Attachment 10 - PC Staff Report and Attachments — Manteca City Council, November 19, 2024 (part 1 of 2)

City of Manteca Planning Commission

AGENDA REPORT

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MEETING DATE October 17, 2024
APPLICATION NUMBER GPA-22-66, REZ-22-91, SDJ-22-68 & SPC-22-67 RECOMMENDATION Conduct a public hearing for the 144 – 490 Quintal Road project and by motion:

1. Adopt a resolution recommending City Council make the necessary findings and adopt a Tiered Initial Study (SCH #2024080853) and Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program prepared for GPA-22- 66, REZ-22-91, SDJ-22-68, and SPC-22-67, located at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11; and

2. Adopt a resolution recommending City Council approve General Plan Amendment 22-66 changing the land use designation of approximately 32.1 acres from Mixed Use Commercial to Medium High-Density Residential land use, approximately 7.5 acres from Mixed Use Commercial to Medium High-Density Residential and approximately 23.7 acres from the Mixed Use Commercial and Medium-Density Residential to the Low-Density Residential, located at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11; and

3. Adopt a resolution recommending City Council approve i) Rezone 22-91, changing the zoning from the CMU to R-3 and R-1, ii) Tentative Subdivision Map 22-63, dividing four existing parcels into 148 lots, and iii) approving Site Plan Review 22-67 for an 818-unit residential development, consisting of 672 multifamily units, 48 duet homes, 98 single family homes, and 1.93 acres of public open space, located at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11.

PROJECT INFORMATION
APPLICANT Quarterra – Tyler Wood
PROPERTY OWNER Abraham Arditi Abraham Arditi and Ralph Arditi, as Trustees Under Clauses THIRD and FIFTH u/w Isaac Arditi,
Deceased
Existing/ proposed
General Plan Designation
Existing: Commercial Mixed Use (CMU)
Medium-Density Residential (MDR)
Proposed: High-Density Residential (HDR)
Low-Density Residential (LDR)
Existing/ proposed Zoning: Existing: Commercial Mixed Use (CMU) Proposed: Multiple-Family Dwelling Zoning District (R-3) One-Family Dwelling Zoning District (R-1)
Existing Use: Vacant / undeveloped
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Proposed Use: Single and multi-family residential
Parcel Size Four parcels totaling 59.19 net acres
Adjacent Uses: N: SR 120
E: Existing HDR and LDR
W: Chevron and vacant CG
S: Vacant CMU & existing LDR

PROJECT LOCATION
The properties in question are located near the northeast corner of South Main Street and Atherton Drive at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11 (See Figure 1).

Figure 1: Project Site Location

PROJECT DESCRIPTION
The project consists of a General Plan Amendment, Rezone, Tentative Subdivision Map, and a Site Plan Review on four adjacent parcels. Proposed is an 818-unit residential development, consisting of
672 multifamily units, 48 duet
homes, 98 single-family
homes, and 1.93 acres of
public open space. The
General Plan Amendment
(GPA) request is to amend
the City General Plan Land
Use Map designation on all
properties in the project to
match the proposed land
uses. The Rezone (REZ)
serves to bring the zoning
into consistency with the
proposed land use
designation changes. The
Site Plan Review (SPC)
provides architectural exhibits
and design concepts for the different housing typologies. The Tentative Subdivision Map Figure 2: Site Plan
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(SDJ) will divide the property at 144 E Quintal in two where it is bisected by Atherton Drive and subdivide the rest of the site into 148 parcels for the proposed duet and single-family housing types shown in the Figure 2 diagram below. Buena Vista Drive will be extended north through the development, and a traffic signal will be required at the intersection of Buena Vista and Atherton as part of the project. An existing 2.89± acre detention basin south of Atherton Drive will provide stormwater management for the project. The basin was assessed for capacity by a third-party engineering consultant. The report (Exhibit I) determined that the basin does have sufficient capacity to support the 144-490 Quintal Road project.

PROJECT BACKGROUND
There is no known formal action or entitlement previously approved in favor of the project site.

ANALYSIS
The proposed entitlements are analyzed with respect to conformance with the following:

1. 2043 Manteca General Plan
a. Land Use Element
b. Housing Element
c. Circulation Element
d. Resource Conservation

2. Manteca Municipal Code including the Zoning and Subdivision ordinances a. MMC 16.03 Maps Required
b. MMC 16.09 Tentative Subdivision Maps
c. MMC 17.08 General Application Processing Procedures
d. MMC 17.10 Entitlements
e. MMC 17.22 Allowed Land Uses and Requirements
f. MMC 17.26 Development Standards by Zoning District
g. MMC 17.44 Yard Measurements and Projections
h. MMC 17.48 Landscaping
i. MMC 17.50 Lighting
j. MMC 17.52 Parking
k. MMC 17.58 Performance Standards

3. Manteca Climate Action Plan

4. California Environmental Quality Act (CEQA), Section 15064

GENERAL PLAN CONFORMANCE
The General Plan Amendment (GPA) is required to implement the requested entitlements.

As shown below on the proposed General Plan Land Use Map Re-Designation Exhibit (Figure 3), the portion of the project site on the south side of Atherton Drive was recently designated in the 2043 General Plan Update from Commercial Mixed Use (CMU) to Medium-Density Residential (MDR). The requested amendment will change this portion and another portion north of Atherton Drive (totaling 23.70± acres) to Low-Density Residential (LDR). This designation provides for a mix of single-family housing, including small lots, clustered lots, attached homes, and conventional large lot detached residences. The rest of ATTACHMENT 10

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the project site (40.41± acres) will be re-designated to High-Density Residential (HDR), allowing for multi-family townhome, condominium, and apartment style housing and mobile home parks.
2043 GP DESIGNATIONS PROPOSED DESIGNATIONS
Figure 3: General Plan Re-Designation
The requested General Plan Amendment is consistent with the Manteca 2043 General Plan in that this specific development and the housing units proposed are listed in Table 4-3 “Proposed Projects” of the Housing Element (see figure 4). Therefore, the potential impacts of this development are accounted for in the certified EIR for the General Plan. Despite the change to a lower-density housing designation, the number of proposed units does not change. The project remains consistent with the numbers represented in the Housing Element.

Figure 4: General Plan Housing Element Table 4-3
Additionally, the requested GPA is consistent with the following General Plan goals and policies as follows:

Goal LU-1.5: For contiguous properties that are included in a single development application, flexibility may be allowed in the location of the designated uses within the subject site. The acreage of each land use designation shall be maintained, but the designated uses may be relocated within the site provided the relocation would ATTACHMENT 10

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not result in incompatibilities with adjacent or nearby land uses or designations. This policy also applies to a single property with multiple land use designations.

Analysis: The project consists of four contiguous properties, with a range of housing typologies including single-family homes, duets, and apartments. The adjacent uses are all residential, except for the existing fueling station at the southeast corner of the intersection of Quintal Road and S. Main Street. Flexibility is provided in two ways. Firstly, project density conformance is assessed as an aggregate. The minimum number of units required for the entire project based on a parcel-by-parcel assessment would be 795. The project proposes 818 total units, thereby making the project consistent. Secondly, the duplex parcels and a select number of single-family parcels are allowed to utilize small-lot subdivision development standards due to their lot size. This will be discussed further in the Zoning Code Conformance section.

Policy LU-3.2: Require the design of new residential development to be consistent with any applicable design guidelines, including complete streets standards, to ensure harmony with Manteca’s unique character and compatibility with existing surrounding land uses.

Analysis: In addition to the City of Manteca General Plan Community Design requirements and City of Manteca Zoning Ordinance requirements, all proposed streets and Rights Of Way have been assessed by the Engineering Department for consistency with City standards through a comprehensive bi-weekly review with the developer team of the Vesting Tentative Map. Although the applicant is no longer seeking a vesting map, the close analysis of the map by City Engineers through the vesting process has resulted in a thoroughly consistent tentative map. Neighboring uses are nearly all single-family homes, which is what is proposed along the eastern and southern boundaries of the site.

Policy LU-3.4: Prioritize the location of higher density and affordable housing in close proximity to employment areas, services, schools, retail, transit stops, near community destinations, and near major streets with high access to transit and nonvehicle transportation modes.

Analysis: Phase One of the proposed development consists of 672 multi-family units. This phase is located at the northwest corner of the site, closer in proximity to the intersection of W E Atherton Drive and S. Main Street. The southwest corner of this same intersection has an approved entitlement for a commercial shopping center, and the Mission Ridge shopping center is just across SR120 to the north. More commercial is proposed for the property directly across S. Main Street to the west. A new City transit stop is proposed on the north side of W E Atherton Drive just to the west of the intersection with the new extension of Buena Vista Drive. Walter J. Woodward Elementary School is located less than ½ mile to the south, and a Class 1 multi-use pathway will be added to the entirety of the project frontage along the northern side of W E Atherton Drive.

Policy LU-10.1: Promote the provision of both public and private open space within Manteca to provide visual contrast with the built-environment and to increase recreational opportunities for Manteca residents. Private open space shall not be considered for public use, other than as visual open space, and shall not be ATTACHMENT 10

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constrained from other uses as identified in the General Plan, unless as provided for by agreement with the landowner.

Analysis: Phase 1 proposes a 1.93-acre public open space along the western side of the extension of Buena Vista Drive. This space features a cricket pitch, a children’s play space and a flex court. The family picnic area and winding paths throughout the space offer relaxation and recreational opportunities for all ages. Within the multi-family component, the plan provides pocket sitting areas and pedestrian “mews” between the buildings as a complement to the tuck-under parking configuration. The multi-family component offers a swimming pool and club house for each of the two phases, and heavily landscaped walking paths throughout.

Policy LU-10.6: Site new park and recreation facilities where they will be accessible by the City’s pedestrian and bicycle network and in close proximity to medium and higher density residential uses, where appropriate.

Analysis: As stated previously, Phase 1 proposes a 1.93-acre public open space along the western side of the extension of Buena Vista Drive. This space features a cricket pitch, a children’s play space and a flex court. The family picnic area and winding paths throughout the space offer relaxation and recreational opportunities for all ages. This park will be accessible from the high-density Phase 1 apartments through a pedestrian gate. The medium-density Phase 2 duets are located immediately across Buena Vista Drive from the park, and the rest of the project has unrestricted access via the new sidewalks connecting to W E Atherton Drive.

Policy C-1.1: Strive to balance levels of service (LOS) for all modes (vehicle, transit, bicycle, and pedestrian) to maintain a high level of access and mobility, while developing a safe, complete, and efficient circulation system. The impact of new development and land use proposals on VMT, LOS, and accessibility for all modes should be considered in the review process.

Analysis: In September of 2022, the City of Manteca adopted an SB743 Implementation Policy, which focuses project traffic assessment on potential VMT impacts rather than the previously used LOS assessment. That being said, a new City transit stop is proposed on the north side of W E Atherton Drive just to the west of the intersection with the new extension of Buena Vista Drive (Bus Route 2). A Class 1 multi-use pathway will be added to the entirety of the project frontage along the northern side of W E Atherton Drive to connect the site with existing Class 1 to the east, and the Atherton/Main intersection to the west. This fills in one of a handful of gaps in this pathway. Ultimately this Class 1 path will follow the length of Atherton Drive from Woodward Avenue across town to McKinley Avenue. The project also includes a substantial network of internal streets, providing multiple points of connectivity to all phases of the site, and two access points to the vacant parcel north of the project site. These elements, combined with the approved and proposed commercial uses directly across the street facilitate a cumulative reduced VMT for the area.

Policy C-1.2: To the extent feasible, strive for a vehicular LOS of D or better during weekday AM and PM peak hours at all streets and intersections, except in the Downtown area or in accordance with Policy C-1.3
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Analysis: As mentioned previously, the combination of Class 1 bikeway, City bus stop and approved and proposed adjacent commercial facilitate a cumulative reduced VMT for the area.

RC-4.6 Require all new public and privately constructed buildings to exceed, where feasible, and comply with construction and design standards that promote energy conservation, including the most current “green” development standards in the California Green Building Standards Code.

Analysis: In the “Emblem Manteca Decarbonization Memo,” dated August 31, 2023, the developer states that the 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.

RC-4.7 Require expanded innovative and green building best practices, where feasible, including, but not limited to, LEED certification for all new development and retrofitting existing uses, and encourage public and private projects to exceed the most current “green” development standards in the California Green Building Standards Code.

Analysis: As discussed previously, through carefully considered design that includes Energy Star Homes, LEED, and the elimination of natural gas, this project aims to 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 offsite 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.

GENERAL PLAN AND ZONING CODE CONFORMANCE
Findings for General Plan Amendment (Text or Map). In the event that a General Plan Amendment is requested by a property owner, the applicant shall demonstrate to the City Council that there is a substantial benefit to be derived from such an amendment.

Additionally, the City Council must find that the proposed amendment meets the letter and intent of the General Plan goals and policies.

Analysis: There are several benefits for the City derived from the project as proposed. One notable benefit is detailed in the traffic analysis. The anticipated cumulative impact on vehicle Miles Traveled (VMT) is determined to be “less than significant”. This is based on ATTACHMENT 10

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the buildout of this project, in conjunction with the already approved commercial to the southwest and anticipated commercial to the west. Additionally, various design features that help reduce VMT are included as part of the Project, such as the following:
• Improved Street Connectivity
• Improved Pedestrian Network
• Construct or Improve Bike Facility
• Expand Bikeway Network (Class 1 bikeway on Atherton Drive) • Implement Transit-Supportive Roadway Treatments
• New City Bus Stop on Route #2
The City will also receive a new traffic signal at the intersection of Atherton Drive and Buena Vista Drive, and a comprehensive and complete roadway system throughout Phase 2 and Phase 3 of the project.

