'-7" 5'-10 1/2" 6'-4"
7'-8" 3'-11 1/2" 2'-1" 12'-4 1/2" 3'-6 1/2" 6'-0"
3'-2 1/2"
3'-5" 3'-0"
3'-0" 1'-4" 3'-9"1'-6" 14'-7"
5'-9" 3'-6" 3'-6" 5'-3" 3'-10" 3'-6" 3'-6" 10'-2" 5'-0" 17'-8" 24'-8 1/2" 9'-7 1/2" 3'-3" 11'-11" 7'-10" 4'-9 1/2" 17'-2 1/2" 4'-6" 3'-6" 4'-6" 8 1/2" 8 1/2" 1'-6" 6'-10" 5'-2" 3'-6" 7'-2" 3'-6" 3'-10"
2'-6" 2'-6"
4'-0" 5'-3" 3'-4" 2'-8 1/2"
3'-4 1/2" 1'-2 1/2"
PRIMARY SUITE
PRIMARY BATH
LAUNDRY
CL BEDROOM 3
CL CL
LOFT
PRIMARY WIC
(34.5 LF)
BED 4 BATH
BEDROOM 4 BEDROOM 2
LIN
LIN HALL BATH
LIN
STUFF OF
LIFE
LIN
5 10
15 12" SEAT 42"x60" OPT. 31"x 69"
16R DN
3050 3050 3050 3050 3050 4010 PW
3050 3050
2040 PW 2040 PW 3050 3050 3050 3050 4040 PW
2/0
2/4
(2)2/0 BI-PASS
(2)2/0 BI-PASS
(2)2/0 BI-PASS
2/6
2/8 2/6
2/6 2/6
2/4
2/0
2/8
2/6
2/4 60" VAN 60" VAN
2/4 2x6 WALL
2x6 WALL
2x6 WALL 2x6
2x6 WALL
2x6 WALL 2x6 WALL3/0 BARN
LINE OF COVERED PATIO BELOW
2/4 2040
2/0
30" VAN 2x6 WALL
OPT. 2x6
2x6 WALL
30" VAN 30" VAN
OPT. CEILING TREATMENT
3030 PW 3030 PW 3030 PW 3030 PW 3030 PW 34"x60"
12" DH
12" DH 12" DH DH
(5) 16" SH
12" SH
(5) 12" SH
(5) 12" SH
(5) 12" SH
FILLER
19R AT AZ 10' FF
12" DH
18R AT 10' FF
FIRST FLOOR
SECOND FLOOR
ATTACHMENT 10
QUINTAL ROAD
BRISBANE | 3,244 SF
Active Adult 30’, 35’, 40’, 45‘, 50’
16’, 20’, 22’, 24’,
2 Over 2, 26’ Stacked TH
ADU/COAH
1 & 2 Story
Townhomes
3 & 4 Story
Townhomes
20’, 22’, 24’, 26’, 28’, 30’, ADU/COAH
18’, 20’, 24’, 26’
1 & 2 Story
High Density
Detached
3 Story
High Density
Detached
22’, 28’, 30’,
28’/30’/32’ Raised
ATTACHMENT 10
BRISBANE | 3,244 SF U - SPANISH MODERN W - FARMHOUSE Z - CONTEMPORARY V - MEDITERRANEAN MEDITERRANEAN HACINEDA CRAFTSMAN MEDITERRANEAN Z - CONTE HACIENDA CRAFTSMAN ATTACHMENT 10
ATTACHMENT 10
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144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
Conditions of Approval Page 1 of 27
City of Manteca
Development Services Department
Conditions of Approval
144-490 Quintal Road
General Plan Amendment GPA-22-66, Rezone REZ 22-91
Tentative Subdivision Map SDJ-22-68 & Site Plan Design Review SPC-22-67 October 17, 2024
Project Name: 144-490 Quintal Road
Project Files: GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 Applicant: Quarterra
ATTN: Tyler Wood
492 9th St., Suite 300
Oakland, CA 94607
Project Location: 144-490 Quintal Rd.
Manteca, CA 95337
APNs: 224-040-11, 224-040-07, 224-040-06, 224-040-52
This list of conditions is not intended to be a comprehensive list of City regulations. All conditions are referenced to the plans dated August 8, 2024 which are on file with the City of Manteca, Development Services Department.
Development Services Department: Planning
1) Approval. This Site Plan Review and Planned Development is approved subject to these specific conditions. Any variation from the approved plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
2) Conformance to Plans. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, and presentations made to staff, the Planning Commission, and/or City Council as affirmed to by the applicant and presented on the plans dated August 8, 2024. Any variation from these plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
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Conditions of Approval Page 2 of 27
3) Prior to expiration, the owner/developer may apply for an extension, to be approved by the Development Services Director, not to exceed a total of one (1) year from the original date of expiration.
4) Owner Obligation. All conditions of approval shall be satisfied by the owner/developer. If at any time, any of the Conditions of Approval are found to be in non-compliance, City enforcement action may be implemented pursuant to Manteca Municipal Code, Article 1, Chapter 1.10. All costs associated with compliance with the conditions shall be at the owner/developer’s expense. 5) Fees. The developer shall pay all applicable processing fees, permit fees, City development fees, fire fees, school fees, drainage fees, habitat conservation fees and other public entity fees in effect at the time of the issuance of the applicable permit.
6) CFD. CFD or other approved funding source shall be formed, at the developer’s expense, to provide for the maintenance of any park/basin, streetlights, open spaces and all streetscape/median landscape improvements and the negative fiscal impacts associated with the provision of police protection, fire suppression and road maintenance services for new development. Said CFD, or other funding sources, shall be in place prior to the issuance of the first building permit as further defined in the City of Manteca Parkland Construction Policy. Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.
7) Utility Companies. The applicant is responsible for contacting all appropriate utility companies to obtain agreements for extension and/or relocation of services necessary for the proposed development.
8) Signs. No business identification signs or any advertising signs shall be installed or displayed without the review and approval of the Development Services Department, and all proposed advertising signs shall comply with Section 20.14.20 of the Zoning Ordinance.
9) Vested Rights. This approval does not vest applicant’s rights regarding future development. All ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the project and public improvements to be constructed by the Developer shall be those in force and effect at the time the applicable plan or permit approval is granted.
10) Responsible Agencies. The Developer is responsible for contacting all responsible and commenting agencies and ensuring compliance with any applicable fees and/or rules. This project is subject to the requirements of other agencies including but not limited to San Joaquin County Multi-Species Habitat Conservation & Open Space Plan, San Joaquin Valley Air Pollution Control District, and PG&E. 11) Subsequent Development. All activities undertaken in accordance with this approval shall comply with the City’s General Plan and Municipal Code. In cases of ATTACHMENT 10
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Conditions of Approval Page 3 of 27
conflict between the City’s Municipal Code or map-specific conditions of approval, the governing priority shall be, to the extent legally permitted, as follows: 1) Municipal Code regulations, 2) project-specific conditions, and 3) standard conditions. The applicant shall comply with all regulations and code requirements of the Development Services Director, City Engineer, and Building Official, Fire Chief, Police Chief, and any other agencies requiring review of the project. If required, these agencies shall be supplied copies of the final maps, site plans, public improvement plans, grading plans, and building plans.
12) Building Plans. The project developer shall write all conditions of approval for this project on all building permit plan check sets submitted for review and approval.
These conditions of approval shall at all times be on all grading and construction plans kept on the project site. It is the responsibility of the building developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. Prior approval from the Planning Manager must be received before any changes are constituted in site design, grading, building design, building colors or materials, etc.
13) Failure to Comply. Should the project be found, at any time, not to comply with any of the Conditions of Approval, or should the applicant construct or operate this development in any way other than as specified in the Application or Supporting documents or presentations to staff, the Planning Commission, or City Council, as modified by the Conditions of this Approval, then the terms of this Approval shall be considered to be violated.
14) Indemnification. The applicant shall indemnify and hold harmless the City, its council members and commissioners, officers, agents, employees, and representatives from liability for any award, damages, costs and fees, including without limitation attorneys’ fees, incurred by the City and/or awarded to any plaintiff in any action related to or arising out of the City’s approval of this project or subdivision Map or any environmental or other documentation related to this project or subdivision Map. The applicant further agrees to provide a defense for the City in any such action. 15) Limits of Approval. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval. 16) Compliance with Local and State Laws. The subject use shall be conducted in full compliance with all local and state laws. No part of this approval shall be construed to permit a violation of any part of the Manteca Municipal Code. This Site Plan and design Review shall be subject to revocation if the subject use is conducted in such a manner as to cause a nuisance.
17) Changes in Law. This approval shall not preclude the application to development of the property of changes in City laws, regulations, plans or policies, the term of which are specifically mandated and required by changes in State or Federal laws or regulations.
18) Other entitlements. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
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Conditions of Approval Page 4 of 27
19) Performance Standards. Developer shall ensure ongoing compliance with City of Manteca Performance Standards, pursuant to Manteca Municipal Code Chapter
17.58. 20) Parking, Loading Areas, On-Site Circulation. All on-site parking, loading areas, and on-site circulation shall conform to the approved plans dated August 8, 2024. 21) Landscaping. On-site landscaping shall conform to the approved plans dated August 8, 2024, and conform to the Manteca Municipal Code. Required planting areas shall be permanently maintained by water, clearing debris and litter, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and appearance of plant materials. All landscaping shall be maintained in such a manner as to not restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show a healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within 30 days from the identified damage date. 22) Storage, Screening, and Fencing. All storage, screening, and fencing shall conform to the approved plans dated August 8, 2024, and conform to the Manteca Municipal Code. 23) Roof-mounted Equipment. Applicant/developer shall ensure all roof-mounted equipment shall remain screened from public street view. 24) Lighting. All on-site lighting for parking areas, pedestrian areas, and vehicular or pedestrian paths of travel shall be LED lighting. Any new lighting is required to submit a photometric plan for review showing it complies with section 17.50.060.D. of the Manteca Municipal Code.
25) Site maintenance. The site shall be permanently maintained in a neat and clean manner free of weeds, trash, and debris.
26) CPTED. Landscaping and lighting shall be maintained to compliance with Crime Prevention through Environmental Design (CPTED) guidelines. Shrubs shall be limited to two feet in height, and mature trees shall be limbed up to six feet above the ground. Dead or dying plants shall be replaced with materials of equal size and similar variety.
27) A Minor Zone Modification shall be required to address any setback shortfall generated in the application of the Boise floor plan on any of the following singlefamily lots: 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 31, 32, 33, 34, 35, 41, 42, 55, 56, 57, 58, 59, 60, 61, 62, 63, 64, 65, 66, 67, 78, 84, 89, 98 28) Due to the required street and intersection alignments and the resulting constraints on the adjacent properties, the following duplex lots shall be subject to Small Lot Subdivision Development Standards, pursuant to MMC 17.26.040: 118, 137, 138, 146.
29) Approval of SDJ-22-68 and SPC-22-67 shall take effect upon the effective date of REZ-22-91. Expiration for SDJ-22-68 and SPC-22-67 shall be 24 months after the effective date, unless extended pursuant to Municipal Code Section 16.09.070 and
17.08.120, respectively and pursuant to applicable state law.
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Conditions of Approval Page 5 of 27
30) The final design of the open space/park area shall include a water feature such as a splash pad or an amenity of the like, to be approved at Plan Check by the Development Services Director, in substantial conformance with the conceptual approvals submitted for review as part of SPA 22-67.
Development Services Department: Building Safety Division Community Facilities District Annexation
1) Annexation to the Community Facilities District: Applicant shall submit an executed petition affirmatively consenting to annex the subject property to the Community Facilities District (CFD) 2022-1 and agree to pay the special taxes levied by the CFD 2022-1 for the purpose of maintaining public services associated with police protection, fire suppression, and street maintenance services for new developments.
The CFD annexation process shall be completed prior to the issuance of the first building permit. Applicant shall comply with all rules, regulations, policies, and practices established by the State Law and/or by the City with respect to the CFD including, without limitation, requirements for notice and disclosure to future owners and/or residents.
General Conditions
2) Accessible parking spaces complying with Section 1109A shall be provided. Clearly specify on the site plan whether assigned or unassigned parking spaces are to be provided. CBC Sections 1109A.4 and 1109A.5.
a. When assigned parking spaces are provided for a resident or a group of residents, at least 2 percent of the assigned parking spaces serving covered multifamily dwelling units shall be accessible in each type of parking facility. At least one space of each type of parking facility shall be made accessible even if the number exceeds 2 percent. CBC Section 1109A.4.
b. When parking is provided for covered multifamily dwellings and is not assigned to a resident or a group of residents at least 5 percent of the parking spaces shall be accessible and provide access to grade-level entrances of covered multifamily dwellings and facilities (e.g., swimming pools, club houses, recreation areas and laundry rooms) that serve covered multifamily dwellings. c. One in every eight accessible spaces, but not less than one (1), shall be van accessible.
i. Access aisle shall be on the passenger’s side.
3) At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zone; public streets and sidewalks; and public transportation stops to the accessible building or facility ATTACHMENT 10
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Conditions of Approval Page 6 of 27
entrance they serve. Where more than one route is provided, all routes must be accessible. CBC Section 1110A.1.1.
4) At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site. CBC Section 1110A.1.2.
5) An accessible route shall connect at least one accessible entrance of each multifamily dwelling unit with exterior spaces and facilities that serve the dwelling unit. CBC Section 1110A.1.4.
6) All ground-floor dwelling units in non-elevator buildings shall be accessible and adaptable. CBC Section 1104A.1.
7) Separate building permits shall be required for the apartment building, trash enclosure, signs etc.) per CBC Admin 104.
8) The Developer shall submit a certification prepared by a licensed land surveyor or registered civil engineer to the Chief Building Official, certifying that the building location (setbacks) is pursuant to the approved plans prior to receiving a foundation inspection.
9) Developer shall provide bike parking spaces in accordance with California Green Building Standards Code 4.106.9 for number and distance to the entrance. a. Provide permanently anchored bicycle racks within 100 feet of the visitor’s entrance, readily visible to passers-by, for 5 percent of visitor motorized vehicle parking capacity with a minimum of one two-bike capacity rack.
CGBSC Section 4.106.9.1
b. Provide on-site bicycle parking for at least one bicycle per every two dwelling units. CGBSC Section 4.106.9.2
10) Multifamily development projects with 20 or more dwelling units shall be subject to the following: CGBSC Section 4.106.4.2.2.
a. EV Capable – Ten (10) percent of the total number of parking spaces on a building site, provided for all types of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE.
Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical system, including on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EV’s at all required EV spaces at a minimum of 40 amperes.
b. EV Ready – Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. c. EV Chargers – Five (5) percent of the total number of parking spaces shall be equipped with Level 2 EVSE.
d. Construction documents shall indicate the location of proposed EV capable, ready and chargers.
ATTACHMENT 10
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Conditions of Approval Page 7 of 27
i. The EV space shall be located adjacent to an accessible parking space meeting the requirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space. ii. One in every 25 EV spaces, but not less than one, shall also have an 8- foot wide minimum aisle. A 5-foot wide minimum aisle shall be permitted provided the minimum width of the EV space is 12 feet.
11) The project shall comply with the more restrictive of the outdoor potable water reduction requirements of the California Green Building Standards Code 4.304 and the Manteca Water Efficient Landscape Ordinance. Please note this on the plans. 12) At time of building permit, submittal the developer shall incorporate all Conditions of Approvals from all departments and imprint into the submittal set of construction documents/plans.
City of Manteca Engineering Department
General
1) All improvements shall comply with the City of Manteca Standard Plans and Specifications. Improvement plans shall be submitted to the City Engineer for approval. An encroachment permit is required for all work within the public right-ofway. 2) Developer shall provide easements, requested by the respective utility companies, within the subdivision and shall show said easements on the final subdivision map.
Any existing facilities within or adjacent to the project that are affected by this project shall be relocated and placed underground at the Developer’s expense. 3) Developer shall dedicate ten-foot (10’) wide public utility easements on all street frontages for underground facilities and appurtenances, upon approval and recordation of each final map.
4) Developer shall indicate on the improvement plans topographical information which shall include one-foot (1’) contour intervals and benchmark data based on City datum.
5) Developer shall relinquish access rights to and from City right-of-way for all lots that backup to or have side yards to East Atherton Drive (Lots 1-10, 16-19, 21,27- 28, 41, 66-83). Access rights shall also be relinquished on the side yard at lot 10, 16, & 67 adjacent to Buena Vista Drive, and along the side yard at Lots 78 & 79 adjacent to Street “D”.
6) During all construction phases, Developer shall comply with City Laws regarding dust control. Developer shall also comply with San Joaquin Valley Unified Air Pollution Control District Regulation VIII (Fugitive Dust Prohibitions) to reduce the amount of fine particulate matter (PM10) entrained into the ambient air from manmade sources.
ATTACHMENT 10
144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
Conditions of Approval Page 8 of 27
7) Prior to the start of construction, all survey monuments that have the possibility of being damaged, destroyed or covered over during construction for this project, shall be located and referenced by a licensed land surveyor and a corner record or record of survey shall be filed with the county surveyor. Survey monuments which are damaged, destroyed or covered over during construction must be re-set at the original location with a new monument and monument box and another corner record or record of survey shall be filed with the county surveyor. All work in this condition shall be done by a licensed land surveyor.
8) Prior to approval of a Subdivision Final Map or Building Permit plan set for any phase of the project the following shall be submitted by the developer and approved by the Engineering Department:
a. On-site grading and drainage plan,
b. On-site utility (sanitary sewer, water and storm drain) plan, c. Off-site improvement plan,
d. Erosion control plans,
e. Stormwater Pollution Prevention Plan (SWPPP),
f. Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, g. Joint Trench Intent plans, and
h. Dedication of required rights-of-way and easements to the City. i. The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer. The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).
9) Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
10) All residential address numbers shall be plainly visible from the street fronting the property. Said numbers/letters shall contrast with background. 11) Developer shall enter into an Improvement Agreement for construction of the roadway and utility improvements which will be dedicated to the City. The agreement will require posting a Performance Bond in the amount of one hundred percent (100%), posting a Labor-Material Bond in the amount of fifty percent (50%), and payment of all required plan check, testing and inspection fees. 12) Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.
ATTACHMENT 10
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Conditions of Approval Page 9 of 27
13) If the project is a beneficiary to the Market Place at S. Main Street Area of Benefit that is currently be formed by the Developers of “Market Place at S. Main Street”, the Developer shall pay the required assessment, per the approved Area of Benefit report. Payment shall be required prior to the filing of the first subdivision Final Map, or first Building Permit Plan set of the multi-family project. 14) Per City of Manteca Standard Drawing ST-1, prior to issuance of the first building permit, Developer shall install streets within the development in accordance with the “all weather road” standard. In addition to the requirements set forth in City Standard Drawing ST-1, prior to issuance of the first building permit, the Developer shall have installed all street name signs within the development. 15) Per City of Manteca Resolution No. R2008-150, which approved the City’s Residential Subdivision Partial Acceptance Policy, the Developer is eligible to receive a Partial Acceptance once all health and safety items are complete. Under the Partial Acceptance Policy, Developer is only allowed to pull building permits for a maximum of fifty percent (50%) of the total number of dwellings within a Unit. Final acceptance of a Unit must be obtained to pull any building permits within the final fifty percent (50%). Furthermore, the partial acceptance of public improvements shall permit the occupancy of structures that front upon public streets that are included in the partially accepted public improvements. No Certificate of Occupancy will be issued until the partial acceptance has been approved by the City Council. 16) Per City of Manteca Resolution No. R2012-183, which approved the City’s Policy Relating to Timing of Construction of Park Facilities associated with Residential Development, the park improvements shall be installed and available to the public prior to the issuance of the first building permit after building permits have been issued for twenty-five percent (25%) of the total number of lots shown on this subdivision’s tentative map.
17) Per City of Manteca Resolution No. R2016-235, which approved the City’s Park Acquisition & Improvement Fee Update, the Developer shall pay the applicable adopted park fees.