The project as proposed is consistent with the following General Plan goals and policies:

Goal LU-1.5, Policy LU-3.2, Policy LU-3.4, Policy LU-10.1, Policy LU-10.6, Policy C-1.1, Policy C-1.2, Policy RC-4.6 and Policy RC-4.7 in that the proposed project is compatible with adjacent uses, it balances residential and commercial growth, it prioritizes in-fill development, concentrates growth in an area with existing services, it has an overall positive impact on the area, it increases non-vehicular connectivity, it provides increased public open space, it facilitates a cumulative reduction in VMT, it promotes energy conservation and it exceeds State standard for energy efficiency.

As discussed previously, the 48 duplex parcels qualify to utilize Small Lot Single-Family Development Standards due to their lot size. This allows the developer greater flexibility in housing product placement and helps facilitate a visually interesting and diverse streetscape. The duplex product will be zero lot line at their common wall, which is allowed in the Small Lot Development Standards. Nearly all the duplex lots are well under 6,000 sq ft in size, but four are over. This is due solely to required roadway alignments and trafficcalming bulb-outs. Small Lot Standards will apply to all duplex lots. Similarly, Small Lot Standards will be applied to 38 qualifying single-family lots and one oversized lot due to a significant reduction in the buildable area as a result of a required grade differential at the public right of way. All oversized lots subject to Small Lot Standards will be specified in the Conditions of Approval.

Findings for Zoning Amendment (Text or Map). Zoning Amendments shall be granted only when the City Council makes the following findings:

1. The proposed Zoning Amendment (text or map) is consistent with the General Plan and any applicable Specific Plan goals, policies, and implementation programs;
Analysis: As discussed previously, the project is consistent with the Manteca 2043 General Plan in that this specific development and the housing units proposed are listed in Table 4-3 “Proposed Projects” of the draft Housing Element (see figure 4). Therefore, the potential impacts of this development are accounted for in the Tiered IS/MND ATTACHMENT 10

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prepared for the project. Despite the change to a lower-density housing designation, the number of proposed units does not change. The project remains consistent with the numbers represented in the draft Housing Element.

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
Analysis: The housing units in the proposed project and their potential impacts on the City with regard to traffic, greenhouse gas, noise, vibration, light and more has been assessed and accounted for in the Tiered IS/MND prepared for the project.

3. The amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA);
Analysis: The requested rezone serves to bring the zoning into consistency with the proposed General Plan land use designation changes. Being that this specific project and the associated residential units are accounted for in the 2043 Manteca General Plan Update Housing Element and EIR (SCH #2020019010), it was determined via Tiered Initial Study that a Mitigated Negative Declaration was required to fulfill CEQA compliance. The MND document determined that the construction of the proposed project with the suggested mitigations would cause a less than significant environmental impact in all categories. The proposed project would also not result in potentially significant cumulative impacts that were not evaluated in the City’s General Plan Update EIR.

4. If a map amendment, the site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/development; and
Analysis: The project site is well within City Limits, located at a signalized intersection, and has city water, storm drain and sewer directly available on its Atherton frontage. The site is readily accessible via two developed City roadways (Atherton Drive and the remnant of Quintal Road). There are no perceived constraints or access limitations, and there are no compatibility issues with adjoining uses, as all existing surrounding uses are single-family residential.

5. If a text amendment, the amendment is internally consistent with other applicable provisions of this Zoning Code.

Analysis: This entitlement request does not include a Zoning text amendment.

Site Plan Review Approval Findings. The designated Approving Authority shall make all the following findings to approve or conditionally approve a Site Plan and Design Review application:

1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City;
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Analysis: As stated previously, the project as proposed is consistent with numerous policies and goals of the 2043 General Plan. The applicant requests a General Plan Amendment and Rezone to bring the land use designation and zoning into consistency with their intended development. Proposed densities are consistent with the requested land use designation and zoning, and the number of overall units is consistent with those accounted for in the 2043 General Plan Housing Element and EIR. The single-family development (SFD) component will be small-lot, and therefore subject to the Standards for Small-Lot Single-Family Development as detailed in MMC 17.26.040.

2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation;
Analysis: A comprehensive analysis of the proposed project and site was conducted.

This included a Traffic Impact Analysis, which assessed street connectivity, pedestrian network, bicycle facilities, roadway network, roadway treatments and traffic management methods. The study determined that the project would have a less-than-significant impact.

3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting, and other development features, is compatible with and complements the existing surrounding environment and ultimate character of the area under the General Plan; and
Analysis: The project design in general is intuitive and sensible. Landscaping is concentrated in public areas and along rights-of-way, and the whole site is connected by a robust pedestrian and street system, including an extension of the Atherton Drive Class 1 bikeway. The main residential area entrance is accentuated with an entry feature, and the project is compatible with the surrounding adjacent uses, which are all single-family residential. The photo metric plan provided with the formal submittal shows no areas of light trespass or excess illumination. A traffic signal will be installed at the intersection of W E Atherton Drive and Buena Vista Drive. At this intersection, the developers propose a celebrated entry to the new community, with enhanced landscaping and a community identity sign.

4. The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.

Analysis: As discussed previously, the project design in general is intuitive and sensible.

The housing typologies are massed together in distinct areas, yet all are connected by a strong vehicular and pedestrian network. Phase 1 of the development, the apartments, features clean, modern architectural styling. The façades utilize horizontal and vertical relief and varied materials and colors to bring a great deal of visual interest to the structures. Metal railings and awnings accent the balconies and stairwells. The apartments also offer both “Garden Walk-Up” and “Tuck-Under Walk-Up” types to provide even more visual variety. The clubhouse that accompanies the apartment complexes has a similar, complementary style.

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Phase two of the project will be the duets. They will come in three styles: Craftsman, Hacienda and Mediterranean Revival, each with two possible color schemes. The structures are designed with variation of depth in the front elevation, articulated rooflines and prominent entries. Corner units will have further enhanced elevations. The duets will range in size from 2,100 sq ft to 2,400 sq ft and include three- and four-bedroom floorplans.

The third and final phase of the project will be the single-family residential. This consists of 96 units with four design types: Mediterranean Revival, Cottage, Ranch and Traditional. Each style will have a minimum of three potential color schemes. Units will range in size from 1,900 sq ft to 3,300 sq ft and include four or five bedrooms each.

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Tentative Subdivision Map Findings. In addition to the requirements governing approval of the tentative map set forth in the Subdivision Map Act, the following considerations and findings shall be made:

A. Subject to the provisions of the California Environmental Quality Act of 1970, the State CEQA Guidelines, the city council shall review and consider any applicable environmental documents.

Analysis: Through the Tiered Initial Study conducted, it was determined that a Mitigated Negative Declaration was required to fulfill CEQA compliance. The MND document determined that the construction of the proposed project with the recommended mitigations would cause a less than significant environmental impact in all categories.

The proposed project would also not result in potentially significant cumulative impacts that were not evaluated in the City’s General Plan EIR.

B. In reaching a decision upon the tentative subdivision map, the city council shall consider the effect of that decision on the housing needs of the region and balance these needs against the public service needs of its residences and available fiscal and environmental resources.

Analysis: The project as proposed includes a total of 818 residential units, broken up into low, medium and high-density sections. The bulk of the units will be contained within the 672-unit multifamily section. These are market-rate, for-rent apartments, 735 sf to 1,400 sq ft in size. The 48 duet homes are for-sale units, intended to provide a single-family product at a more attainable price point. Each unit will have its own driveway and twocar garage. The 98 single family homes are designed to allow the maximum home possible on a smaller lot. These will be market-rate, for sale units. The project site itself is centrally located, with all necessary City utilities readily available on Atherton Drive.

A commercial center is approved for the vacant property to the southwest, and another is anticipated across Main St to the west. The anticipated cumulative effect of these projects is a reduced VMT in the area, and a less than significant impact on LOS.

C. In reaching a decision upon the tentative subdivision map, the city council shall consider the design of the subdivision as it provides for future passive and natural heating or cooling opportunities in the subdivision, as required by Government Code Section 66473.1.

Analysis: Generally speaking, the residential units in this development are oriented with east/west facing elevations, allowing for maximum shade at the pedestrian level in the longer summer daylight hours, but also allowing for passive warming of the residential ATTACHMENT 10

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units in the shorter winter daylight hours. This also allows for natural air flow between the structures while maintaining a higher unit density. The 672-unit multifamily component is heavily landscaped throughout, ensuring abundant shade for residents.

The same is true for the adjacent 1.9-acre park and the public right of way along the extension of Buena Vista Drive.

D. The tentative subdivision map may be approved or conditionally approved by the city council if it finds that the proposed land division, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and all applicable provisions of this code.

Analysis: As discussed previously, the project as proposed is consistent with the following General Plan goals and policies: Goal LU-1.5, Policy LU-3.2, Policy LU-3.4, Policy LU-10.1, Policy LU-10.6, Policy C-1.1, Policy C-1.2 , Policy RC-4.6 and Policy RC-4.7 in that the proposed project is compatible with adjacent uses, it balances residential and commercial growth, it prioritizes in-fill development, concentrates growth in an area with existing services, it has an overall positive impact on the area, it increases non-vehicular connectivity, it provides increased public open space, it facilitates a cumulative reduction in VMT, it promotes energy conservation and it exceeds State standard for energy efficiency.

Additionally, the project is consistent with the Manteca 2043 General Plan in that this specific development and the housing units proposed are listed in Table 4-3 “Proposed Projects” of the Housing Element (see figure 4). Therefore, the potential impacts of this development are accounted for in the certified EIR for the General Plan. Despite the change to a lower-density housing designation, the number of proposed units does not change. The project remains consistent with the numbers represented in the Housing Element.

CLIMATE ACTION PLAN CONFORMANCE
On October 15, 2013, the Manteca City Council approved and adopted the Air Quality Element Update and Climate Action Plan in response to the passing of Assembly Bill AB32.

The intent of this plan is to reduce overall greenhouse gas emissions in both private and public sector development.

The proposed project, conforms to the following Climate Action Plan strategies:

CAP Strategies Pedestrian Oriented Development POD-2: The City shall require sidewalks and/or pedestrian paths in all residential projects. The sidewalks should be wide enough to allow side-by-side walking and room for passing to increase comfort and convenience for walkers (5 to 6 feet).

Analysis: The entire community will have minimum five-foot wide sidewalks which will connect to similar sidewalks along E Atherton Drive. These sidewalks will also connect the homes in this neighborhood to the pocket park open space area toward the western end of Conrad Court. The sidewalk segment along the western side of Buena Vista, from ATTACHMENT 10

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Atherton Drive to the new park will be eight feet wide, solidifying connectivity and functioning as a sort of unofficial extension of the Class 1 pathway on Atherton.

Municipal Strategies Urban Forestry UF-2: The City of Manteca will consider the following goals and actions when revising its urban forestry program:
• Increase public and private tree plantings citywide
• Use canopy trees along new major roadways and in new developments Analysis: The public and private portions of this project will both receive substantial landscaping treatments. The apartments (Phase 1 of the project) offer green corridors with pedestrian “mews,” fruit tree plantings and pocket sitting areas to encourage walking and social interaction. The 1.9-acre park proposes dozens of new trees in addition to the grass open spaces. The new extension of Buena Vista Drive north of Atherton will be lined with trees on both sides, creating a substantial shade canopy. This entrance to this new roadway segment will be accentuated by enhanced landscaping, and an 8’ wide sidewalk to connect the Class 1 bike path to the new park (see figure 5 below). Mediumdensity and low-density housing will include more standard front-yard landscaping.

Figure 5: Landscaping, Community Entry and Enhanced Connectivity

ENVIRONMENTAL REVIEW
In accordance with the California Environmental Quality Act (CEQA) a Tiered Initial Study/Mitigated Negative Declaration (Tiered IS/MND) was prepared for the proposed project. It was found that although the proposed project could have a significant adverse effect on the environment, with the required mitigation measures and conditions implemented for the project, the impacts can be reduced to a less than significant level.

The full Tiered IS/MND can be reviewed here:
https://www.manteca.gov/departments/development-services/planning/planning-divisiondocuments/-folder-299 ATTACHMENT 10

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*Note: The Notice of Intent prepared for the Project states that the 30-day public review period would be extended for an additional two days, and thereby commencing on August 21, 2024 and ending on September 21, 2024 at 5:00 p.m., pursuant to Section 15073(b) of the CEQA Guidelines.

Department and Agency Comments
After reviewing and considering the comments received during the public review period (see Attachment 6), the City of Manteca, as the lead agency has determined that none of the comments present new or substantial evidence of significant environmental impacts that were not previously considered in the IS/MND. The comments do not raise any new issues or increase the severity of previously identified impacts additionally, no new mitigation measures or project revision are necessary to reduce any impacts to a less-than- significant level. Therefore recirculation of the IS/MND is not warranted as required under Section 15073.5. To that end, the original MND remains adequate for the project.