18) Improvements which will be dedicated to the City must use a benchmark on the City of Manteca Vertical Control Network to establish the elevations of the improvements. The benchmark used shall be noted on the Improvement Plans. 19) The Engineering elements for this project shall be reviewed and finalized during the Improvement Plan review process. Designs/layouts presented with the Tentative Map are proposed to support Tentative Map approval and are not being approved with this action.
Site
20) Developer shall relocate South San Joaquin Irrigation District’s (SSJID) Lateral “Y” through the project. The existing irrigation easement shall be abandoned, and new easement shall be recorded along the pipeline alignment prior to the recording of the Final Map in accordance to the requirements of SSJID.
ATTACHMENT 10
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Conditions of Approval Page 10 of 27
21) The area over the proposed SSJID easement along E. Atherton Drive and Street “D” shall be landscaped and pedestrian access shall be provided. 22) On-site parking area pavement surface drainage slope shall be as follows:
Minimum cross-slope on asphalt concrete is 2% or concrete is 1% with a maximum of 5%. Concrete valley or curb gutters shall have a minimum slope of 0.25%. The pavement slope in ADA areas shall be in accordance with the California Building Code, Chapter 11B.
23) Provide City Standard Refuse/Recycling Enclosures on-site at the locations shown on the site plan. Sizing shall be in accordance with City Standards. 24) The refuse enclosure shall be graded so there is no storm drain or other flow runon or run-off from the enclosure area. The enclosure area shall have a connection to the storm system, in compliance with the City’s Post-Construction Manual. 25) On-site curbing shall conform to City of Manteca Standard ST-35, "Parking Area Curbs”.
26) Curbing along the sides of lots, where there are no driveways, shall be painted red to restrict parking. Signage along these portions of the project may also be installed instead of the red paint.
27) Developer shall dedicate an emergency vehicle access easement, to the City of Manteca, over the multi-family project site. This dedication shall be done on the Final Map.
28) Landscape planting at driveway entrances/exits shall be maintained to a maximum height of three and one-half feet (3.5’).
29) Developer shall sign and stripe both sides of the drive aisle as “No Parking” on the multi-family project.
30) Developer shall install stop signs at the egress points from the multi-family project to City rights-of-way. The stop signs shall be installed just behind the right-of-way on private property and shall be maintained by the property owner for perpetuity.
Streets
31) Cross sections for roadways that are included in the City’s adopted Public Facilities Implementation Plan (PFIP), Transportation Element shall be in accordance with that document. Unless otherwise detailed in these conditions, cross sections for roadways that are not included in the PFIP shall be in accordance with the City of Manteca Standard Plans. An encroachment permit is required for all work within the public right-of-way.
32) Soils R-value tests shall be performed from representative soils within the proposed subdivision. A geotechnical report shall be submitted to the City Engineer with calculations determining the street pavement structural design. Design shall conform to City of Manteca Resolution R-5633, “Street Structural Design Policy”.
The minimum traffic indices shall be as follows:
a. S. Main Street & E. Atherton Drive: 11.0
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b. 60’ rights-of-way: 8.0
c. 50’ rights-of-way: 6.0
d. Cul-de-sacs: 4.5
33) S. Main Street (if not constructed by others)
a. S. Main Street from Atherton Drive south, including the Project Frontage i. Developer shall dedicate right-of-way along the west side of S. Main Street to accommodate a sixty-five foot (65’) half-width street section. The rightof-way shall be along the back of the sidewalk. ii. Developer shall construct full-width street improvements along the full length of the S. Main Street frontage of the project site, including new street structural section, curb, gutter, ten foot (10’) wide sidewalk, streetlights, signage and striping. The full-width street improvements do not include any improvements beyond the curb and gutter on the east side of S. Main Street, opposite of the project. Developer shall also construct a fourteen foot (14’) wide raised landscaped median with automatic irrigation system centered on the ultimate S. Main Street centerline.
iii. The Developer shall, on behalf of the City, obtain right-of-way along S. Main Street to accommodate full width street improvements.
iv. In accordance with the City’s Area of Benefit Establishment Policy, if full width street improvements are installed, the Developer may form an Area of Benefit to obtain reimbursement for the full width street improvements installation that is not PFIP reimbursable.
b. S. Main Street from Atherton Drive north to the State Route 120 access ramps i. The developer shall construct the improvements on S. Main Street, including new street structural section, curb, gutter, sidewalk, raised landscaped median (final location and limits of the median to be determined by the Director of Engineering/City Engineer at the time of Improvement Plan submittal) and left turn pocket(s), as shown on the PFIP Modified 6 Lane Street Section, Plate E-2.10 H2 (south end) transitioning to Plate E2.10 H1 (north end), from Atherton Drive north to the SR 120 eastbound access ramp. Developer shall also construct streetlights, signage, striping and landscaping with trees and automatic irrigation system in the raised median.
c. Developer shall modify the traffic signal at the intersection of S. Main Street and W. Atherton Drive, as needed to support the installation of the required improvements in accordance with the City’s PFIP. Developer shall also modify the signal timing and install upgraded controllers, software, and cameras with video and radar capabilities for all approaches at the S. Main Street and W.
Atherton Drive intersection to optimize the traffic flow at the intersection. d. The City will pursue funding options to reimburse the Developer for the installation of the improvements detailed below. Should there be an Area of ATTACHMENT 10
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Benefit formed to reimburse the City for advance funding these improvements, Developer shall participate in the Area of Benefit. If funding is not available for reimbursement to the Developer of this project, conditions “ii” and “iii” below shall be inapplicable, and Developer may seek to form an Area of Benefit or pursue other financing mechanisms for reimbursement of costs to construct condition “i” below. If applicable, reimbursement for these improvements shall be made to the Developer soon after City Council acceptance of the improvements. The reimbursement shall include the “soft costs” for design engineering (6%), construction staking (4%) and bonding (2%). “Soft cost” reimbursement shall be based on the Developer’s actual costs, up to the indicated percentages of the construction cost. Developer shall also be reimbursed for the plan check and construction inspection, in accordance with the fee paid by the Developer during the Improvement Plan process.
i. Developer shall install a dedicated right turn lane at the S. Main Street/State Route 120 intersection, to the eastbound State Route 120 access ramp.
Developer shall get approval from CalTrans for the design and construction of the improvements at this intersection. This condition may be modified or removed if the requirements to construct this lane are impractical, as determined by the City Engineer.
ii. Developer shall install a new street structural section, street lights, signage and striping along the frontage of 1437 S. Main Street (APN 224-02-117) and 1533 S. Main Street (APN 224-02-116) on the west side of S. Main Street. Improvements shall terminate at the western end of the curb return on W. Atherton Drive. If funding is available for reimbursement to the Developer of this project, Developer shall install said frontage improvements at the same time as the installation of the improvements on the east side of S. Main Street.
iii. Developer shall construct street improvements along S. Main Street from Atherton Drive south to the southern property line of 1601 S. Main Street (APN 224-02-147), including new street structural section, curb, gutter, sidewalk, raised landscaped median (final location and limits of the median to be determined by the Director of Engineering/City Engineer at the time of Improvement Plan submittal), as shown on the 6 Lane Street Section, Plate E-2.06 F1, merging to Plate E-2.10 H1 at the intersection in conjunction with the layout shown on Sheet No. INT15 of Exhibit 3 of the Transportation Element of the City’s PFIP. Developer shall include streetlights, signage, striping and landscaping with trees and automatic irrigation system in the raised median.
34) Developer shall ensure the structural section of the existing roadway which is in accordance with the traffic index in these conditions. The developer shall remove and replace the existing pavement with a new structural section, in accordance with the specified traffic index, or the Developer may core the existing pavement and submit the results to the City Engineer for approval to leave the existing structural section in place. The surface of the roadway where the existing pavement structural section is approved to remain shall be removed and replaced with an overlay ATTACHMENT 10
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(minimum 0.20’ grind and asphalt concrete overlay), which is done at the same time as the adjacent new pavement.
35) Developer shall install a full access signalized traffic signal at the intersection of E.
Atherton Drive and Buena Vista Drive. This work includes the addition of signal poles, installation of video detection, new signal timing, signage, adequate striping to accommodate the signal on all street legs of the intersection and installation of pedestrian crossing facilities. The signal shall include an emergency vehicle preemption system. All work shall be at the expense of the Developer. 36) The traffic signal for South Main at E. Atherton Drive, and for E. Atherton Drive at Buena Vista Drive must be fully operational and accepted by the City prior to the first final building inspection for the project.
37) Access to Street “D” from E. Atherton Drive shall be limited to right in/right out. 38) Where offsite property acquisition is required by these conditions, the developer shall make a good faith efforts to obtain the right-of-way. If it can be shown to the City in writing, that the Developer is unable to come to an agreement with the property owner, the City will decide to remove this condition or begin its own negotiations with the property owner.
39) Developer shall dedicate right-of-way along the south side of E. Atherton Drive to accommodate a fifty-four foot (54’) half-width street section. 40) Developer shall dedicate right-of-way along the north side of E. Atherton Drive from Buena Vista Drive to the east boundary line to accommodate a sixty-eight foot (68’) half-width street section.
41) Developer shall dedicate right-of-way along the north side of E. Atherton Drive from Buena Vista Drive to the west boundary line to accommodate a fifty-six foot (56’) half-width street section.
42) Developer shall complete the construct of the twelve foot (12’) wide concrete pathway along the north frontage of E. Atherton Drive, including landscaping with trees, automatic irrigation system on both side of the street, a seven foot (7’) high masonry sound wall along the single-family residence lots, and signage and striping. 43) The easterly median in E. Atherton Drive shall be extended to the SSJID irrigation District crossing. The median shall be landscaped in accordance with the Parks Department requirements.
44) Bioretention facilities shall located at street intersections, along street side yards, within City right-of-way, or designated City owned lots. Bioretention facilities shall not be located along any residential lot frontage.
45) Final Map phasing will need to be coordinated with the timing and necessity of roadway construction. Roadway construction for each phase shall be reviewed and approved by the City Engineer and may include roads on the Tentative Map that are not immediately adjacent to the proposed Final Map.
46) Developer shall install a Bus/Landscape Maintenance Turnout, in accordance with City Standard ST-39. The placement of the turnouts shall comply with the ATTACHMENT 10
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requirements of the needs of the Parks and Recreation Department or the City’s Transit Authority. Final locations are subject to approval by the City Engineer and shall be shown on the Improvement Plans.
47) Developer shall install traffic calming measures and measures on roadways immediately adjacent to the private park /open space. The traffic calming measures shall be reviewed and approved during the Improvement Plan submittal process. 48) No driveway shall be closer than twenty feet (20’) to a curb return. 49) Existing driveways which are not to be used by this project shall be removed and replaced with sidewalk, vertical curb and gutter.
50) Developer shall install a barricade in accordance with City Standard ST-20 at all streets stubbed to undeveloped land.
51) Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed. 52) If required, Developer shall relocate existing mailboxes, per the direction of the City Engineer and the United States Postal Service. Mailboxes shall be constructed in conformance with the standards of the United States Postal Service. 53) For all streets with 60-foot wide right-of-way and greater, the developer shall install streetlights to maintain a minimum average foot candle coverage of one (1.0) foot candles. The average to minimum uniformity ratio must not exceed 4:1. 54) For all streets with less than 60-foot wide rights-of-way, the developer shall install streetlights to maintain a minimum average foot candle coverage of four-tens (0.4) foot candles, with a minimum allowable foot candle of no less than seven-hundredth (0.07) foot candles.
55) For Controlled Intersections on arterial roadways, the developer shall install streetlights at the intersection to a minimum average coverage of two and four tenths (2.4) foot candles, with a minimum average uniformity ratio not exceeding 3:1. 56) An electrolier photometric plan shall be submitted with the project’s Improvement Plans showing this requirement are met with the existing streetlights. If not, the project shall install streetlights or modify the existing streetlights to meet the requirements. The photometric plan shall display the foot candle coverage with the uniformity ratio values. The electrolier locations shall be finalized during the Improvement Plan review process. The selected LED luminaires shall be included in the Caltrans Authorized Materials Lists (AML).
57) If Developer installs electrolier poles other than the City’s standard cobra head fixture on a galvanized pole, the Developer shall supply the City with one extra complete light fixture and pole. This will be a condition of building occupancy. 58) The thickness of all sidewalks installed with the project shall be six inches (6”). 59) All construction related traffic is prohibited from utilizing left turn in and left turn out on Quintal Road for access the project site. This restriction shall apply for the full duration of construction related to this project.
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60) The Developer shall remove and replace damaged or dilapidated sections of the curb and gutter, as instructed by the City.
61) Driveway(s) and accessibility ramps installed or modified with this project shall comply with the latest revision of the California Building Code, Chapter 11B and Caltrans Standard Plans, detail A88A.
Fencing and Walls
62) Wall heights indicated within the Tentative Map and these conditions are minimums. The installed height may be greater, if necessary to mitigate noise impacts per this project’s adopted Mitigation Monitoring and Reporting Program.
Wall heights shall be measured from the highest-grade elevation on the adjacent residential lot.
63) Developer shall construct a minimum six foot (6’) high wood fence along the boundaries of this subdivision which abut undeveloped land. 64) Developer shall install minimum six foot (6’) high decorative masonry sound wall along those streets where access rights have been relinquished to the City of Manteca.
65) Developer shall install minimum six foot (6’) high wrought iron fence on E. Atherton Drive at the multi-family lot and along the access easement and frontage of the existing storm drainage basin.
66) Unless otherwise directed by the City Engineer, streets stubbed onto undeveloped land shall have a six foot (6’) high chain link fence extending from building set back line to building set back line and a Type ‘B’ Barricade per City Std. Plan No. ST-20. 67) Developer shall construct a minimum seven foot (7’) high masonry wall along this project’s boundary with the eastbound on-ramp to Highway 120. The height of wall shall be such that it incorporates the appropriate noise-attenuation measures to satisfy the performance standards in the General Plan, Table S-1. The wall shall be on the development side of the property and shall be privately maintained. The maintenance responsibility shall be noted on the Final Map. 68) All masonry walls shall be reinforced, solid grout filled and constructed onsite (no prefabricated walls), with decorative caps and pilasters, subject to review and approval of the City Engineer and Public Works Department.
Water
69) Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.
70) The City’s Water Master Plan and User Rate Charges are currently being analyzed and updated by HydroScience. The update of the Master Plan was completed in March 2024. The Water Master Plan will identify improvement projects that need to be engineered and constructed for both the distribution system and the treatment systems. As the needed projects, both distribution and treatment, are identified, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will increase. New development projects will have ATTACHMENT 10
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to pay the following fees, as adopted by the City Council, that are in place at the time of development/permit issuance: (1) User Rate Charges, (2) Connection Charges, and (3) PFIP fees.
71) Water mains installed in stubbed streets shall extend to the property line and shall have a blowoff per City Std. Plan No. W-7.
72) A minimum ten-foot (10’) separation, from outside of pipe to outside of pipe, shall be maintained between water mains and parallel sanitary sewer, storm drain, and irrigation lines.
73) Existing wells within the boundary of the proposed development which are not approved for use by the City, shall be abandoned in accordance with San Joaquin County Public Health Services requirements. Use of existing irrigation wells as landscape irrigation wells will be evaluated on a case-by-case basis and shall be approved by the Public Works Department. If conversion of the existing on-site irrigation wells are approved for use as landscape irrigation wells, or for use as construction water, the proposed improvements shall be in strict accordance with City of Manteca plans, standards and specifications and in accordance with the requirements of the San Joaquin County Health Department. 74) Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the first building permit. 75) Existing service connections to the City’s water mains which will not be used by this project shall be abandoned, as directed by the City of Manteca. 76) The onsite water line at the multi-family project shall be private and maintained by the Property Owner in accordance with National Fire Protection Association (NFPA) 25 Fire Code, as amended.
77) Developer shall install double check detector check valves (DCDCV) where the fire hydrant/fire service line enters the multi-family site from the public water system.
The DCDCV shall be installed on private property immediately adjacent to the City right-of-way or a dedicated City access easement to the DCDCV location, maintained by the property owner. The fire service system for each multi-family project shall have two (2) points of connection to the existing public water system. 78) Developer shall install one meter for the domestic water system for each separated multi-family project. The meter shall be installed at an accessible location within the public utility easement, adjacent to the City’s ROW. Piping and appurtenances downstream of the water meter are private and will be maintained by the property owner.
79) Developer shall install a backflow prevention device immediately downstream of the water meter. The backflow prevention device shall be maintained by the Property Owner.
80) Developer may install a separate water meter for the landscape irrigation system.
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easement. Piping and appurtenances downstream of the water meter are private and will be maintained by the Property Owner. Irrigation water from the potable system shall be protected with a reduced pressure backflow device. 81) Existing service connections to the City’s water mains which will not be used by this project shall be abandoned, as directed by the City of Manteca. 82) Landscape irrigation water system shall be designed to operate from a single point of connection. Irrigation water from potable system shall be delivered via a single meter which is no larger than 2”. Piping which is installed from the potable water system for the purposes of irrigation shall be purple pipe. This includes the valve boxes. Irrigation water from the potable system shall be protected with a reduced pressure backflow device.
Storm Drainage
83) Improvements shall be constructed in conformance with the latest edition of the Storm Drain Master Plan, the City’s Post-Construction Manual and City Standards. 84) The storm drain system shall be sized to accommodate future flows from APN 224- 04-010 and APN 224-04-011.
85) A storm drainage plan for the entire project shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plans shall include any offsite contributions to plan. The plan shall be accompanied by calculations for peak flows, total runoff, pipe sizes, detention basin volume and evidence of historical groundwater depth.
86) All storm drainage shall drain to the existing basin, south of E. Atherton Drive. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin. The storm drain basin discharge facilities shall be designed as a controlled pump or gated discharge with positive shut-off control. If required, telemetry requirements at the pump station shall include installation of hardware and software to interface with the City’s Supervisory Control and Data Acquisition (SCADA) system. Developer’s SCADA Integrator shall coordinate with the City Water Quality Control Facility’s Chief Plant Operator. 87) All storm drain piping shall be located within the paved street area and drive aisles. 88) Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca approval of the proposed measures is precedent to issuance of any building, grading or construction permits.
89) Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Design and sizing requirements shall comply with the 2015 Post- Construction Stormwater Standards Manual. City of Manteca approval of the Project Stormwater Plan is precedent to ATTACHMENT 10
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issuance of any building, grading, or construction permits. An electronic copy of the Project Stormwater Plan shall be provided to the City of Manteca 90) Developer shall develop and submit an Operations and Maintenance Plan that identifies the operations, maintenance, and inspection requirements of all stormwater treatment and baseline hydromodification control measures identified in the approved Project Stormwater Plan. City of Manteca approval of the preliminary Operations and Maintenance Plan is precedent to issuance of any building, grading, or construction permits. An electronic copy of the Maintenance Plan shall be provided to the City of Manteca.
91) City of Manteca approval of the final Operations and Maintenance Plan and recordation of the Maintenance Access Agreement is precedent to first building final inspection for this project. Two paper copies and an electronic copy of the final Operations and Maintenance Plan shall be provided to the City of Manteca. 92) Post-Construction Management Practices shall conform to the City’s adopted MultiAgency Post Construction Stormwater Standards Manual. 93) Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized. 94) Prior to any land disturbing construction activities occurring on a project, Developer shall meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are deemed non-exempt, contractor shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) and apply for a permit under the California General Construction NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer (QSD) certified by the State Water Resources Control Board. All modifications to SWPPP shall be implemented by a QSD in responsible charge for the project. The SWPPP shall be implemented under the supervision of a Qualified SWPPP Practitioner (QSP). For permit information, contact the State Water Resources Control Board (SWRCB) at:
State Water Resources Control Board
PO Box 1977, Sacramento, CA 95812-1977
Attn: Storm Water Permitting Section
Telephone: (916) 341-5537
To log in to the SWRCB Storm Water Multiple Application and Report Tracking System (SMARTS) to enter site information and apply for permit, please contact the City of Manteca Engineering Department to establish a project and authorize data entry access.
All other sites shall conform to the City of Manteca Standards, the California Green Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All construction involving land disturbing activities shall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at all times until construction is completed and the site is stabilized as defined under the Construction General NPDES permit.