Report prepared by: Toben Barnum, Associate Planner
Attachments:

1. CEQA Resolution

1.a Exhibit A – MMRP

2. General Plan Amendment Resolution

2.a. Exhibit A – GPA Redesignations

3. Entitlements Resolution

3.a. Exhibit A – Development Plan Set

3.b. Exhibit B – Tentative Map and Improvement Plans

3.c. Exhibit C – Architectural Guidelines

3.d. Exhibit D - Conditions Of Approval

4. Draft CC Ordinance

4.a. Exhibit A – Zoning Ordinance

5. Detention Basin Capacity Review

6. Emblem Manteca Decarbonization Memo

7. CEQA Comments and Responses
Reviewed by:
__________________________________________________ _____________ Jesús Orozco, Deputy Development Services Dept. Dir. Date _________________________________________________ _____________ Barbara Harb, Interim Development Services Dept. Dir. Date ATTACHMENT 10

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City of Manteca
PLANNING COMMISSION RESOLUTION NO. ____

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MANTECA, STATE

OF CALIFORNIA RECOMMENDING CITY COUNCIL MAKE THE NECESSARY FINDINGS AND ADOPT A TIERED INITIAL STUDY (SCH #2024080853) AND MITIGATED NEGATIVE

DECLARATION AND ASSOCIATED MITIGATION MONITORING AND REPORTING PROGRAM PREPARED FOR GPA-22-66, REZ-22-91, SDJ-22-68, AND SPC-22-67, LOCATED AT 144, 292, 301 AND 490 E QUINTAL RD: APN NOS. 224-040-52, 06, 07 AND 11 WHEREAS, the Manteca Planning Commission (“Planning Commission”) at their duly noticed public hearing of October 17, 2024, considered a Tiered Initial Study/Mitigated Negative Declaration (“IS/MND”) for 144-490 Quintal Rd, as filed by Quarterra, c/o Tyler Wood, 492 9th St., Suite 300, Oakland, CA 94607; and
WHEREAS, 144-490 Quintal Rd. is located at 144, 292, 301 & 490 Quintal Rd., identified by Assessor’s Parcel Numbers (APNs) 224-040-52, 06, 07 and 11; and WHEREAS, the associated Site Plan and Design Review application file number GPA-22- 66, REZ-22-91, SPC-22-67 & SDJ-22-68, on file with the City of Manteca Development Services Department, for the construction of an 818-unit residential development, consisting of 672 multifamily units, 48 duet homes, 98 single-family homes, and 1.93 acres of open space; and WHEREAS, the project has been evaluated through an Initial Study/Mitigated Negative Declaration (“MND”) dated August 8, 2024, which found the project will have less than significant impacts on the environment as long as all mitigation measures are followed as noted in the Mitigation Monitoring and Reporting Program attached as Exhibit A; and WHEREAS, the developer has prepared a Decarbonization Memo that further enumerates and substantiates the project being able to meet and exceed State of California energy efficiency standards throughout the project as required by Mitigation Monitoring and Reporting Program SCH #2024080853; and
WHEREAS, the development application file number GPA-22-66, REZ-22-91, SPC-22-67 & SDJ-22-68, Initial Study/Mitigated Negative Declaration and other associated documentation are on file with the Development Services Department located 1215 W Center Street, Suite 201, in Manteca CA; and
WHEREAS, the Planning Commission has considered all information related to this matter, as presented at the public meetings of the Planning Commission identified herein, including any supporting reports by City Staff, and any information provided during said public meetings.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission, pursuant to the Manteca Municipal Code, upon evidence in the staff report and project file, makes the following ATTACHMENT 10

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findings to support the recommendation for approval for the 144-490 Quintal Rd Mitigated Negative Declaration:

1. The above recitals are true and correct and incorporated herein by reference.

2. The 144-490 Quintal Rd Tiered IS/MND was completed in accordance with the requirements of CEQA, and the CEQA Guidelines.

3. The Tiered IS/MND was prepared, published, circulated and reviewed in accordance with the requirements of CEQA (SCH # 2024080853), and the CEQA Guidelines, and constituted and adequate, accurate, objective and complete document addressing all issues relevant to the approval of the project.

4. The Planning Commission reviewed and considered the information contained within the Tiered IS/MND prior to acting on the proposed Project, and finds that the Tiered IS/MND reflects the independent judgment and analysis of the City.

5. The Tiered IS/MND contains certain additions, clarifications, modifications or other revisions (as the result of the public review and comments on the Tiered IS/MND, and responses to those comments), but such work does not present substantial revisions or significant new information requiring recirculation of the Tiered IS/MND.

6. The Tiered IS/MND identified all potentially significant adverse environmental impacts and feasible mitigation measures or standard conditions of approval that would reduce these impacts to a less-than-significant level. All the mitigation measures identified in the Tiered IS/MND are adopted and will be implemented as Conditions of Approval for the Project. The Planning Commission finds that on the basis of the whole record before it, there is no substantial evidence that the Project, as mitigated in the Mitigated Negative Declaration, will have a significant impact on the environment.

7. The monitoring and reporting of CEQA mitigation measures in connection with the Project will be conducted in accordance with the attached MMRP incorporated into the Conditions of Approval for the Project. Adoption of the Mitigation Monitoring and Reporting Program will constitute fulfillment of the CEQA monitoring and/or reporting requirement set forth in Section 21081.6 of CEQA. All proposed mitigation measures are capable of being fully implemented by the Project Applicant.

ATTACHMENT 10

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I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Manteca at a regularly scheduled public meeting of said Planning Commission held on the 17th day of October 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CHAIR: __________________________

JUDITH BLUMHORST
Chair
ATTEST: __________________________
JESUS R. OROZCO
Planning Commission Secretary
Attachments:

Exhibit A- MMRP
ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting
Program
August 21, 2024
Prepared for:

City of Manteca
Development Services Department
Planning Division
1215 W. Center Street
Manteca, California 95337
Prepared by:

Stantec Consulting Services Inc.
2999 Oak Road, Suite 800
Walnut Creek, California 94597
ATTACHMENT 10
ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
i

ACRONYMS AND ABBREVIATIONS
Applicant Quarterra Multifamily
CEQA California Environmental Quality Act
City City of Manteca
EIR Environmental Impact Report
General Plan Update City of Manteca General Plan Update ISMND Initial Study/Mitigated Negative Declaration
MMRP Mitigation, Monitoring, and Reporting Program
PRC Public Resources Code
Project 144-490 Quintal Road Project
ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
ii
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ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
1-1

1.0 MITIGATION MONITORING AND REPORTING PROGRAM
The purpose of this Mitigation, Monitoring, and Reporting Program (MMRP) is to provide the City of Manteca (City) and Quarterra Multifamily (Applicant) with a comprehensive list of the mitigation measures identified in the Tiered Initial Study/Mitigated Negative Declaration (ISMND) for the 144-490 Quintal Road Project (Project).

1.1 INTRODUCTION
The City is the Lead Agency, as defined by the California Environmental Quality Act (CEQA). In accordance with Public Resources Code (PRC) Section 21081.6, a Lead Agency that approves or carries out a project with potentially significant environmental effects shall adopt a “reporting or monitoring program for the changes to the project which it has adopted or made a condition of a project approval to mitigate or avoid significant effects on the environment.” The CEQA Guidelines provide direction for clarifying and managing the complex relationships between a Lead Agency and other agencies with respect to implementing and monitoring mitigation measures. In accordance with CEQA Guidelines Section 15097(d), “each agency has the discretion to choose its own approach to monitoring or reporting; and each agency has its own special expertise.” This discretion will be exercised by implementing agencies at the time they consider any of the activities identified in the environmental document.

In accordance with Sections 15152 and 15168 of the CEQA Guidelines and PRC Section 21094, the Tiered ISMND relies on the City of Manteca General Plan Update Environmental Impact Report (General Plan Update EIR). The General Plan Update EIR is a program-level EIR prepared pursuant to CEQA Guidelines Section 15168 to evaluate the potential impacts associated with buildout of the City’s General Plan Update. The Project is consistent with the scope of the development program evaluated in the General Plan Update EIR. Accordingly, pursuant to Section 15152 of the State CEQA Guidelines, it is appropriate to tier the ISMND from the General Plan Update EIR.

The General Plan Update EIR incorporates policies and actions from the General Plan Update to address potential impacts associated with buildout of the General Plan Update. The Tiered ISMND evaluates whether the environmental effects of the Project were adequately addressed in the General Plan Update EIR and incorporates policies and actions from the General Plan Update, where applicable to address potential impacts. The Tiered ISMND also evaluates Project-specific impacts that were not addressed in the General Plan Update EIR and identifies Project-specific mitigation measures where required.

Therefore, this MMRP includes the policies and actions from the General Plan Update EIR and the Project-specific mitigation measures that would address potential impacts of the Project.

This MMRP is a working guide to facilitate both the implementation of the Project-specific mitigation measures and the policies and actions from the General Plan Update, as well as the monitoring, compliance, and reporting activities by the City and any monitors it may designate. If the City adopts the Tiered ISMND for the Project, it will adopt the MMRP.

ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
1-2

1.2 OVERVIEW OF THE MITIGATION MONITORING AND REPORTING

PROGRAM
The MMRP is presented in the following table and includes the following components:
• The list of Project-specific mitigation measures and policies and actions from the General Plan Update EIR that are contained in the Tiered ISMND, as adopted by the City; • The party responsible for implementing the Project-specific mitigation measure or the policy and action from the General Plan Update EIR;
• The timing for implementation of the Project-specific mitigation measure or the policy and action from the General Plan Update EIR;
• The agency responsible for monitoring implementation of the Project-specific mitigation measure or the policy and action from the General Plan Update EIR; and • The monitoring action and frequency.

The City and its contractors will be required to comply with this MMRP in all respects. In any instance where non-compliance occurs, the City-designated environmental monitors will issue a warning to the construction supervisor and the City’s Project Manager. Any decisions to halt work due to non-compliance will be made by the City. The City’s designated environmental monitors will keep records of any incidents on non-compliance with mitigation measures. Copies of these documents will be supplied to the City.

Once construction has begun and is underway, the City will carry out monitoring of the mitigation measures associated with construction. The MMRP will be maintained in the City’s files for use in construction and operation of the Project.

ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
1-3
Project-Specific Mitigation Measures and General Plan Update Action/Policy
Implementation
Party
Timing of
Implementation
Monitoring Party and
Monitoring Action
Monitoring
Frequency
Verification of Implementation
Action Date completed
with Signature
Project-Specific Mitigation Measures
Section 3.2: Agriculture and Forestry Resources
MM AG-1: Payment of Agricultural Mitigation Fee. The Applicant shall participate in the City’s Agricultural Mitigation Fee Program by paying the established fee for the loss of Important Farmland. The mitigation fee is established on a per-acre basis in Title VI of the City’s Development Fee Schedule and is required to be paid prior to the issuance of any building permits. Fees paid toward the City’s program shall be used to fund conservation easements on comparable or better agricultural lands to provide compensatory mitigation. • Applicant Prior to issuance of
grading permits.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• Confirm fees are paid by
Applicant.

Prior to issuance of
grading permit.

Section 3.4: Biological Resources
MM BIO‐1: Avoid Disturbance of Nesting Birds. Vegetation removal and construction activities shall be initiated during the non-nesting season for migratory birds from September 1 to January 31. If work cannot be initiated during this period, a nesting bird survey shall be performed by a qualified biologist for species protected by the Migratory Bird Treaty Act and California Fish and Game Code within a 250-foot radius of proposed construction activities for passerines, and

0.25-mile for raptors, no more than two weeks prior to the start of construction activities. If active nests are found, a no-disturbance buffer shall be placed around the nest until young have fledged or the nest is determined to be no longer active by the biologist. The size of the buffer shall be determined by the biologist based on species and proximity to activities and may be reduced at the discretion of the biologist. Active nests shall be monitored by a biologist to determine time of fledging.
• Applicant
• Construction
Contractor
• Qualified Biologist
Prior to issuance of
grading permits and
during the construction
phase as needed.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• Confirm selection of a
qualified biologist
• The qualified biologist shall
conduct pre-construction
surveys no more than two
weeks prior to the start of
construction. The biologist will
also monitor periodically, if
any species are identified
during the survey.
• Confirm pre-construction
clearance by a qualified
biologist. The qualified
biologist will provide results of
the surveys to the City in
writing.

Prior to issuance of
grading permit and
throughout the
construction phase as
needed.

General Plan Update Action/Policy
Section 3.5: Cultural Resources
General Plan Update Action RC-11j: Inadvertent Discovery of Historic or Prehistoric Archaeological Artifacts and Human Remains. All new development, infrastructure, and other ground-disturbing projects shall comply with the following conditions:
• If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Development Services Director shall be notified, the resources shall be examined by a qualified archaeologist, paleontologist, or historian for recommended protection and preservation measures; and work may only resume when recommended protections are in place and have been approved by the Development Services Director; and
• Construction
Contractor
• Qualified
Archaeologist
During the construction
phase.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• If cultural resources are
discovered during
construction, confirm activities
are halted until the resource is
reviewed by a qualified
archaeologist and the
appropriate treatment
measures are implemented.

Throughout the
construction phase as
needed.

ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
1-4
Project-Specific Mitigation Measures and General Plan Update Action/Policy
Implementation
Party
Timing of
Implementation
Monitoring Party and
Monitoring Action
Monitoring
Frequency
Verification of Implementation
Action Date completed
with Signature
• If construction or grading activities result in the discovery of significant tribal cultural resources, all work within 100 feet of the discovery shall cease, the Development Services Director shall be notified, the resources shall be examined by a qualified archaeologist and Native American tribes on the City’s Senate Bill 18 and Assembly Bill 52 list for recommended protection and preservation measures and work may only resume when recommended protections are in place and have been approved by the Development Services Director; and
• If human remains are discovered during any ground disturbing activity, work shall stop until the Development Services Director and the San Joaquin County Coroner have been contacted; if the human remains are determined to be of Native American origin, the Native American Heritage Commission and the most likely descendants have been consulted; and work may only resume when measures to relocate or preserve the remains in place, based on the above consultation, have been taken and approved by the Development Services Director.