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Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer and approved by Authorized Signatory or Legally Responsible Person (LRP) for the City’s NPDES program.
Contact the City of Manteca Engineering Department to identify appropriate person for review and approval of plans and documents.
95) It is recognized that the design and calculations which have been submitted thus far to demonstrate this project’s compliance with the City’s Post-Construction Stormwater Standards Manual are approved for project entitlements but may require further refinement for final approval, which is precedent to issuance of any building, grading, or construction permits.
96) Bioretention areas which are adjacent to the City sidewalk shall include a one-foot (1’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.
97) Developer shall pay fair-share costs for storm drainage improvements, including improvements downstream to improve capacity or water quality treatments needed to conform to current Storm Drain Master Plan, City standards and support the development.
98) If required, the Developer shall select a SCADA Integrator to program the pump station that is located so they are able to physically respond to the project site within four (4) hours of being notified by the City of an issue with the pump station. Remote login to the pump station is not acceptable to fulfill this requirement. The contact information, including name, 24-hr contact phone number and physical address, must be included in the Improvement Plans for review and approval. 99) Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
Sanitary Sewer
100) Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards. 101) The City’s Sewer Master Plan and User Rate Charges are currently being analyzed and updated by Stantec. The update of the Master Plan was completed in March 2024. The Sewer Master Plan will identify improvement projects that need to be engineered and constructed for both the collection system and the Wastewater Quality Control Facility (WQCF). As the needed projects, both collection and at the WQCF are identified, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will increase. New development projects will have to pay the following fees, as adopted by the City Council, that are in place at the time of development/permit issuance: (1) User Rate Charges, (2) Connection Charges, and (3) PFIP fees.
102) A manhole shall be located at the back of the sidewalk, adjacent to City right-of-way, where the sanitary sewer main enters private development. This manhole shall be the end of the City’s maintenance responsibility for the sanitary sewer system.
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103) Any existing septic tank(s) on the property that will not be approved by the City shall be abandoned in accordance with the permitting requirements of the San Joaquin County Environmental Health Department prior to issuance of the first building permit.
104) A preliminary sewer plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak wet weather flows showing pipe sizes and slopes for the entire development.
Public Facilities Implementation Plan (if applicable)
105) Reimbursement shall be based on actual quantities installed. Developer is required to have a minimum of three (3) public sealed bids opened by the City Clerk for all reimbursable improvements. Bids for reimbursable items shall be included in the total subdivision bids, however, the unit bids received for reimbursable items will be considered as a bid separate from the rest of the subdivision contract items and reimbursement will be made based on the lowest responsible bid received for reimbursable items.
106) The City shall approve the bid sheet form, prior to bidding, and proof shall be provided that bids were solicited from a minimum of three qualified contractors. 107) Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of residences within the subdivision. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed in accordance with the City Council adopted Public Facilities Implementation Plan in place on the effective date of the Improvement Agreement.
108) In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by City Council.
Homeowners’ Association (if applicable)
109) A Homeowners’ Association (HOA) or other funding mechanism shall be formed at the developer’s expense to provide for the maintenance and operation of the landscaping, landscape irrigation, park/open space improvements, sound walls, internal streetlights, all streetscape/median landscape improvements, HOAmaintained utilities and bike paths located within the boundaries of the community.
HOA bylaws must be submitted to the City for approval prior to issuance of the first building permit. No bylaws which are not approved by the City may be entered into. 110) The HOA bylaws shall include language to address the dissolution of the HOA. This language should include that dissolution of the HOA is only permitted if the City agrees to take over maintenance of all HOA maintained infrastructure. The City may agree to take over all or a portion of the HOA maintained infrastructure and may condition its agreement with items such as timing for the maintenance switch, the infrastructure condition at the time of the switch etc. This portion of the bylaws must ATTACHMENT 10
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also include language that changes to infrastructure maintenance related bylaws must be approved by the City prior the changes being approved by the HOA members.
City of Manteca Public Works, Park Planning and Projects General Park Comments
1) All open space associated with the apartment complex, including the approximately
1.93-acre public open space required per Development Services, shall me maintained and all liability covered by the apartment complex; open space area does not apply to the Public Park requirements of the development. 2) LID areas within the single-family home development will need to be removed as this area cannot be serviced effectively; see notes on attached exhibit.
General Conditions
1) Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
2) Developer shall prepare construction plans and specifications for any streetscape, or other publicly maintained improvements, for Public Works Department – Parks Division approval, at developer’s expense.
3) The Developer shall be required to pay Fees as specified in the current Park Acquisition and Improvement Fee.
4) Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.
5) Developer shall submit a final subdivision map to the Public Works Department - Parks Division with recommended street trees for each street within the development for review and approval by the City Arborist. Plans shall be submitted in tandem with the streetscape and basin construction plans.
6) Depending upon materials used within the Basin and Streetscape and layout, additional comments may be made during the construction plan phase. 7) A masonry wall will be required between residential lots and public streetscape (north and south side of East Atherton Road and along Buena Vista Drive. 8) The bike trail along the North side of East Atherton Drive shall continue to the end of project and be striped accordingly with signage as needed at intersections. 9) Existing basin to the southwest needs to be improved and landscaped. Replace existing fencing with new upgraded tubular steel fencing and gates. This area will not be maintained by the City.
Low Impact Development:
10) Low Impact Development (LID) improvements, locations and details shall be reviewed and be approved by Engineering and Parks Division to determine impact ATTACHMENT 10
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on overall area to be maintained within the Community Facilities District (CFD).
Maximum side slopes shall be 4:1 for shrubs and 6:1 for turf. 11) LID improvements shall be continuous if LID treatment includes landscaping and irrigation. Irrigation lines shall not be under private property or within street/sidewalk improvements without sleeving.
12) No Joint Trench Utilities shall be allowed within LID areas. 13) Any low Impact Development (LID) improvements to be maintained by the City, shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.
14) Developer shall provide soil analysis/documentation on infiltration rate and soil fertility testing of soil after mass grading and show it complies with City and State regulations per the Post-Construction Storm Water Standards Manual. 15) Low Impact Design (LID) improvements shall have a three-year warranty period.
Streetscapes/Medians/Landscape areas:
16) Streetscape/medians/landscape improvements to be maintained by the City, shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.
17) In areas where South San Joaquin Irrigation District (SSJID) pipeline easements are located within the boundaries of streetscape, medians or landscape areas, SSJID and the City of Manteca Public Works Department – Parks Division shall both approve landscape plans including tree variety, setbacks, root protection methods, etc. The landscape plans shall not be considered approved until they are signed by the Public Works Department – Parks Division.
18) No turf grass is permitted in any streetscapes, unless approved by the Public Works Department – Parks Division.
19) Streetscape shall utilize a minimum of 30% of landscape area in non-irrigated materials.
Community Facilities District (CFD) (Or other funding source) Formation Requirements:
20) CFD or other approved funding source shall be formed, at the developer’s expense, to provide for the maintenance of the public landscape, streetlights, and the negative fiscal impacts associated with the provision of police protection, fire suppression and public road maintenance services for new development. Said CFD, or other funding source, shall be in place prior to the issuance of the first building permit for a ATTACHMENT 10
144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
Conditions of Approval Page 23 of 27
production home and as further defined in the City of Manteca Parkland Construction Policy.
21) Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.
City of Manteca Public Works, Solid Waste
1) Developer shall provide specifications of the garbage and recycling compactors prior to construction of the compactors.
2) Compactors shall be constructed to the specifications that the City of Manteca requires in order to ensure compatibility with City roll-off trucks.
City of Manteca Fire Department, Office of the Fire Marshal 1) Site Address: Building address numbers shall be plainly visible from the street fronting the property. Said building address numbers shall contrast with their background and be a minimum of 12” in height
a) Building Numbers for rear buildings shall be visible from Main drive aisle.
Building numbers will be placed in a uniform position on the building façade.
Bldg. A -or- Bldg. 2
Units 301-306 Units 307-313
201-206 207-213
101-106 107-113
2) Fire Department Access:
a) Provide a diagram showing a minimum of 44’ external radius and internal radius of 25’ on all main entries, drive aisle and parking lot areas. The main drive aisle shall be designated Emergency Vehicle Access Lane and be a minimum of 26’ wide.
b) A diagram showing proposed “Fire Lane” shall be submitted for approval to the Office of the Fire Marshal. Fire Lanes shall be marked in accordance with California Fire Code (Appendix D103.6 SIGNS and Manteca Fire Code 15.24 3) Fire Hydrants: Plans and specifications for fire hydrant systems shall be submitted for review and approval prior to construction.
a) Fire hydrants shall be installed on a minimum 8-inch looped water main. b) Fire hydrants shall be installed around all buildings at a maximum spacing of 300 feet in accordance with the City of Manteca Standards and California Fire Code. Corners should be utilized for hydrant locations when possible.
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144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
Conditions of Approval Page 24 of 27
c) Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions. d) Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles.
e) Additional fire hydrants may be required to meet the minimum spacing requirement of hydrants within 90 feet of Fire Department Connections, (FDC) for Fire Sprinkler Systems.
f) The on-site fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits. g) Total Fire Flow (appendix B of CFC) shall be calculated and submitted as part of the permit submittal.
4) Underground piping for the fire sprinkler shall be approved by the Fire Department prior to permit issuance.
5) All above ground gas meter, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
6) Fire Suppression Systems: All buildings must be protected by an approved monitored automatic sprinkler system in accordance to NFPA 13, CFC, CBC, and Manteca Municipal Code Section 15.24.
a) Fire Alarm/Sprinkler monitoring shall be point ID.
7) Fire Suppression Approval. Plans and specifications for fire suppression systems shall be submitted for review and approval prior to construction. If work differs from approved plans, a set of “as built” shall be submitted to the Fire Department prior to final inspection.
8) Plans proposed to be listed as deferred submittals shall be clearly labeled on the cover building permit plan submittal cover sheet.
9) Inspections. Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permits. The Fire Department shall witness all system and acceptance tests. Please provide 24-hour notice prior to any system or acceptance tests. 209- 456-8340
10) A Fire Department approved “key lock box” shall be properly installed near the main entrance. A 3200 series lock box(s) can be order online directly from KNOXBOX.COM. Contact the Office of the Fire Marshal at
[email protected] for additional information. 11) All above ground gas meters, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
12) Trash enclosures/dumpsters shall not be allowed within 5 feet of any combustible walls, openings, or combustible roof eaves, unless protected by an automatic fire sprinkler.
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144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
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13) Operations that require operational permits (High Piled Storage, Hot Work, Compressed Gas, Battery Storage and all others listed in CFC 105) shall be identified on the plan submittal.
14) All above comments shall be listed in the Building Permit Plan Submittal in a section designated for Fire Comments. Additionally, the Authority Having Jurisdiction should be listed as:
Authority having Jurisdiction:
City of Manteca Fire Department,
Office of the Fire Marshal
Fire Inspector II Luis “Art” Salas
1154 S. Union Road, Manteca CA 95337
[email protected]
City of Manteca Information Technology Department, GIS Division 1) For the multifamily Phase 1, the main address will be based on the location of the leasing office, which is off Buena Vista Dr. For this reason, the addresses will be assigned to Buena Vista Dr. For multifamily Phase 2, the proposed main address shall be located at the community center. All multifamily units in all phases shall have their first number (1,2,3) indicate which floor the unit is located on, followed by the two or three-digit number to designate the units. Each apartment building will be given a designated letter.
San Joaquin County Environmental Health Department
1) Submit three (3) sets of detailed public swimming pool plans to the Environmental Health Department for review and approval prior to issuance of building permit(s) (Code of Regulations, Title 22, Section 65505). The fee will be based on the current schedule at the time of payment.
2) Any geotechnical drilling shall be conducted under permit and inspection by the Environmental Health Department (San Joaquin County Development Title, Section 9-1115.3 and 9-1115.6).
Pacific Gas and Electric Company (PG&E)
1) PG&E operates an overhead electric distribution line on this property along Quintal Road. The referenced facilities are not compatible with the proposed development and must be removed and/or relocated prior to the project commencing. Please contact PG&E’s Service Planning department at www.pge.com/cco for any modification or relocation requests, or for any additional services you may require.
You may also contact the Building and Renovation Center (BRSC) for facility map requests by calling 1-877-743-7782.
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144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
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As a reminder, before any digging or excavation occurs, please contact Underground Service Alert (USA) by dialing 811 a minimum of 2 working days prior to commencing any work. This free and independent service will ensure that all existing underground utilities are identified and marked on-site.
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144-490 Quintal Road GPA 22-66, REZ 22-91, SDJ-22-68 and SPC 22-68 144-490 Quintal Road
Conditions of Approval Page 27 of 27
ACKNLOWLEDGEMENT OF TERMS AND CONDITIONS
The City reserves the right to withhold the finalization of the structure(s) and/or terminate City utilities (i.e., shut off water and sewer) until all conditions of the City-approved site plan have been completed. Please contact the Development Services Department if you are unable to complete the site plan improvements prior to occupancy of the project.
The fees associated with this project are payable at the time of building permit issuance.
For information on fees associated with the project, please contact the Building Safety Division at 209-456-8550.
I, as the site plan applicant, or authorized agent for the site plan applicant, have read and understand the conditions of approval and requirements for this development project. I, further, understand that this site plan runs with the ownership of the land and any transfer of ownership must include all uncompleted site plan requirements. I hereby acknowledge all conditions and requirements of the site plan approval. __________________ _______________________________________________ Date Authorized Signature
__________________ _______________________________________________ Date Authorized Signature
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O20XX-__ Page 1 of 3 Type adopted date of ordinance here ORDINANCE O2024-__
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
MANTECA, STATE OF CALIFORNIA, AMENDING
ORDINANCE NO. 1501, THE ZONING ORDINANCE, AS
AMENDED, A ZONING MAP CHANGE FOR THE 144-490
QUINTAL ROAD PROJECT (GPA-22-66, REZ-22-91, SDJ22-68 and SPC-22-67) WHEREAS, the Manteca City Council at their duly noticed public hearing of November 19, 2024 considered General Plan Amendment No. GPA-22-66, Rezone No.
REZ-22-91, Tentative Subdivision Map No. SDJ-22-68, and Site Plan and Design Review No.
SPC-22-67 for the 144-490 Quintal Rd, filed by Quarterra; and, WHEREAS, the current zoning for the project site is Commercial Mixed Use (CMU) which requires a rezone for consistency with the project proposal; and WHEREAS, the applicant has requested a Rezone (REZ 22-91) for a portion of the APNs 224-040-06, 224-040-07, 224-040-11 and 224-040-52 totaling 40.41 gross acres to be changed from Commercial Mixed-use (CMU) to Multiple-Family Dwelling (R3); and WHEREAS, the applicant has requested a Rezone (REZ 22-91) for a portion of the APNs 224-040-44 and 224-040-52 totaling 23.7 gross acres to be changed from Commercial Mixed-use (CMU) to One Family Dwelling (R-1); and WHEREAS, a Mitigated Negative Declaration was filed with the State Clearinghouse (SCH# 2024080853) which determined that the construction of the proposed project, with the implementation of the suggested mitigations, would cause a less than significant environmental impact in all categories and the proposed project would also not result in potentially significant cumulative impacts that were not evaluated in the City’s General Plan EIR; and,
WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of October 17, 2024 approved a Resolution recommending to the City Council approval of the General Plan Amendment for the 144-490 Quintal Road project; and, WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of October 17, 2024 approved a Resolution recommending to the City Council approval of the Rezone, Site Plan and Design Review, and Tentative Subdivision Map for the 144-490 Quintal Road project; and,
WHEREAS, the City Council has considered all information related to this matter, as presented at the public meeting of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings.
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O20XX-__ Page 2 of 3 Type adopted date of ordinance here THE CITY COUNCIL OF THE CITY OF MANTECA DOES ORDAIN AS FOLLOWS:
SECTION 1: Amendment. The Zoning Map of the City of Manteca, Zoning Ordinance No. 1501, as amended, is hereby amended as designated on the Zoning Map relating to the 144-490 Quintal Road project, Rezone No. REZ 22-91, attached hereto and made a part hereof.
SECTION 2: Severability. If any section, sub-section, subdivision, paragraph, clause or phrase in this Ordinance, or any part thereof, is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining sections or portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, sub-section, subdivision, paragraph, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases may be declared invalid or unconstitutional.
SECTION 3: Effective Date. This Ordinance shall become effective thirty (30) days following adoption.
City of Manteca, a municipal corporation
MAYOR: __________________________________
GARY SINGH
ATTEST: __________________________________
CASSANDRA CANDINI-TILTON
CITY CLERK
STATE OF CALIFORNIA
COUNTY OF SAN JOAQUIN SS:
CITY OF MANTECA
I, Cassandra Candini-Tilton, City Clerk of the City of Manteca, do hereby certify that the foregoing Ordinance had its first reading and was introduced during the public meeting of the City Council on the ___ day of ____, 20__, and had its second reading and was adopted and passed during the public meeting of the City Council on the ___ day of ____, 20__, by the following vote:
AYES:
NOES:
ABSENT:
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O20XX-__ Page 3 of 3 Type adopted date of ordinance here ABSTAIN:
ATTEST: __________________________
CASSANDRA CANDINI-TILTON
City Clerk
Exhibits:
Exhibit A: Rezone Map
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144-490 QUINTAL RD. (REZ 22-91)
Existing Zoning Proposed Zoning
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ATTACHMENT 10
Emblem Manteca Decarbonization Memo
Prepared by Glen Folland, LEED Green Rater, CEA, CEM
August 31, 2024
Project Summary
Quarterra’s proposed multifamily project in Manteca, CA will go beyond the standards set by the state of California for carbon reduction. The purpose of this memo is to outline the planned energye,iciency and other measures that will reduce operational carbon emissions.
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The project will be built in two phases, Manteca Phase I – East and Manteca Phase II – West.
Phase 1 – East
Manteca East – Consists of 312 total units (13 buildings, each having 24 units) and one clubhouse.
The average home size is around 990 square feet with five home types. This project is all surface parked.
Phase 2 – West
Manteca West – Consists of 360 total units (18 buildings, each having 20 units) and one clubhouse.
The average home size is around 865 square feet with four home types. This project is surface parked and 10 tuck under garages per building.
Decarbonization Measures
All-electric. Manteca East and West buildings will be all-electric. Cooking, heating, water heating, and clothes dryers will all be electric. The use of electric appliances, heat pumps for heating and cooling, and heat pump water heaters reduces the carbon emissions associated with burning natural gas.
Energy e,icient. In addition to being all-electric, the project will be designed to beat California’s already strict energy compliance levels by 10%. Energy calculations and the measures intended to achieve those goals are discussed in the Residential Building Energy Use section below.
Solar photovoltaics. The project will install solar photovoltaics on the rooftops of all buildings. Sizing and output calculations are provided later in this memo.
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Electric Vehicle Charging. The project will be prepared for the influx of electric vehicles. 40%+ of the parking spots provided will have EV chargers or be pre-wired for future installation of EV chargers.
LEED for Homes. The project has targeted LEED for Homes certification. LEED for Homes projects use less water and energy and are more durable than those not built to the standard. The building envelope is constructed to leak less conditioned air. Insulation installation is held to a higher standard. This results in homes that are more comfortable and energy e,icient.
Energy Star for Homes. Multifamily California version 1.4 projects require a higher standard of construction for HVAC ducting and envelope construction. Manteca’s dwelling units will be 10% more e,icient than homes designed solely to meet California compliance.
Residential Building Energy Usage
Energy simulation modeling was utilized to calculate an average annual electric usage intensity.
CBECC 2022, a software approved by California Energy Commission for Title 24 2022 performance method, was utilized for the calculations. Using the building features described at the end of this section, an annual electric usage intensity of 6.613 kWh/sf was calculated.