Section 3.7: Geology and Soils
General Plan Update Action RC-10j: Inadvertent Discovery of Unique Paleontological Resources. All new development, infrastructure, and other ground-disturbing projects shall comply with the following conditions in the event of an inadvertent discovery of cultural resources or human remains:
• If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Development Services Director shall be notified, the resources shall be examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation measures; and work may only resume when appropriate protections are in place and have been approved by the Development Services Director; and
• If human remains are discovered during any ground disturbing activity, work shall stop until the Development Services Director and the San Joaquin County Coroner have been contacted; if the human remains are determined to be of Native American origin, the Native American Heritage Commission and the most likely descendants have been consulted; and work may only resume when appropriate measures have been taken and approved by the Development Services Director.
• Applicant
• Construction
Contractor
• Qualified
Paleontologist
During the construction
phase.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• If paleontological resources
are discovered during
construction, confirm activities
are halted until the resources
is reviewed by a qualified
paleontologist and appropriate
treatment measures are
implemented.

Throughout the
construction phase as
needed.

Section 3.13: Noise
General Plan Update Policy S-6.7: Acoustical Analysis. Where the development of residential or other noise-sensitive land use is proposed for a noise-impacted area or where the development of a stationary noise source is proposed in the vicinity of noise sensitive uses, an acoustical analysis is required as part of the development review process so that noise mitigation may be considered in the project design. The acoustical analysis shall:
• Be the responsibility of the Applicant.
• Applicant
• Qualified Acoustical
Consultant
Prior to issuance of
building permits.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• Confirm an acoustical
analysis has been conducted
by a qualified acoustical
Once during the City’s
site plan review.

ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
1-5
Project-Specific Mitigation Measures and General Plan Update Action/Policy
Implementation
Party
Timing of
Implementation
Monitoring Party and
Monitoring Action
Monitoring
Frequency
Verification of Implementation
Action Date completed
with Signature
• Be prepared by a qualified acoustical consultant experienced in the fields of environmental noise assessment and architectural acoustics. • Include representative noise level measurements with sufficient sampling periods and locations to adequately describe local conditions and the predominant noise sources.
• Estimate existing and projected (20 years) noise levels in terms of the standards of Table S-1 or Table S-2 and compare those levels to the adopted policies of the Noise Element.
• Recommend appropriate mitigation measures to achieve compliance with the adopted policies and standards of the Noise Element. • Estimate noise exposure after the prescribed mitigation measures have been implemented.
• If necessary, describe a post-project assessment program to monitor the effectiveness of the proposed mitigation measures.
consultant and that
appropriate mitigation
measures are identified and
implemented in the project
design to meet the noise
level standards outlined in
Table S-1 and Table S-2 of
the General Plan Update.

General Plan Update Action S-6c: Construction Noise. The construction noise associated with the Project shall comply with the following measures to reduce construction noise impacts:
• Restrict construction activities to the hours of 7:00 AM to 7:00 PM on Monday through Friday, and 8:00 AM to 6:00 PM on Saturdays. No construction shall be permitted outside of these hours or on Sundays or federal holidays, without a specific exemption issued by the City. No exemption shall be issued for construction within 200 feet of residential uses.
• A Construction Noise Management Plan shall be submitted by the Applicant for construction projects that exceed ambient noise levels by more than 12dB(A) or produce perceptible vibrations at any offsite structures, when determined necessary by the City. The Construction Noise Management Plan shall include proper posting of construction schedules, appointment of a noise disturbance coordinator, methods for assisting in noise reduction measures, and shall establish allowed truck routes to access the site that minimize exposure of residential areas to heavy truck traffic.
• Noise reduction measures shall include, but are not limited to, the following:
a. Equipment and trucks used for Project construction shall utilize the best available noise control techniques (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures and acoustically attenuating shields or shrouds) wherever feasible.
b. Except as provided herein, impact tools (e.g., jack hammers, pavement breakers, and rock drills) used for Project construction shall be hydraulically or electrically powered to avoid noise associated with compressed air exhaust from pneumatically powered tools. However, where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust • Applicant
• Construction
Contractor
Prior to issuance of
grading permits and
during the construction
phase.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• Confirm noise reduction
measures are included in
project specifications and
implemented throughout the
construction phase.

Once during the City’s
site plan review and
throughout the
construction phase as
needed.

ATTACHMENT 10
144-490 Quintal Road Project
Mitigation Monitoring and Reporting Program
1-6
Project-Specific Mitigation Measures and General Plan Update Action/Policy
Implementation
Party
Timing of
Implementation
Monitoring Party and
Monitoring Action
Monitoring
Frequency
Verification of Implementation
Action Date completed
with Signature
shall be used. This muffler can lower noise levels from the exhaust by up to about 10 dB(A). External jackets on the tools themselves shall be used if such jackets are commercially available. This would achieve a reduction of up to 5 dB(A). Quieter procedures shall be used, such as drills rather than impact equipment, whenever such procedures are available and consistent with construction procedures.
c. Temporary power poles or zero-emission power sources shall be used instead of generators where feasible.
d. Stationary noise sources shall be located as far from adjacent properties as possible, and they shall be muffled and enclosed within temporary sheds, incorporate insulation barriers, or use other measures as determined by the City to provide equivalent noise reduction.
e. The noisiest phases of construction shall be limited to less than 10 days at a time. Exceptions may be allowed if the City determines an extension is necessary and all available noise reduction controls are implemented.
f. Delivery of materials shall observe the hours of operation described above.
g. Truck traffic shall avoid residential areas to the greatest extent feasible.

General Plan Update Action S-6j: Groundborne Vibration. The City shall require new residential projects located adjacent to major freeways, truck routes, hard rail lines, or light rail lines to follow the FTA screening distance criteria to ensure that groundborne vibrations do not exceed acceptable levels. • Applicant
• Construction
Contractor
Prior to issuance of
grading permits and
during the construction
phase.

Monitoring Party:
• City of Manteca Development
Services Department
Monitoring Action:
• Confirm uses that generate
vibrations that may be
considered a public nuisance
or hazard on any adjacent
property shall be cushioned
or isolated to prevent
generation of vibrations and
meet the requirements of
Section 17.58.070 of the
Manteca Municipal Code.

Once during the City’s
site plan review and
throughout the
construction phase as
needed.

Section 3.18: Tribal Cultural Resources
Refer to General Plan Update Action RC-11j listed above in Section 3.5, Cultural Resources.

ATTACHMENT 10

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City of Manteca
PLANNING COMMISSION RESOLUTION NO. ___

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MANTECA, STATE

OF CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 22-66 CHANGING THE LAND USE DESIGNATION OF APPROXIMATELY

32.91 ACRES OF THE MIXED USE COMMERCIAL TO HIGH DENSITY RESIDENTIAL LAND USE, APPROXIMATELY 7.5 ACRES OF THE MIXED USE COMMERCIAL TO MEDIUMDENSITY RESIDENTIAL LAND, AND APPROXIMATELY ACRES 23.7 FROM THE MIXED USE COMMERCIAL TO THE LOW DENSITY RESIDENTIAL FOR THE 144-490 QUINTAL ROAD PROJECT LOCATED AT 144, 292, 301 & 490 QUINTAL ROAD (APNs: 224-040-52, 06, 07 and 11)
WHEREAS, pursuant to Government Code Sections 65350 et seq., a General Plan Amendment (GPA) has been prepared, being the fourth amendment to the City’s Land Use Element, in the calendar year 2024; and,
WHEREAS, 144-490 Quintal Road, with entitlement number GPA 22-66, has been filed by Quarterra, Inc., consisting of an amendment to the Land Use Element from a Commercial Mixed-use (CMU) to a High-Density Residential (HDR) land use designation and Low-Density Residential (LDR); and,
WHEREAS, the current General Plan land use designation of Commercial Mixed Use CMU requires an amendment to the General Plan land use designation for consistency with the project proposal; and
WHEREAS, the applicant has requested a General Plan Amendment for a portion of the APNs 224-040-06, 224-040-07, 224-040-11 and 224-040-52 totaling 40.41 acres to be changed from Commercial Mixed-use (CMU) to High-Density Residential (HDR); and WHEREAS, the applicant has requested a General Plan Amendment for a portion of the APNs 224-040-44 and 224-040-52 totaling 23.7 acres to be changed from Commercial Mixeduse (CMU) to Low-Density Residential (LDR); and WHEREAS, an associated Rezone No. REZ-22-91, Tentative Subdivision Map No. SDJ22-68, and Site Plan and Design Review No. SPC-22-67 entitlements have been submitted for 144-490 Quintal Road; and
WHEREAS, the approval of Tentative Subdivision Map No. SDJ-22-68, and Site Plan and Design Review No. SPC-22-67 entitlements will be subject to conditions of approval; and WHEREAS, the detailed Land Use Redesignation document for the 144-490 Quintal Rd project are incorporated herewith and attached as Exhibit A; and ATTACHMENT 10

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WHEREAS, pursuant to Government Code Sections 65860 et seq., GPA 22-66 and REZ22-91 prepared for 144-490 Quintal Road will provide the required consistency between the General Plan and Zoning Ordinance; and,
WHEREAS, 144-490 Quintal Road and its collective development applications and entitlements, will not be a detriment to the public health, safety, peace, comfort, convenience, prosperity, and general welfare as well as to set forth and coordinate applicable City ordinances and regulations in accordance with the General Plan; and, WHEREAS, a Tiered Initial Study / Mitigated Negative Declaration with State Clearinghouse No. (SCH# 2024080853) and Mitigation Monitoring Program was prepared for 144-490 Quintal Road; and
WHEREAS, the Manteca Planning Commission at a duly noticed public hearing of October 17, 2024, reviewed a staff report, received a staff presentation, and considered public testimony for 144-490 Quintal Road; and
WHEREAS, Planning Commission recognizes the appropriateness of the General Plan Amendment GPA 22-66 in accordance with Chapter 17.08 of the Manteca Zoning Ordinance; and NOW, THEREFORE, BE IT RESOLVED that the Manteca Planning Commission recommends that the City Council make the findings and determinations and approve the General Plan Amendment encompassing 144-490 Quintal Road project set forth below:

1. The above recitals and true and correct and incorporated herein by reference.

2. It is found that a change in land use designation from Commercial Mixed-Use CMU to HighDensity Residential HDR is required for the project site to be developed as outlined in the submittal documents.

3. It is further found that a change in land use designation from Commercial Mixed CMU to LowDensity Residential LDR is required for the project site to be developed as outlined in the submittal documents.

4. It is further found that the development of the project at this location is supported by the following General Plan land use policies, goals, and implementation measures. a. Goal LU-1.5: For contiguous properties that are included in a single development application, flexibility may be allowed in the location of the designated uses within the subject site. The acreage of each land use designation shall be maintained, but the designated uses may be relocated within the site provided the relocation would not result in incompatibilities with adjacent or nearby land uses or designations. This policy also applies to a single property with multiple land use designations. b. Policy LU-3.2: Require the design of new residential development to be consistent with any applicable design guidelines, including complete streets standards, to ensure harmony with Manteca’s unique character and compatibility with existing surrounding land uses.
c. Policy LU-3.4: Prioritize the location of higher density and affordable housing in close proximity to employment areas, services, schools, retail, transit stops, near community destinations, and near major streets with high access to transit and non-vehicle transportation modes.

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d. Policy LU-10.1: Promote the provision of both public and private open space within Manteca to provide visual contrast with the built-environment and to increase recreational opportunities for Manteca residents. Private open space shall not be considered for public use, other than as visual open space, and shall not be constrained from other uses as identified in the General Plan, unless as provided for by agreement with the landowner. e. Policy LU-10.6: Site new park and recreation facilities where they will be accessible by the City’s pedestrian and bicycle network and in close proximity to medium and higher density residential uses, where appropriate.
f. Policy C-1.1: Strive to balance levels of service (LOS) for all modes (vehicle, transit, bicycle, and pedestrian) to maintain a high level of access and mobility, while developing a safe, complete, and efficient circulation system. The impact of new development and land use proposals on VMT, LOS, and accessibility for all modes should be considered in the review process.
g. Policy C-1.2: To the extent feasible, strive for a vehicular LOS of D or better during weekday AM and PM peak hours at all streets and intersections, except in the Downtown area or in accordance with Policy C-1.3

5. It is found that the General Plan Amendment is consistent with the public necessity, convenience, and general welfare in that the proposed multi-family and single-family development provides a broad range of housing typologies for the entire community, as well as an increase in open space amenities and public transit and non-vehicular transportation connectivity.

ATTACHMENT 10

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AYES:

NOES:

ABSENT: ABSTAIN:

CHAIR: __________________________

JUDITH BLUMHORST
Chair
ATTEST: __________________________
JESUS R. OROZCO
Planning Commission Secretary
Attachments:
“Exhibit A” Proposed Land Use Redesignations
ATTACHMENT 10

EXHIBIT A
Existing 2043 General Plan Designations
144 E Quintal APN 224-040-52
292 E Quintal APN 224-040-07
301 E Quintal APN 224-040-06
490 E Quintal APN 224-040-11
Proposed General Plan Designations
144 E Quintal APN 224-040-52
292 E Quintal APN 224-040-07
301 E Quintal APN 224-040-06
490 E Quintal APN 224-040-11
22404006
22404007
22404011
22404052
22404052
ATTACHMENT 10

Page 1 of 4 ends

City of Manteca
PLANNING COMMISSION RESOLUTION NO. 1665

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MANTECA, STATE OF CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE I) REZONE 22-91, CHANGING THE ZONING FROM THE CMU TO R-3 AND R-1, II) TENTATIVE SUBDIVISION MAP 22-63, DIVIDING FOUR EXISTING PARCELS INTO 148 LOTS, AND III) APPROVING SITE PLAN REVIEW 22-67 FOR AN 818-UNIT RESIDENTIAL DEVELOPMENT, CONSISTING OF 672 MULTIFAMILY UNITS, 48 DUET HOMES, 98 SINGLE FAMILY HOMES, AND 1.93 ACRES OF PUBLIC OPEN SPACE, LOCATED AT 144, 292, 301 AND 490 E QUINTAL RD: APN NOS. 224-040-52, 06, 07 AND 11
(FILE NOS. REZ-22-91, SDJ-22-68 and SPC-22-67)
WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of October 17, 2024, considered a 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 144-490 Quintal Rd project is located at 144, 292, 301 and 490 Quintal Rd, identified by Assessor’s Parcel Numbers (APNs) 224-040-52, 06, 07 and 11; and WHEREAS, the project plans for the 144-490 Quintal Rd project dated August 8, 2024 are incorporated herewith and attached as Exhibit A; and
WHEREAS, the Tentative Map and Improvement Plans document for the 144-490 Quintal Rd project are incorporated herewith and attached as Exhibit B; and WHEREAS, the detailed Architectural Guidelines document for the 144-490 Quintal Rd project are incorporated herewith and attached as Exhibit C; and WHEREAS, the project Conditions of Approval for the 144-490 Quintal Rd project are incorporated herewith and attached as Exhibit D; and
WHEREAS, the current Zoning of Commercial Mixed Use CMU requires a change for consistency with the project proposal; and
WHEREAS, the applicant has requested a Rezone for a portion of the project site to be changed from Commercial Mixed Use CMU to Multiple-Family Dwelling R-3; and WHEREAS, the applicant has requested a Rezone for a portion of the project site to be changed from Commercial Mixed Use CMU to One-Family Dwelling R-1; and WHEREAS, the project is consistent with the following General Plan goals and policies:

Page 2 of 4 ends

uses, it balances residential and commercial growth, it prioritizes in-fill development, concentrates growth in an area with existing services, it has an overall positive impact on the area, it increases non-vehicular connectivity, it provides increased public open space, it facilitates a cumulative reduction in VMT, it promotes energy conservation and it exceeds State standard for energy efficiency; and
WHEREAS, the project is consistent with the following Climate Action Plan strategies:

POD-2 and UF-2, in that the proposed project provides sidewalks site-wide at a minimum five feet in width, with one section to be widened to eight feet, connecting to the extension of the Class 1 bikeway along the north side of Atherton Drive, and the project proposes substantial trees along rights-of-way, in public areas and at neighborhood entries; and WHEREAS, a Tiered Initial Study / 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, Title 17, Section 17.08.060 of the Manteca Municipal Zoning Ordinance mandates the transmittal of a recommendation to the City Council by Resolution.

NOW, THEREFORE, BE IT RESOLVED that the Manteca Planning Commission recognizes the appropriateness of the Rezone (REZ 22-91) and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance herby submits a recommendation that the City Council approve the Rezone for the 144-490 Quintal Road project based on the following findings:

1. The proposed Zoning Amendment is consistent with the General Plan and any applicable Specific Plan goals, policies, and implementation programs in that it is consistent with several General Plan goals and policies and is not part of a Specific Plan; and,

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City, in that the project has been conditioned to comply with all applicable improvement standards and City regulations such as lighting, landscaping, and public improvements; and,

3. The amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) in that a Tiered Initial Study/Mitigated Negative Declaration (Tiered IS/MND) was prepared for the proposed project which found that although the proposed project could have a significant adverse effect on the environment, with the required mitigation measures and conditions implemented for the project, the impacts can be reduced to a less than significant level; and,

4. The site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/development in that the proposed project meets the required density, has sufficient parking, ample landscaping, and is compatible with the adjacent commercial and residential properties.

ATTACHMENT 10

Page 3 of 4 ends

BE IT FURTHER RESOLVED AND ORDERED RESOLVED that the Manteca Planning Commission recognizes the appropriateness of the Major Subdivision (SDJ 22-68) and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance hereby submits a recommendation of approval to the City Council for the 144-490 Quintal Road project based on the following findings:

1. The proposed project is consistent with the objectives of the General Plan, and, as conditioned, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City in that the project is an allowable use in the CMU land use designation and conforms to all development standards and performance standards required of multi-family and commercial development, as modified by the Planned Development Guidelines; and,

2. The proposed project will not create conflicts with vehicular, bicycle or pedestrian transportation modes of circulation in that the on-site circulation has been reviewed for appropriate ingress and egress and it has been determined that there will be no conflict between vehicular, bicycle, and pedestrian access to the site; and,

3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting and other development features as conditioned, is compatible with and compliments the existing surrounding environment and ultimate character of the area under the General Plan in that the project was reviewed to ensure compatibility with the character, scale, and quality of the existing development in this area of the city and the site design complies will all lighting and landscaping requirements per the zoning ordinance; and, The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements as conditioned, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties in that the architecture and massing of the project create a distinct street presence while also being consistent in design to other residential development in the surrounding area.

BE IT FURTHER RESOLVED that the Manteca Planning Commission recognizes the appropriateness of the Site Plan Review (SPC 22-67) and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance hereby submits a recommendation of approval to the City Council for the 144-490 Quintal Rd project based on the following findings:

2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation; and,

Page 4 of 4 ends

appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.

AYES: Blumhorst, Hayes, Fiore, Mendoza, Laffranchi
NOES: None
ABSENT: None
ABSTAIN: None
CHAIR: __________________________

JUDITH BLUMHORST
Chair
ATTEST: __________________________
JESUS R. OROZCO
Planning Commission Secretary
Attachments:
“Exhibit A” Project Plans dated August 8, 2024
“Exhibit B” Tentative Map and Improvement Plans
“Exhibit C” Architectural Guidelines
“Exhibit D” Conditions of Approval – GPA-22-66, REZ-22-91, SDJ-22-68, and SPC-22-67 ATTACHMENT 10
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BUILD ON. PROJECT No.:
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File: X: \P\621021\4_£NGIN££R!NG\2_PLAN 5£TS\J_SH££T S£T\£NTITL£M£NT\GO.O.dwg Date: Aug 08, 2024 - 3:37 PM 144-490 QUINT AL ROAD PROJECT
No. REVISION DATE BY
ENTITLEMENT PLANSET SUBMITTAL 07/1212024
205
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MANTECA, CA
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N.T.S.

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144-490 QUINTAL ROAD PROJECT COVER SHEET GO.O

MANTECA CALIFORNIA
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TH£ 144-490 QUINTAL ROAD PROJECT IS A RESID£NTIAL PROJ£CT COMPRISED OF FOR-RENT AND FOR-SAL£ R£SIDENTIAL HOMES OFFERING A VARl£TY OF LIVING OPTIONS FOR A WIDE DEMOGRAPHIC OF P£0PL£ IN ALL INCOME L£VELS IN THE CENTRAL VALLEY AREA.

TH£ PROJECT SIT£ IS CURR£NTL YAN UNDEVELOPED F/£LD COMPRISED OF FOUR PARCELS TOTALING APPROX/MA TEL Y 59.2 ACRES. THE PROPOS£D D£VELOPMENT IS APPROXIMATELY 672 FOR-R£NT MULTI-FAMILY HDM£5, 48 FDR SAL£ DUETS, AND 98 SINGLE-FAMILY HDM£S PLANN£D AROUND AN APPROXIMAT£LY 2-ACRE OP£N SPACE MULTIUSE SPACE TH£ PROPOS£D LAND USE £NTITL£M£NTS R£-D£SIGNATE PROPERTY FOR TWO-FAMILY AND MULTI-FAMILY US£S FROM COMMERCIAL MIXED US£ {CMU} TO HIGH DENSITY RESIDENTIAL {HDR}; AS W£LL AS PROPERTY FOR SINGL£-FAMILY US£S FROM M£D/UM DENSITY RESIDENTIAL (MDR} TO LOW DENSITY RESID£NTIAL {LDR}. PROPERTY FOR MULTI-FAMILY AND TWO-FAMILY USES WILL B£ R£ZONED FROM COMMERCIAL MIXED USE {CMU} TO MULTIPLE-FAMILY DWELLING ZONING DISTRICT (R-3}. PROPERTY FOR SINGLE-FAMILY USES WILL B£ R£ZONED FROM COMM£RCIAL MIXED USE (CMU} TO ONE-FAMILY DWfLLING ZONING DISTRICT (R-1) LOCATED IN THE CENTER OF MANTECA, CALIFORNIA, THE PROJECT SITE IS BOUNDED BY HIGHWAY 120 TO THE NORTH, MAIN STREET TO THE WEST, SINGLE FAMILY RESID£NTIAL TO THE SOUTH AND MULTI-FAMILY AND SINGLE FAMILY RESIDENTIAL TO THE EAST. E A TH£RTDN DRIVE BISECTS TH£ SIT£ WEST TO £AST PROVIDING PRIMARY ACCESS INTO THE SIT£ AND CONN£CTING TO A FUTURE NORTH/SOUTH COLLECTOR STREET.

G£N£RALLY 5P£AKING, TH£ R£5ID£NTIAL UNITS IN THIS D£V£LDPM£NT AR£ ORI£NT£D WITH EAST/W£ST FACING £L£VA TIONS, ALLOWING FDR MAXIMUM SHADE AT THE PEDESTRIAN LEVEL IN THE LONGER SUMMER DAYLIGHT HOURS, BUT ALSO ALLOWING FOR PASSIVE WARMING OF THE RESIDENTIAL UNITS IN THE SHORTER WINTER DAYLIGHT HOURS. THIS ALSO ALLOW., FOR NATURAL AIR FLOW BETWfEN THE STRUCTURES WHILE MAINTAINING A HIGHER UNIT DENSITY. THE 672-UNIT MULTIFAMILY COMPONENT 15 HEAVILY LANDSCAPED THROUGHOUT, ENSURING ABUNDANT SHADE FOR RESIDENTS. THE SAME IS TRUE FOR THE ADJACENT I.9-ACRE PARK AND THE PUBLIC RIGHT OF WAY ALONG THE EXTENSION OF BUENA VISTA DRIVE.

PROJECT DIRECTORY

OWNER INFO SINGLE-FAMILY ARCHITECT LANDSCAPE ARCHITECT

QUARTERRA MULTIFAMILY
CONTACT PERSON: TYLER WOOD
492 9TH STREET
OAKLAND, CA 94607
PH: 510.484.1529
£MAIL: ty/er. [email protected]

CIVIL ENGINEER
•

SANDIS CIVIL ENGINEERS
CONTACT PERSON. BRIAN CANCIMILLA
636 9 TH STREET
OAKLAND, CA 94607
PH: 5I0.87.J.8866
£MAIL: [email protected]
KTGY
CONTACT PERSON: CINDY MA
1814 FRANKLIN ST.REET, /400
OAKLAND, CA 94612
PH: 510.9/J.0697
EMAIL: [email protected]

DUETS-FAMILY ARCHITECT
KTGY
CONTACT PERSON: CINDY MA
1814 FRANKLIN ST.REET, /400
OAKLAND, CA 94612
PH: 510.9/J.0697
EMAIL: [email protected]
DATE: 07/12/2024
SCALE:

GROUNDWORKS
CONTACT PERSON: BRENNAN COX
1792 FIFTH STREET
BERKELEY, CA 94710
PH: 510.920.3428
EMAIL: [email protected]