Phase 1 - East
Unit Type Quantity Unit Size (SF) Annual kWh/unit (kWh/yr) Subtotal (kWh/yr) A1 78 738 4,880 380,671
A2 78 774 5,118 399,240
B1 42 1099 7,268 305,243
B2 78 1194 7,896 615,882
C1 36 1434 9,483 341,390
2,042,425
Phase 2 – West
Unit Type Quantity Unit Size (SF) Annual kWh/unit (kWh/yr) Subtotal (kWh/yr) A2 108 774 5,118 552,794
B1 108 1099 7,268 784,910
CAR1 72 650 4,298 309,488
CAR2 72 850 5,621 404,716
2,051,908
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In total, the homes are expected to consume about 4094 megawatts of electricity on an annual basis.
Energy Features Used in Simulation
Central heat pump water heating system
Walls – 2x6 @ 16” oc, with R-21 insulation
Attic – 2x6 trusses @ 24” oc, with R-60 insulation
Windows – 0.28/0.21
Heating/Cooling – SEER2 18 / HSPF2 8
Cooking, Clothes Dryer Fuel – Electric
Solar Photovoltaics
The project will maximize the amount of solar photovoltaics (PV) based on the space available. Each project will fit as much solar on rooftops and carports as space will allow. It was calculated that Phase 1 can accommodate 1006.05 kW DC, and Phase 2 can accommodate 953.10 kW DC.
Production calculations in this memo utilized PV Watts Calculator. Developed by National Renewable Laboratories, the PV Watts Calculator is the industry standard tool for calculating electric generation from PV systems. Considering Manteca for the location, system losses of 14%, a 5-degree tilt, and a 180-degree azimuth, PV Watts shows that each 1 kW of solar PV produces 1514 kWh annually.
Phase 1 - East
1006.05 kW DC x 1514 kWh/kW/yr
= 1,523,160 kWh AC annually
Phase 2 – West
953.10 kW DC x 1514 kWh/kW/yr
=1,442,993 kWh AC annually
In total, the anticipated solar photovoltaic system for the two phases combined will be capable of producing 2966 megawatts of electricity annually. Onsite generation will reduce electricity transmission losses, which are generally around 5-7%. Electricity lost through powerlines comes with the increased carbon emissions associated with that electrical generation.
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Conclusion
Through carefully considered design that includes Energy Star Homes, LEED, and the elimination of natural gas, Manteca will reduce its operational carbon. Additionally, the homes will be more durable, comfortable, and consume less water. The project will also be installing large quantities of photovoltaics which reduces carbon emissions associated with o,site electrical generation and transmissions losses for the electricity that is pulled from the grid. The PV is expected to account for roughly 72.4% (2966 MW generated / 4094 MW consumed) of the power consumed by the homes.
With the addition of EV charging stations, the project will be ready to accommodate the shift away from vehicles that run on fossil fuel.
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Central Valley Regional Water Quality Control Board
19 September 2024
Toben Barnum
City of Manteca
1215 West Center Street, Suite 201
Manteca, CA 95337
[email protected]
COMMENTS TO REQUEST FOR REVIEW FOR THE MITIGATED NEGATIVE DECLARATION, 144-490 QUINTAL ROAD PROJECT, SCH#2024080853,
SAN JOAQUIN COUNTY
Pursuant to the State Clearinghouse’s 21 August 2024 request, the Central Valley Regional Water Quality Control Board (Central Valley Water Board) has reviewed the Request for Review for the Mitigated Negative Declaration for the 144-490 Quintal Road Project, located in San Joaquin County.
Our agency is delegated with the responsibility of protecting the quality of surface and groundwaters of the state; therefore our comments will address concerns surrounding those issues.
I. Regulatory Setting
Basin Plan
The Central Valley Water Board is required to formulate and adopt Basin Plans for all areas within the Central Valley region under Section 13240 of the Porter-Cologne Water Quality Control Act. Each Basin Plan must contain water quality objectives to ensure the reasonable protection of beneficial uses, as well as a program of implementation for achieving water quality objectives with the Basin Plans. Federal regulations require each state to adopt water quality standards to protect the public health or welfare, enhance the quality of water and serve the purposes of the Clean Water Act. In California, the beneficial uses, water quality objectives, and the Antidegradation Policy are the State’s water quality standards. Water quality standards are also contained in the National Toxics Rule, 40 CFR Section 131.36, and the California Toxics Rule, 40 CFR Section 131.38.
The Basin Plan is subject to modification as necessary, considering applicable laws, policies, technologies, water quality conditions and priorities. The original Basin Plans were adopted in 1975, and have been updated and revised periodically as required, using Basin Plan amendments. Once the Central Valley Water Board has adopted a Basin Plan amendment in noticed public hearings, it must be approved by ATTACHMENT 10
144-490 Quintal Road Project - 2 - 19 September 2024
San Joaquin County
the State Water Resources Control Board (State Water Board), Office of Administrative Law (OAL) and in some cases, the United States Environmental Protection Agency (USEPA). Basin Plan amendments only become effective after they have been approved by the OAL and in some cases, the USEPA. Every three (3) years, a review of the Basin Plan is completed that assesses the appropriateness of existing standards and evaluates and prioritizes Basin Planning issues. For more information on the Water Quality Control Plan for the Sacramento and San Joaquin River Basins, please visit our website:
http://www.waterboards.ca.gov/centralvalley/water_issues/basin_plans/ Antidegradation Considerations
All wastewater discharges must comply with the Antidegradation Policy (State Water Board Resolution 68-16) and the Antidegradation Implementation Policy contained in the Basin Plan. The Antidegradation Implementation Policy is available on page 74 at:
https://www.waterboards.ca.gov/centralvalley/water_issues/basin_plans/sacsjr_2018
05.pdf
In part it states:
Any discharge of waste to high quality waters must apply best practicable treatment or control not only to prevent a condition of pollution or nuisance from occurring, but also to maintain the highest water quality possible consistent with the maximum benefit to the people of the State.
This information must be presented as an analysis of the impacts and potential impacts of the discharge on water quality, as measured by background concentrations and applicable water quality objectives.
The antidegradation analysis is a mandatory element in the National Pollutant Discharge Elimination System and land discharge Waste Discharge Requirements (WDRs) permitting processes. The environmental review document should evaluate potential impacts to both surface and groundwater quality.
II. Permitting Requirements
Construction Storm Water General Permit
Dischargers whose project disturb one or more acres of soil or where projects disturb less than one acre but are part of a larger common plan of development that in total disturbs one or more acres, are required to obtain coverage under the General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities (Construction General Permit), Construction General Permit Order No. 2009-0009-DWQ. Construction activity subject to this permit includes clearing, grading, grubbing, disturbances to the ground, such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility. The Construction General Permit requires the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP). For more information on the Construction General Permit, visit the State Water Resources Control Board website at:
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144-490 Quintal Road Project - 3 - 19 September 2024
San Joaquin County
http://www.waterboards.ca.gov/water_issues/programs/stormwater/constpermits.sht ml
Clean Water Act Section 404 Permit
If the project will involve the discharge of dredged or fill material in navigable waters or wetlands, a permit pursuant to Section 404 of the Clean Water Act may be needed from the United States Army Corps of Engineers (USACE). If a Section 404 permit is required by the USACE, the Central Valley Water Board will review the permit application to ensure that discharge will not violate water quality standards. If the project requires surface water drainage realignment, the applicant is advised to contact the Department of Fish and Game for information on Streambed Alteration Permit requirements. If you have any questions regarding the Clean Water Act Section 404 permits, please contact the Regulatory Division of the Sacramento District of USACE at (916) 557-5250.
Clean Water Act Section 401 Permit – Water Quality Certification If an USACE permit (e.g., Non-Reporting Nationwide Permit, Nationwide Permit, Letter of Permission, Individual Permit, Regional General Permit, Programmatic General Permit), or any other federal permit (e.g., Section 10 of the Rivers and Harbors Act or Section 9 from the United States Coast Guard), is required for this project due to the disturbance of waters of the United States (such as streams and wetlands), then a Water Quality Certification must be obtained from the Central Valley Water Board prior to initiation of project activities. There are no waivers for 401 Water Quality Certifications. For more information on the Water Quality Certification, visit the Central Valley Water Board website at:
https://www.waterboards.ca.gov/centralvalley/water_issues/water_quality_certificatio n/
Waste Discharge Requirements – Discharges to Waters of the State If USACE determines that only non-jurisdictional waters of the State (i.e., “nonfederal” waters of the State) are present in the proposed project area, the proposed project may require a Waste Discharge Requirement (WDR) permit to be issued by Central Valley Water Board. Under the California Porter-Cologne Water Quality Control Act, discharges to all waters of the State, including all wetlands and other waters of the State including, but not limited to, isolated wetlands, are subject to State regulation. For more information on the Waste Discharges to Surface Water NPDES Program and WDR processes, visit the Central Valley Water Board website at:https://www.waterboards.ca.gov/centralvalley/water_issues/waste_to_surface_wat er/
Projects involving excavation or fill activities impacting less than 0.2 acre or 400 linear feet of non-jurisdictional waters of the state and projects involving dredging activities impacting less than 50 cubic yards of non-jurisdictional waters of the state may be eligible for coverage under the State Water Resources Control Board Water Quality Order No. 2004-0004-DWQ (General Order 2004-0004). For more information on the General Order 2004-0004, visit the State Water Resources Control Board website at:
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144-490 Quintal Road Project - 4 - 19 September 2024
San Joaquin County
https://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/200 4/wqo/wqo2004-0004.pdf
Dewatering Permit
If the proposed project includes construction or groundwater dewatering to be discharged to land, the proponent may apply for coverage under State Water Board General Water Quality Order (Low Threat General Order) 2003-0003 or the Central Valley Water Board’s Waiver of Report of Waste Discharge and Waste Discharge Requirements (Low Threat Waiver) R5-2018-0085. Small temporary construction dewatering projects are projects that discharge groundwater to land from excavation activities or dewatering of underground utility vaults. Dischargers seeking coverage under the General Order or Waiver must file a Notice of Intent with the Central Valley Water Board prior to beginning discharge.