MULTI-FAMILY ARCHITECT

BSB DESIGN
CONTACT PERSON· ELKE ANSTADT
220 N. SMITH STREET, SUITE 210

PALA TINE, IL
PH: 841705.2200
EMAIL: [email protected]
No. REVISION

ENTITLEMENT PLANSETSUBMITTAL

DATE BY
07/1212024
@)SANDIS BUILD ON.
144-490 QUINTAL ROAD PROJECT
PROJECT No.:
• SANDIS.NET 621021 MANTECA CALIFORNIA
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SHEET INDEX
GO.O COVER SHEET 35 CLUBHOUS£ PLAN
GO. I SHEET INDEX & PROJECT DIRECTORY 36 CLUBHOUS£ SECTION G0.2 LAND US£ R£COMMENDA TIONS 37 CLUBHOUSE EXIT DIAGRAMS 7 MUL TI-FAMILY CD V£R SH££T 38 MAIL KIOSK
2 SITE PLAN 39 TRASH CORRAL
3 PHASE I: APARTM£NT STR££TSCAP£ 40 £XT£RIOR MATERIALS, COLORS & PRODUCTS 4 PHASE 1: APARTM£NT £L£VA TIONS L1 LANDSCAP£ PLAN
5 PHA5£ 2: TIJCKUND£R STR££TSCAP£ L2 PUBLIC OP£N SPAC£
6 PHAS£ 2: TUCKUND£R £L£VA TIDNS L2.1 COMMUNITY PA5£D
7 COD£ SHE£T L2.2 ENT.RY
8 PHAS£ 7: BUILDING TYPE 1 £XITING DIAGRAMS L2. 3 FENCING 9 PHASE 7: BUILDING TYP£ 5 £XITING DIAGRAMS LJ PLANTING IMAG£S 10 PHASE 2: TIJCKUND£R EXITING DIAGRAMS L4 TR££ IMAG£S
11 PHASE 1: BUILDING TYPE 1 FLOOR PLAN co.a £X/STING CONDITIONS AND D£MOL/TION PLAN 72 PHASE 1: BUILDING TYP£ 1 FLOOR PLAN C0.1 EXISTING CONDITIONS AND DEMOLITION PLAN 13 PHASE 1: BUILDING TYPE 5 FLOOR PLAN C1.0 OVERALL SIT£ PLAN 14 PHAS£ 1: BUILDING TYPE 5 FLOOR PLAN C1.1 OVERALL SIT£ PLAN 15 PHASE 2: TUCKUND£R FLOOR PLAN C2. 0 GRADING PLAN
16 PHASE 2: TIJCKUND£R FLOOR PLAN C2. I GRADING PLAN
17 Al UNIT PLANS CJ.O UTILITY PLAN
18 A2 UNIT PLANS CJ. 1 U TILi TY PLAN
19 A3 & A4 UNIT PLANS C4.0 FIR£ ACC£SS PLAN
20 Bl UNIT PLANS C4.1 FIR£ ACCESS PLAN
27 82 UNIT PLANS cs.a STREET SECTION
22 82 AL TERNA TE UNIT PLAN C5.1 STREET SECTION
23 Cl UNIT PLAN C5.2 STREET SECTION
24 Ct AL TERNA T£ UNIT PLAN
25 PHASE 1: BUILDING TYP£ 1 S£CTIONS
26 PHA5£ 1: BUILDING TYPE 5 5£CTIONS
27 PHASE 2: TIJCKUNDER SECTIONS
28 SITE PHOTOM£TRICS
29 SITE PHOTOM£TR/CS
30 SITE LIGHTING SP£C/FICA TIDNS
31 CLUBHOUSE STREETSCAPE FRONT
32 CLUBHOUSE ST.REETSCAPE R£AR
33 CLUBHDUS£ EL£VA TIONS
34 CLUBHDUS£ SID£ EL£VA TIONS

SHEET INDEX & PROJECT

DIRECTORY
SHEET
G0.1
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DATE: 0711212024
SCALE:

PROJECT No.:

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SITE MAP N.T.'i
No. REVISION DATE BY
ENTITLEMENT PLANSETSUBMITTAL 0711212024
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0S 22

LAND USE ENTITLEMENTS
• GENERAL PLAN AMENDMENT
.. RE-DESIGNATE PROPERTY FOR TWO-FAMILY AND MULTI-FAMILY USES FROM COMMERCIAL MIXED USE (CMU} TO HIGH DENSITY RESIDENTIAL (HDR)
.. RE-DESIGNATE PROPERTY FOR SINGLE-FAMILY USES FROM MEDIUM DENSITY RESIDENT/AL (MDR) TO LOW DENSITY RESIDENTIAL (LDR)
• REZONE
.. REZONE PROPERTY FOR MUL T/-FAMIL Y AND TWO-FAMILY USES FROM COMMERCIAL MIXED USE (CMU} TO MULTIPLE-FAMILY DWELLING ZONING DISTRICT (R-3} .. REZONE PROPERTY FOR SINGLE-FAMILY USES FROM COMMERCIAL MIXED USE (CMU} TO ONE-FAMILY DWELLING ZONING DISTRICT (R-1}
• MAJOR SITE PLAN AND DESIGN REVIEW
• TENTATIVE PARCEL MAP
144-490 QUINTAL ROAD PROJECT

MANTECA CALIFORNIA
22 :W52
MOR
SHEET
LAND USE ENTITLEMENTS G0.2
COpyfgl'lt ©2022by sandis
ATTACHMENT 8
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
LMC Manteca is two individual communities of 312 and 360 homes in a 3-story (Type-V) Garden Style apartment construction type. The communities will be the multifamily portion of the greater LMC PD Overlay Area on the addresses of 144, 301, 292, and 490 Quintal Road.

The Project site is currently improved for agricultural use, though, has not been used for such activities in several seasons. It measures approximately 32.0 acres, bounded by S. Main Street to the west, the Highway 120 to the north, future Buena Vista Road extension and 475 Quintal Road (vacant land) to the east and E. Atherton Drive to the south. The site is centrally located to Manteca, as S. Main, HWY 120, and E. Atherton are all major arterials.

The surrounding properties to the south and west are a Chevron Gas Station and a Single-Family Residence with agricultural land while the site will border vacant land and other parts of the PD overlay area to the east. The site is currently zoned commercial mixed use.

The design is based in the principles of health and wellness, access to open space, and active living, along with sustainability and resiliency.

The first phase will be 312 homes spread across 13 residential building along while the second phase will be 360 homes spread across 18 residential buildings. In addition to the residential buildings, there is a clubhouse with pool amenities, indoor community space, management office as well as three-stream waste management facilities, open spaces, dog run and convenient parking in each community, woven together by onsite landscaping elements. Finally, a one-acre community open space will service both communities and will also be open to the public.

Walkways frame each of the residential buildings and provide a means of connectivity to the community as well as a broader network of paths and open spaces around the entire project site. The walkways and park provide ample pedestrian circulation allowing for recreating. The courtyards and open spaces between buildings support a myriad of resident functions and gathering opportunities, regardless of time a day or season of the year.

The clubhouse hosts a variety of program amenities including a large indoor social room for group conversations or to watch movies, a kitchen and seating area for residents, an exercise room to encourage physical fitness, a package room, leasing and manager office and maintenance area. The building has a large porch in the front of the building, which extends to the lobby space in the building.

On street parking allows visitors to park in front of the buildings and provides area for drop off.

The buildings are (3) stories with garage bays in the rear. The façade has warm, earth tones with dark windows and glass railings, which fosters a expansive feel on the balconies. The primary materials are fiber siding and stucco with accents of board and batten siding. The various earth tone colors help give the buildings movement. The parapet flat roof help create a modern warm feel for the building.

The site will manage water conservation through planting and irrigation design and define certain aspects of the landscape character. The building exterior materials are fire resistant. The flat roof has been designed to minimize the ability for fire to gain access to the interior of the building. These measures provide a haven for residents and a more resilient community for the future.

P R O J E C T D I R E C T O R Y
LMC

TYLER WOOD, VICE PRESIDENT, DEVELOPMENT
BSB DESIGN, INC.

JOHN GOODWIN, PARTNER

JEFF MULCRONE, DIRECTOR OF DESIGN

PAUL GIANNI, DIRECTOR OF PROJECT SERVICES

TERRY SMITH, DIRECTOR OF LAND PLANNING

ELKE ANSTADT, PROJECT MANAGER

SARANG HAN, JOB CAPTAIN

DANIEL TYNES, JOB CAPTAIN

CREIGHTON NORTH, SENIOR DESIGN INTERN

ALLAYNA GAGNARD, DESIGNER

DHARMESH JHA, STRUCTURAL ENGINEER
RTM

COURTNEY LEAF, PROJECT ENGINEER

MITCHEL BOEVER, PROJECT ENGINEER
SANDIS

BRIAN CANCIMILLA

JOHN-MARC ESHELMAN

RON SANZO

GROUNDWORKS

BRENNAN COX

PROJECT TEAM

NUMBER SHEET NAME NUMBER SHEET NAME
1 COVER SHEET 23 C1 UNIT PLAN
2 SITE PLAN 24 C1 ALTERNATE UNIT PLAN
3 PHASE 1: APARTMENT STREETSCAPE 25 PHASE 1: BUILDING TYPE 1 SECTIONS 4 PHASE 1: APARTMENT ELEVATIONS 26 PHASE 1: BUILDING TYPE 5 SECTIONS 5 PHASE 2: TUCKUNDER STREETSCAPE 27 PHASE 2: TUCKUNDER SECTIONS 6 PHASE 2: TUCKUNDER ELEVATIONS 28 LANDSCAPE PLAN
7 CODE SHEET 29 NEIGHBORHOOD PARK
8 PHASE 1: BUILDING TYPE 1 EXITING DIAGRAMS 30 PLANTING IMAGES 9 PHASE 1: BUILDING TYPE 5 EXITING DIAGRAMS 31 TREE IMAGES 10 PHASE 2: TUCKUNDER EXITING DIAGRAMS 32 SITE PHOTOMETRICS 11 PHASE 1: BUILDING TYPE 1 FLOOR PLAN 33 SITE PHOTOMETRICS 12 PHASE 1: BUILDING TYPE 1 FLOOR PLAN 34 SITE LIGHTING SPECIFICATIONS 13 PHASE 1: BUILDING TYPE 5 FLOOR PLAN 35 CLUBHOUSE STREETSCAPE FRONT 14 PHASE 1: BUILDING TYPE 5 FLOOR PLAN 36 CLUBHOUSE STREETSCAPE REAR 15 PHASE 2: TUCKUNDER FLOOR PLAN 37 CLUBHOUSE ELEVATIONS 16 PHASE 2: TUCKUNDER FLOOR PLAN 38 CLUBHOUSE SIDE ELEVATIONS 17 A1 UNIT PLANS 39 CLUBHOUSE PLAN
18 A2 UNIT PLANS 40 CLUBHOUSE SECTION
19 A3 & A4 UNIT PLANS 41 CLUBHOUSE EXIT DIAGRAMS
20 B1 UNIT PLANS 42 MAIL KIOSK
21 B2 UNIT PLANS 43 TRASH CORRAL
22 B2 ALTERNATE UNIT PLAN 44 EXTERIOR MATERIALS, COLORS & PRODUCTS

SHEET INDEX
2023 BSB Design, Inc. January 30, 2023 | MR210553.00

QUARTERRA

TYLER WOOD, VICE PRESIDENT, DEVELOPMENT
BSB DESIGN, INC.

JOHN GOODWIN, PARTNER

JEFF MULCRONE, DIRECTOR OF DESIGN

PAUL GIANNI, DIRECTOR OF PROJECT SERVICES

TERRY SMITH, DIRECTOR OF LAND PLANNING

ELKE ANSTADT, PROJECT MANAGER

SARANG HAN, JOB CAPTAIN

DANIEL TYNES, JOB CAPTAIN

CREIGHTON NORTH, SENIOR DESIGN INTERN

ALLAYNA GAGNARD, DESIGNER

DHARMESH JHA, STRUCTURAL ENGINEER
RTM

COURTNEY LEAF, PROJECT ENGINEER

MITCHEL BOEVER, PROJECT ENGINEER
SANDIS

BRIAN CANCIMILLA

JOHN-MARC ESHELMAN

RON SANZO

GROUNDWORKS

BRENNAN COX

PROJECT TEAM
July 12, 2024
Quarterra Manteca is two individual communities of 312 and 360 homes in a 3-story (Type-1, 5, and 5a) Garden Style apartment construction type. The communities will be the multifamily portion of the greater Quarterra PD Overlay Area at the addresses of 1444 S Main Street and 1505 Buena Vista Drive.

The Project site is currently improved for agricultural use, though, has not been used for such activities in several seasons. It measures approximately 31.8 acres, bounded by S. Main Street to the west, Highway 120 to the north, future Buena Vista Road extension and 475 Quintal Road (vacant land) to the east and E. Atherton Drive to the south. The site is centrally located in Manteca, as S. Main, HWY 120, and E. Atherton are all major arterials.

The design is based on the principles of sustainability and resiliency, health and wellness, access to open space, and active living, along with proximity to employment. Communities are planned all electric with no gas utility services and offset all electric use onsite at 85% to 90%.

The first phase will be 312 homes spread across 13 residential buildings while the second phase will be 360 homes spread across 18 residential buildings. In addition to the residential buildings, there is a clubhouse with pool amenities, indoor community space, management office as well as three-stream waste management facilities, open spaces, dog run and convenient parking in each community, woven together by onsite landscaping elements.

Finally, a one-acre community open space will service both communities and will also be open to the public.

The buildings are (3) stories with garage bays in the rear. The façade has warm, earth tones with dark windows and glass railings, which foster an expansive feel on the balconies. The primary materials are fiber siding and stucco with accents of board and batten siding. The various earth tone colors help give the buildings movement. The parapet flat roof helps create a modern warm feel for the building.

The design principles are evident in the buildings systems, infrastructure, and transit features of the project. The site will also use solar energy production through solar panels on the carports to offset electric costs. The building systems are all electric and will not utilize gas. There will also be EV charging stations and additional spaces for future EV charging, should the need arise. Stormwater management will be a feature of the landscaping and integrated into the overall master plan. The site will manage water conservation through planting and irrigation design and define certain aspects of the landscape character. The building exterior materials are fire resistant. The flat roof has been designed to minimize the ability for fire to gain access to the interior of the building. These measures provide a haven for residents and a more resilient community for the future. MULTIFAMILY COMPONENT uarterra
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © '
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E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
BSBDESIGN.COM
ATTACHMENT 8
ATTACHMENT 10

MULTIFAMILY

PHASE WEST

MULTIFAMILY

PHASE EAST E ATHERTON DRIVE

BUENA VISTA DRIVE

SINGLE FAMILY /

DUET USE

SINGLE FAMILY

PHASE NORTH

SINGLE FAMILY

PHASE SOUTH

BUENA VISTA DRIVE
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D A UNITS - 1 BED UNITS
D B UNITS - 2 BED UNITS
D C UNITS - 3 BED UNITS

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D UNIT GARAGES
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MULTIFAMILY
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © 2021 8$8 Design, Inc.

Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
July 12, 2024 I MR210553.00
DESIGN
BSBDESIGN.COM
ATTACHMENT 8
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 5 STREETSCAPE 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
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uarterra Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSBDESIGN.COM
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 5 ELEVATIONS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024

PAINTED NOMINAL

FIBER CEMENT TRIM

STUCCO CLADDING --------------

HARDIEPLANK LAP ------
SIDING
uarterra
Typical Front Elevation VINYL PATIO DOOR
Scale: 1 /8" = 1 '-0" PAINTED METAL RAILINGS

PAINTED NOMINAL FIBER
CEMENT TRIM ---~
STUCCO CLADDING ----~
PAINTED ALUMINUM CANOPY -~
Typical Side Elevation
Scale: 1 /8" = 1 '-0"
,,--VINYL SINGLE-HUNG WINDOWS

CAST STONE VENEER

PAINTED ALUMINUM CANOPY
----VINYL SINGLE-HUNG WINDOWS
- FIBER CEMENT BOARD AND BATTEN SIDING
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSBDESIGN.COM
ATTACHMENT 8
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 2: TUCKUNDER STREETSCAPE 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
uarterra Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSBDESIGN.COM
ATTACHMENT 8
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 2: TUCKUNDER ELEVATIONS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024

PAINTED NOMINAL

FIBER CEMENT TRIM

STUCCO CLADDING ----

FIBER CEMENT BOARD

AND BATTEN SIDING

PAINTED NOMINAL

FIBER CEMENT TRIM
----------
STUCCO CLADDING ---...____
FIBER CEMENT BOARD -~

AND BATTEN SIDING
Typical Front Elevation
Scale: 1/8" = 1 '-0"
Typical Rear Elevation
Scale: 1/8" = 1 '-0"
PAINTED NOMINAL FIBER ____ ---:

CEMENT TRIM
STUCCO CLADDING -----..

PAINTED ALUMINUM CANOPY ~

VINYL PATIO DOOR
PAINTED METAL RAILINGS ~
PAINTED METAL RAILINGS ~
~-CAST STONE VENEER
~-PAINTED ALUMINUM CANOPY
~ - CAST STONE VENEER
~-PAINTED ALUMINUM CANOPY
-------HARDIEPLANK LAP SIDING
~-VINYL SINGLE-HUNG WINDOWS
~-CAST STONE VENEER
-----HARDIEPLANK LAP SIDING
~--VINYL SINGLE-HUNG

WINDOWS
~-PAINTED METAL O.H. DOOR
-----HARDIEPLANK LAP SIDING

VINYL PATIO SLIDING
__.----GLASS DOOR

VINYL SINGLE-HUNG ----WINDOWS
,,_-PAINTED METAL O.H. DOOR
Typical Side Elevation "------FIBER CEMENT BOARD AND BATTEN SIDING Scale: 1 /8" = 1 '-0"
uarterra Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSB
DESIGN
BSBDESIGN.COM
ATTACHMENT 10
LMC Manteca
E Atherton Drive & S Main Street, Manteca CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2022 BSB Design, Inc. June 21, 2022 | MR210553.00 HOUSING UNIT SUMMARY 3 BED UNIT TOTAL
A1 A2 A3 A4 B1 B2 C1 UNIT COUNT
GROUND FLOOR 26 26 N/A N/A 14 26 12 104
2ND FLOOR 26 26 N/A N/A 14 26 12 104
3RD FLOOR 26 26 N/A N/A 14 26 12 104

TOTAL UNITS PER BUILDING
U N I T M A T R I X - P H A S E 1
312
TOTAL UNIT COUNT - PHASE 1
(13) RESIDENTAL BUILDINGS 78 78 42 78
1 BED UNIT 2 BED UNIT
N/A N/A 36

P R O J E C T D A T A
HOUSING UNIT SUMMARY 3 BED UNIT TOTAL
A1 A2 A3 A4 B1 B2 C1 UNIT COUNT
GROUND FLOOR N/A 36 0 0 36 N/A N/A 72
2ND FLOOR N/A 36 36 36 36 N/A N/A 144
3RD FLOOR N/A 36 36 36 36 N/A N/A 144
TOTAL UNITS PER BUILDING N/A 6 4 4 6 N/A N/A 20
PROJECT TOTAL UNIT COUNT 78 186 72 72 150 78 36 672
360
U N I T M A T R I X - P H A S E 2
72 72 N/A
1 BED UNIT 2 BED UNIT
TOTAL UNIT COUNT - PHASE 2
(18) RESIDENTAL BUILDINGS N/A 108 108 N/A

SITE TOTAL GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES PHASE 1 TOTALS 371575 312264 5165 33124 1287 19728 N/A

TYPICAL RESIDENTIAL BUILDING GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES GROUND FLOOR 9646 7646 N/A 1421 99 480 N/A
2ND FLOOR 8937 7646 N/A 811 N/A 480 N/A
3RD FLOOR 8442 7646 N/A 316 N/A 480 N/A
TOTAL 27025 22938 N/A 2548 99 1440 N/A
SITE TOTAL (6) BLDGS 162150 137628 N/A 15288 594 8640 N/A

TYPICAL RESIDENTIAL BUILDING GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES GROUND FLOOR 10364 8316 N/A 1421 99 528 N/A
2ND FLOOR 9656 8316 N/A 811 N/A 528 N/A
3RD FLOOR 9160 8316 N/A 316 N/A 528 N/A
TOTAL 29180 24948 N/A 2548 99 1584 N/A
SITE TOTAL (7) BLDGS 204260 174636 N/A 17836 693 11088 N/A

CLUBHOUSE GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION DOGHOUSES BALCONIES GARAGES GROUND FLOOR 5165 N/A 5165 N/A N/A N/A N/A

SITE TOTAL GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES PHASE 2 TOTALS 405251 311490 5165 25974 1782 12960 47880

TYPICAL RESIDENTIAL BUILDING GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES GROUND FLOOR 7753 3761 N/A 993 99 240 2660
2ND FLOOR 7237 6772 N/A 225 N/A 240 N/A
3RD FLOOR 7237 6772 N/A 225 N/A 240 N/A
TOTAL 22227 17305 N/A 1443 99 720 2660
SITE TOTAL (18) BLDGS 400086 311490 N/A 25974 1782 12960 47880

CLUBHOUSE GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION DOGHOUSES BALCONIES GARAGES GROUND FLOOR 5165 N/A 5165 N/A N/A N/A N/A
B U I L D I N G T Y P E 5 A R E A S U M M A R Y - P H A S E 1 B U I L D I N G T Y P E 1 A R E A S U M M A R Y - P H A S E 1 T U C K U N D E R B U I L D I N G A R E A S U M M A R Y - P H A S E 2

ZONE CMU
PHASE 1 SITE AREA 13.75 ACRES
PHASE 2 SITE AREA 15.88 ACRES
SITE AREA TOTAL 29.63 ACRES

BUILDING SITE

BUILDING / ZONE DESIGNATION OCCUPANCY GROUP

BASIC ALLOWABLE STORIES, FIRE

SPRINKLERED W/OUT AREA INCREASE
(CBC TABLE 504.4)
MAX. HEIGHT WITH AREA INCREASE
(CBC TABLE 504.3) PROVIDED STORIES

ACTUAL HEIGHT
(TOP OF ROOF STRUCTURE)
RESIDENTIAL BUILDINGS - 5A R-2 3 40 3 34' - 10"
CLUBHOUSE - 5B A-3 2 40 1 26' - 0"
DETACHED CAR PORTS - 5B S-2 2 40 1 -

FLOOR MAIN OCCUPANCY CONSTRUCTION TYPE
At = BASE MAXIMUM SQFT W/OUT
HEIGHT INCREASE TABLE 506.2
RESIDENTIAL UNIT FLOORS 1-3 R-2 5A 36,000
CLUBHOUSE A-3 5B 18,000
2019 CALIFORNIA BUILDING CODE (CHAPTER 11A - ACCESSIBILITY)

APPLICABLE BUILDING CODES

CONSTRUCTION CLASSIFICATION
TOTAL ALLOWABLE AREAS PER TABLE 506.2
2019 CALIFORNIA FIRE CODE (LOCAL AMENDMENTS REVIEWED)
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (LOCAL AMENDMENTS REVIEWED) 2019 CALIFORNIA ELECTRICAL CODE (LOCAL AMENDMENTS REVIEWED) 2019 CALIFORNIA ENERGY CODE (LOCAL AMENDMENTS REVIEWED) 2019 CALIFORNIA PLUMBING CODE (LOCAL AMENDMENTS REVIEWED) 2019 CALIFORNIA MECHANICAL CODE (LOCAL AMENDMENTS REVIEWED) 12,000

OCCUPANCY TYPE
260 RESIDENTIAL UNITS, 3 UNITS AT GRADE
R-2

CONSTRUCTION CLASSIFICATION
TYPE 5A (CBC TABLE 503)
SEPEREATED OCCUPANCIES PER PROVISIONS IN CBC 508.4 & 509.2

FIRE SPRINKLERS REQUIREMENTS
FIRE SPRINKLERS PER NFPA-13 REQUIRED
6,000
APPROVED AUTOMATIC SPRINKLER SYSTEM REQUIRED THROUGHOUT RESIDENTIAL BUIDLINGS (PER NFPA13R) APPROVED AUTOMATIC SPRINKLER SYSTEM REQUIRED THROUGHOUT CLUBHOUSES EXCEEDING 12,000 sf (PER NFPA13R) NS = BASE MAXIMUM SQFT TABLE 506.2
(FOR EQ. 5-2 BELOW)
ALLOWABLE HEIGHTS & STORIES ALLOWABLE STORIES & HEIGHT, TABLES 504.3 & 504.4 PROVIDED STORIES AND HEIGHT

FIRE SPRINKLER REQUIREMENTS
PHASE 1 & 2: PROJECT DATA
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 313
COVERED PARKING - STANDARD 312 257

SURFACE PARKING - ACCESSIBLE -

COVERED PARKING ACCESSIBLE -

SURFACE PARKING - VAN ACCESSIBLE -

EV READY PARKING -

FEV (FUTURE) -
TOTAL 546 570
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 415
COVERED PARKING - STANDARD 360 -

SURFACE PARKING - ACCESSIBLE - -

COVERED PARKING ACCESSIBLE - -

SURFACE PARKING - VAN ACCESSIBLE - -
TUCK-UNDER GARAGES - STANDARD - 180

TUCK-UNDER GARAGES - ACCESSIBLE - -

EV READY PARKING - -

FEV (FUTURE) - -
TOTAL 594 595
S I T E P A R K I N G - P H A S E 1
S I T E P A R K I N G - P H A S E 2

EXISTING ZONING PROPOSED ZONING
PHASE 1 CMU R-3 BASE ZONE
PHASE 2 CMU R-3 BASE ZONE
LENNAR HOMES MDR, CMU R-1

SITE ZONING

ZONE CMU
LOT AREA PHASE 1 13.75 ACRES
PHASE 2 15.88 ACRES
SITE TOTAL 29.63 ACRES
RESIDENTIAL UNITS 672 UNITS TOTAL
PHASE 1 ONE-BEDROOM UNITS 156
TWO-BEDROOM UNITS 120
THREE-BEDROOM UNITS 36
PHASE 2 ONE-BEDROOM UNITS 252
TWO-BEDROOM UNITS 108

THREE-BEDROOM UNITS N/A

DEVELOPMENT STANDARDS REQUIRED PROPOSED
(Manteca City Code)
MAXIMUM FLOOR AREA RATIO None Required
MINIMUM LOT SIZE (SQ.FT) None Required
MINIMUM LOT WIDTH (FT) None Required

15.0 du/ac 22.0 du/ac
MAXIMUM LOT COVERAGE 25.0 du/ac 22.0 du/ac
MAXIMUM BUILDING HEIGHT (FT) 35' - 0"

MINIMUM YARD SETBACKS (FT)
FRONT None Required
SIDE None Required
SIDE None Required
REAR None Required
176,970 SF 244,300 SF
PHASE 2 - TOTAL AREA: 721,000 SF 216,300 SF 282,900 SF
PHASE 1 - TOTAL AREA: 589,900 SF

PLANNING INFORMATION & ZONING SUMMARY
ZONING & PLANING POLICY DOCUMENTS: MANTECA CITY CODE

MINIMUM LOT COVERAGE

OPEN SPACE CALCS

BUILDING / ZONE DESIGNATION OCCUPANCY GROUP

BASIC ALLOWABLE STORIES, FIRE

SPRINKLERED W/OUT AREA INCREASE
(CBC TABLE 504.4)
MAX. HEIGHT WITH AREA INCREASE
(CBC TABLE 504.3) PROVIDED STORIES

ACTUAL HEIGHT
(TOP OF ROOF STRUCTURE)
RESIDENTIAL BUILDINGS - 5A R-2 3 40 3 34' - 10"
CLUBHOUSE - 5B A-3 2 40 1 26' - 0"
DETACHED CAR PORTS - 5B S-2 2 40 1 -