For more information regarding the Low Threat General Order and the application process, visit the Central Valley Water Board website at:
http://www.waterboards.ca.gov/board_decisions/adopted_orders/water_quality/2003/ wqo/wqo2003-0003.pdf
For more information regarding the Low Threat Waiver and the application process, visit the Central Valley Water Board website at:
https://www.waterboards.ca.gov/centralvalley/board_decisions/adopted_orders/waiv ers/r5-2018-0085.pdf
Limited Threat General NPDES Permit
If the proposed project includes construction dewatering and it is necessary to discharge the groundwater to waters of the United States, the proposed project will require coverage under a National Pollutant Discharge Elimination System (NPDES) permit. Dewatering discharges are typically considered a low or limited threat to water quality and may be covered under the General Order for Limited Threat Discharges to Surface Water (Limited Threat General Order). A complete Notice of Intent must be submitted to the Central Valley Water Board to obtain coverage under the Limited Threat General Order. For more information regarding the Limited Threat General Order and the application process, visit the Central Valley Water Board website at:
https://www.waterboards.ca.gov/centralvalley/board_decisions/adopted_orders/gene ral_orders/r5-2016-0076-01.pdf
NPDES Permit
If the proposed project discharges waste that could affect the quality of surface waters of the State, other than into a community sewer system, the proposed project will require coverage under a National Pollutant Discharge Elimination System (NPDES) permit. A complete Report of Waste Discharge must be submitted with the Central Valley Water Board to obtain a NPDES Permit. For more information regarding the NPDES Permit and the application process, visit the Central Valley Water Board website at: https://www.waterboards.ca.gov/centralvalley/help/permit/ ATTACHMENT 10
144-490 Quintal Road Project - 5 - 19 September 2024
San Joaquin County
If you have questions regarding these comments, please contact me at (916) 464-4684 or [email protected].
Peter G. Minkel
Engineering Geologist
cc: State Clearinghouse unit, Governor’s Office of Planning and Research, Sacramento
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“Provide a safe and reliable transportation network that serves all people and respects the environment” OFFICE OF THE DISTRICT 10 DIRECTOR
P.O. BOX 2048 | STOCKTON, CA 95201
(209) 948-7943 | FAX (209) 948-7179 TTY 711
www.dot.ca.gov
September 17, 2024
10-SJ-120-PM R005.483
Emblem Manteca
Quintal Road Plan Set
GPA-22-66, PD-22-67 and SDV-22-68
Toben Barnum
City of Manteca
1215 W Center Street, Suite 201
Manteca, CA 95337
Dear Mr. Barnum:
The California Department of Transportation appreciates the opportunity to review the detention basin plan for the Emblem Manteca residential project. The project proposes an 818-unit development consisting of 672 multifamily units, 48 duet homes, and 96 single family homes. It is south of SR 120, east of Main Street, and on both the north and south sides of Atherton Road. The project is located at 144, 292, 301 & 490 Quintal Road. The Department has the following comments:
1. The following roadway improvements proposed by the Project on page 2-23 of the Quintal Road Project Transportation Analysis need to be constructed before the opening of the Phase II Multi-family Residential developments. a. Provide gated Quintal Road access on S. Main Street with right-turnin/right-turn-out only movements to/from S. Main Street.
2. An Encroachment Permit has been approved for roadway improvements similar to the following roadway improvements proposed by the Project on page 2-23 of the Quintal Road Project Transportation Analysis. Please coordinate with the City of Manteca and Caltrans District 10 Encroachment Permit Branch to make sure these improvements are compatible with Permit #10-23-6-0823 improvements. Permit #10-23-6-0823 improvements need to be constructed before the opening of the Phase II Multi-family Residential developments. a. Construct a raised median on S. Main Street between E. Atherton Drive and the SR 120 eastbound ramps.
b. Provide complete half-width street improvements with three northbound lanes and a sidewalk on the easterly side of S. Main Street between E.
Atherton Drive and the SR 120 eastbound ramps.
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Mr. Barnum
September 17, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment” c. Configure SR 120 eastbound ramp intersection with a northbound rightturn lane to the ramp.
3. The following roadway improvements proposed by the Project on page 2-24 of the Quintal Road Project Transportation Analysis need to be coordinated with the City of Manteca. The city is currently working on the project SR 120/Main Street Interchange modification which is in the PID phase. a. Upgrade traffic signal controllers at the intersections of S. Main Street and E. Atherton Drive, S. Main Street and SR 120 westbound ramps, and S. Main Street and SR 120 eastbound ramps.
4. Appendix H (Transportation Analysis dated July 31, 2024) regarding traffic analysis shows AM and PM peak hour trips at the study intersections. However, inclusion of a diagram or map showing trip distribution percentages in the area around the proposed development as part of this transportation analysis would be beneficial, specifically regarding what percentage of trips are coming from and going to the freeway (State Route 120).
5. The document does not appear to mention an opening year for the proposed development. As there is a project to reconstruct the interchange at Main Street and State Route 120 that should be completed by 2030, please inform Caltrans of this project’s opening year to facilitate coordination.
6. Caltrans recommends a Complete Streets approach to planning this development and the surrounding area that promotes bicycle and pedestrian connectivity between the development and other nearby destinations. This would include facilities such as crosswalks, sidewalks, and bicycle lanes.
7. Caltrans recommends that the development and nearby destinations include public parks and facilities necessary to accommodate alternate modes of transportation such as bus stops and shelters, bike racks, park-and-ride lots, and solar charging stations for electric vehicles.
If you have any questions, please contact me at (209) 483-2582 or Nicholas Fung at (209) 986-1552.
Sincerely,
Tom Dumas
Chief, Office of Metropolitan Planning
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From: Johnson, Kaela <[email protected]>
Sent: Thursday, September 26, 2024 4:32 PM
To: Toben Barnum <[email protected]>
Cc: Radonich, Anna <[email protected]>; Macenski, Trevor <[email protected]>
Subject: 144-490 Quintal Road - Responses
Hi Toben, Thanks again for meeting to talk through the responses. As discussed, below are the responses to the comment letters that the RWQCB and Caltrans provided on the Tiered ISMND that can be incorporated into the City’s Staff Report.
Hi Toben,
Thanks again for meeting to talk through the responses. As discussed, below are the responses to the comment letters that the RWQCB and Caltrans provided on the Tiered ISMND that can be incorporated into the City’s Staff Report.
Central Valley Regional Water Quality Control Board Response The comment letter provides general information regarding the Central Valley Regional Water Quality Control Board’s (RWQCB’s) regulations and compliance with required permits. No specific environmental concerns relating to the Draft Tiered ISMND analysis were provided. As discussed in Section 3.10, Hydrology and Water Quality, of the Draft Tiered ISMND the Project would disturb more than 1 acre, and therefore would obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit as required by the RWQCB and Chapter 13.28, Storm Water Management and Discharges, of the Manteca Municipal Code. The NPDES Construction General Permit would require the Project to implement a Stormwater Pollution Prevention Plan (SWPPP), which includes best management practices (BMPs) to control the discharge of pollutants in stormwater during construction. The BMPs would be consistent with the RWQCB’s requirements, including the objectives of the Basin Plan, to minimize the Project’s potential impacts to water quality to a less than significant level. No further response is required.
Caltrans Response
The comment letter provides general information regarding the California Department of Transportation’s (Caltrans) encroachment permit requirements, the coordination and schedule requirements for the Project’s proposed roadway improvements, and recommendations to develop complete streets and facilities to accommodate alternate modes of transportation. No specific environmental concerns relating to the Draft Tiered ISMND analysis were provided. However, Caltrans noted that it would be beneficial for the Local Transportation Analysis (LTA) report to include a diagram or map showing trip distribution percentages in the area around the proposed development, specifically regarding what percentage of trips are coming from and going to the freeway (State Route 120). The LTA relied on the City’s recently updated Travel Demand Model for Project traffic volumes, which were provided by Fehr and Peers (see Appendix B in the LTA). This ATTACHMENT 10
data was then used by Stantec to prepare the LTA. While the LTA does not show the Project’s trip distribution as percentages, the LTA does include adequate figures illustrating the Project’s AM and PM hour intersection volumes, including the estimated intersection volumes for the eastbound and westbound ramps at S. Main and State Route 120. No further response is required.
Please let us know if you have any questions on the responses.
Thank you!
Kaela
Kaela Johnson
Environmental Planner
Direct: (925) 296-2121
Mobile: (925) 212-5608
2999 Oak Road, Suite 800
Walnut Creek CA 94597
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General Plan Amendment, Rezone, Tentative Subdivision Map & Site Plan Review GPA-22-66, REZ 22-91, SDJ 22-68 & SPC-22-67
144-490 Quintal Rd.
October 17, 2024
City of Manteca Planning Commission Public Hearing
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Vicinity
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General Plan and Zoning
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Proposed General Plan and Zoning
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Proposed Tentative Map
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Site Plan
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Site Plan - continued
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Elevation Styles
Single Family Component
Craftsman
Hacienda Mediterranean
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Elevation Styles
Duplex Component
Craftsman
Hacienda Mediterranean
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Elevation Styles
Multifamily Component
Walkup
Apartments
Clubhouse and
Fitness Center
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Multifamily Open Space Plan
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Green Efforts
Project as a whole aims to exceed State of California standards for carbon reduction.
Specifically:
• 100% of all units in all phases will be completely electric. No natural gas. • Energy calculations aimed to beat Title 24 standards by 10%. • LEED for Homes certification targeted for entire project. • All structures will have PV on rooftops, accounting for 72.4% of daily energy load. • 40% of all off-street parking spaces will have EV chargers or be pre-wired for them.
Emblem Manteca Decarbonization Memo. August 31, 2023
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Environmental
Initial Study/Mitigated Negative Declaration (SCH#2024080853) • Project expected to have a less than significant impact with recommended mitigations.
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Recommendation
❑Adopt a Resolution to adopt the Initial Study and Mitigated Negative Declaration.
❑Adopt a Resolution, making the required findings and forwarding a recommendation to the City Council to approve the proposed General Plan Amendment
❑Adopt a Resolution, making the required findings and forwarding a recommendation to the City Council to approve the proposed Rezone, Tentative Subdivision Map and Site Plan as conditioned, for 144-490 Quintal Rd.
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Thank you for your consideration.
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General Plan Amendment, Rezone, Tentative Subdivision Map & Site Plan Review GPA-22-66, REZ 22-91, SDJ 22-68 & SPC-22-67
144-490 Quintal Rd.
October 17, 2024
City of Manteca Planning Commission Public Hearing
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