FLOOR MAIN OCCUPANCY CONSTRUCTION TYPE
At = BASE MAXIMUM SQFT W/OUT
HEIGHT INCREASE TABLE 506.2
RESIDENTIAL UNIT FLOORS 1-3 R-2 5A 36,000
CLUBHOUSE A-3 5B 18,000
12,000

OCCUPANCY TYPE
260 RESIDENTIAL UNITS, 3 UNITS AT GRADE
R-2

CONSTRUCTION CLASSIFICATION
TYPE 5A (CBC TABLE 503)
SEPEREATED OCCUPANCIES PER PROVISIONS IN CBC 508.4 & 509.2

FIRE SPRINKLER REQUIREMENTS
2022 CALIFORNIA FIRE CODE (LOCAL AMENDMENTS REVIEWED)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA ELECTRICAL CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA ENERGY CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA PLUMBING CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA MECHANICAL CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA BUILDING CODE (CHAPTER 11A - ACCESSIBILITY)

APPLICABLE BUILDING CODES

CONSTRUCTION CLASSIFICATION
TOTAL ALLOWABLE AREAS PER TABLE 506.2
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 239
COVERED PARKING - STANDARD 312 312
SURFACE PARKING - ACCESSIBLE 9 -

COVERED PARKING ACCESSIBLE - -
SURFACE PARKING - VAN ACCESSIBLE 2 -
EV READY PARKING 28 -
FEV (FUTURE) 28 -
TOTAL 613 551
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 233
COVERED PARKING - STANDARD 360 181
SURFACE PARKING - ACCESSIBLE 10 -

COVERED PARKING ACCESSIBLE - -
SURFACE PARKING - VAN ACCESSIBLE 2 -
TUCK-UNDER GARAGES - STANDARD - 180

TUCK-UNDER GARAGES - ACCESSIBLE - -
EV READY PARKING 30 -
FEV (FUTURE) 30 -
TOTAL 666 594
S I T E P A R K I N G - P H A S E 1
S I T E P A R K I N G - P H A S E 2
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 Quarterra Manteca E Atherton Drive & S Main Street, Manteca CA The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 239
COVERED PARKING - STANDARD 312 312
SURFACE PARKING - ACCESSIBLE 9 -

COVERED PARKING ACCESSIBLE - -
SURFACE PARKING - VAN ACCESSIBLE 2 -
EV READY PARKING 28 -
FEV (FUTURE) 28 -
TOTAL 613 551
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 233
COVERED PARKING - STANDARD 360 181
SURFACE PARKING - ACCESSIBLE 10 -

COVERED PARKING ACCESSIBLE - -
SURFACE PARKING - VAN ACCESSIBLE 2 -
TUCK-UNDER GARAGES - STANDARD - 180

TUCK-UNDER GARAGES - ACCESSIBLE - -
EV READY PARKING 30 -
FEV (FUTURE) 30 -
TOTAL 666 594
S I T E P A R K I N G - P H A S E 1
S I T E P A R K I N G - P H A S E 2

BUILDING / ZONE DESIGNATION OCCUPANCY GROUP

BASIC ALLOWABLE STORIES, FIRE

SPRINKLERED W/OUT AREA INCREASE
(CBC TABLE 504.4)
MAX. HEIGHT WITH AREA INCREASE
(CBC TABLE 504.3) PROVIDED STORIES

ACTUAL HEIGHT
(TOP OF ROOF STRUCTURE)
RESIDENTIAL BUILDINGS - 5A R-2 3 40 3 34' - 10"
CLUBHOUSE - 5B A-3 2 40 1 26' - 0"
DETACHED CAR PORTS - 5B S-2 2 40 1 -

FLOOR MAIN OCCUPANCY CONSTRUCTION TYPE
At = BASE MAXIMUM SQFT W/OUT
HEIGHT INCREASE TABLE 506.2
RESIDENTIAL UNIT FLOORS 1-3 R-2 5A 36,000
CLUBHOUSE A-3 5B 18,000
12,000

OCCUPANCY TYPE
260 RESIDENTIAL UNITS, 3 UNITS AT GRADE
R-2

CONSTRUCTION CLASSIFICATION
TYPE 5A (CBC TABLE 503)
SEPEREATED OCCUPANCIES PER PROVISIONS IN CBC 508.4 & 509.2

APPLICABLE BUILDING CODES

CONSTRUCTION CLASSIFICATION
TOTAL ALLOWABLE AREAS PER TABLE 506.2

BUILDING / ZONE DESIGNATION OCCUPANCY GROUP

BASIC ALLOWABLE STORIES, FIRE

SPRINKLERED W/OUT AREA INCREASE
(CBC TABLE 504.4)
MAX. HEIGHT WITH AREA INCREASE
(CBC TABLE 504.3) PROVIDED STORIES

ACTUAL HEIGHT
(TOP OF ROOF STRUCTURE)
RESIDENTIAL BUILDINGS - 5A R-2 3 40 3 34' - 10"
CLUBHOUSE - 5B A-3 2 40 1 26' - 0"
DETACHED CAR PORTS - 5B S-2 2 40 1 -

FLOOR MAIN OCCUPANCY CONSTRUCTION TYPE
At = BASE MAXIMUM SQFT W/OUT
HEIGHT INCREASE TABLE 506.2
RESIDENTIAL UNIT FLOORS 1-3 R-2 5A 36,000
CLUBHOUSE A-3 5B 18,000
2022 CALIFORNIA BUILDING CODE (CHAPTER 11A - ACCESSIBILITY)

APPLICABLE BUILDING CODES

CONSTRUCTION CLASSIFICATION
TOTAL ALLOWABLE AREAS PER TABLE 506.2
2022 CALIFORNIA FIRE CODE (LOCAL AMENDMENTS REVIEWED)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA ELECTRICAL CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA ENERGY CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA PLUMBING CODE (LOCAL AMENDMENTS REVIEWED) 2022 CALIFORNIA MECHANICAL CODE (LOCAL AMENDMENTS REVIEWED) 12,000

OCCUPANCY TYPE
672 RESIDENTIAL UNITS, 3 UNITS AT GRADE
R-2

CONSTRUCTION CLASSIFICATION
TYPE 5A (CBC TABLE 503)
SEPEREATED OCCUPANCIES PER PROVISIONS IN CBC 508.4 & 509.2

FIRE SPRINKLER REQUIREMENTS
July 12, 2024
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 239
COVERED PARKING - STANDARD 312 312
SURFACE PARKING - ACCESSIBLE 9 4
COVERED PARKING - ACCESSIBLE - 5
SURFACE PARKING - VAN ACCESSIBLE 2 1
COVERED PARKING - VAN ACCESSIBLE - 1
EV READY PARKING 28 -
FEV (FUTURE) 28 -
TOTAL 613 551
TYPE

STALL COUNT

REQUIRED

STALL COUNT

PROVIDED
SURFACE PARKING - STANDARD 234 233
COVERED PARKING - STANDARD 360 181
SURFACE PARKING - ACCESSIBLE 10 -

COVERED PARKING - ACCESSIBLE - -
SURFACE PARKING - VAN ACCESSIBLE 2 -

COVERD PARKING - VAN ACCESSIBLE - -
TUCK-UNDER GARAGES - STANDARD - 180

TUCK-UNDER GARAGES - ACCESSIBLE - -
EV READY PARKING 30 -
FEV (FUTURE) 30 -
TOTAL 666 594

S I T E P A R K I N G - MULTIFAMILY PHASE EAST

S I T E P A R K I N G - MULTIFAMILY PHASE WEST

ZONING EXISTING PROPOSED
MULTIFAMILY PHASE EAST CMU R-3 BASE ZONE
MULTIFAMILY PHASE WEST CMU R-3 BASE ZONE
LOT AREA 29.63 ACRES SITE TOTAL
MULTIFAMILY PHASE EAST 13.75 ACRES
MULTIFAMILY PHASE WEST 15.88 ACRES
RESIDENTIAL UNITS 672 UNITS TOTAL
MULTIFAMILY PHASE EAST ONE-BEDROOM UNITS A1 738 SF 78
A2 774 SF 78
TWO-BEDROOM UNITS B1 1099 SF 42
B2 1194 SF 78
THREE-BEDROOM UNITS C1 1434 SF 36
MULTIFAMILY PHASE WEST ONE-BEDROOM UNITS A2 774 SF 108
A3 648 SF 72
A4 850 SF 72
TWO-BEDROOM UNITS B1 1099 SF 108
(Manteca City Code) REQUIRED PROPOSED
MAXIMUM FLOOR AREA RATIO None Required
MINIMUM LOT SIZE (SQ.FT) None Required
MINIMUM LOT WIDTH (FT) None Required

15.0 du/ac 22.0 du/ac
MAXIMUM LOT COVERAGE 25.0 du/ac 22.0 du/ac
MAXIMUM BUILDING HEIGHT (FT) 35' - 0"

MINIMUM YARD SETBACKS (FT)
FRONT None Required
SIDE None Required
SIDE None Required
REAR None Required
176,970 SF 244,300 SF
MULTIFAMILY PHASE WEST - TOTAL AREA: 721,000 SF 216,300 SF 282,900 SF

PLANNING INFORMATION & ZONING SUMMARY
ZONING & PLANING POLICY DOCUMENTS: MANTECA CITY CODE

MINIMUM LOT COVERAGE

OPEN SPACE CALCS
MULTIFAMILY PHASE EAST - TOTAL AREA: 589,900 SF

DEVELOPMENT STANDARDS

SITE TOTAL GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES PHASE 1 TOTALS 374570 312264 5165 33124 1287 19728 N/A

CLUBHOUSE GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES GROUND FLOOR 8160 N/A 5165 N/A N/A N/A N/A

SITE TOTAL GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES PHASE 2 TOTALS 415950 311490 5165 33678 1782 12960 47880

TYPICAL RESIDENTIAL BUILDING GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES GROUND FLOOR 7980 3761 N/A 1220 99 240 2660
2ND FLOOR 7462 6772 N/A 450 N/A 240 N/A
3RD FLOOR 7213 6772 N/A 201 N/A 240 N/A
TOTAL 22655 17305 N/A 1871 99 720 2660
SITE TOTAL (18) BLDGS 407790 311490 N/A 33678 1782 12960 47880

CLUBHOUSE GROSS AREA RESIDENTIAL LEASING & MANAGEMENT CIRCULATION SPRINKLER / IT BALCONIES GARAGES GROUND FLOOR 8160 N/A 5165 N/A N/A N/A N/A
B U I L D I N G T Y P E 5 A R E A S U M M A R Y - M U L T I F A M I L Y P H A S E E A S T B U I L D I N G T Y P E 1 A R E A S U M M A R Y - M U L T I F A M I L Y P H A S E E A S T

T U C K U N D E R B U I L D I N G A R E A S U M M A R Y - M U L T I F A M I L Y P H A S E W E S T HOUSING UNIT SUMMARY 3 BED UNIT TOTAL
A1 A2 A3 A4 B1 B2 C1 UNIT COUNT
GROUND FLOOR 26 26 N/A N/A 14 26 12 104
2ND FLOOR 26 26 N/A N/A 14 26 12 104
3RD FLOOR 26 26 N/A N/A 14 26 12 104

TOTAL UNITS PER BUILDING
HOUSING UNIT SUMMARY 3 BED UNIT TOTAL
A1 A2 A3 A4 B1 B2 C1 UNIT COUNT
GROUND FLOOR N/A 36 0 0 36 N/A N/A 72
2ND FLOOR N/A 36 36 36 36 N/A N/A 144
3RD FLOOR N/A 36 36 36 36 N/A N/A 144
TOTAL UNITS PER BUILDING N/A 6 4 4 6 N/A N/A 20
PROJECT TOTAL UNIT COUNT 78 186 72 72 150 78 36 672

U N I T M A T R I X - M U L T I F A M I L Y P H A S E E A S T 312

TOTAL UNIT COUNT - MULTIFAMILY PHASE
EAST (13) RESIDENTAL BUILDINGS 78 78 42 78
2 BED UNIT1 BED UNIT
N/A N/A 36
360

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TOTAL UNIT COUNT - MULTIFAMILY PHASE
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 1 EXITING DIAGRAM
UNIT A1
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July 12, 2024
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*SECOND & THIRD FLOORS ARE IDENTICAL X FIRST FLOOR EXITING X 1/8" = 1'-0"

TYPICAL RESIDENTIAL BUILDING EXITING DIAGRAM - FIRST FLOOR 1 3/16" = 1'-0" 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
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PHASE 2: TUCKUNDER EXITING DIAGRAM 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 1 PLAN: FLOOR 1 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 1 PLAN: FLOOR 2 - 3 Floor 2-3 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 5 PLAN: FLOOR 1 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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E Atherton Drive & S Main Street, Manteca CA
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 5 PLAN: FLOOR 2 - 3 Floor 2-3 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 2: TUCKUNDER EXITING DIAGRAM 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 2: TUCKUNDER BUILDING PLAN: FLOOR 2-3 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 2: TUCKUNDER BUILDING PLAN: FLOOR 2-3 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
Unit-A2 Floor Plan
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ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
Unit-A3 Floor Plan
648 NRSF
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QUEEN Unit-A3 Floor Plan 648 NRSF 1 Bedroom / 1 Bath TV QUEEN Unit-A4 Floor Plan 850 NRSF 1 Bedroom / 1 Bath QUEEN TV PHASE 1 & 2: UNIT A3 & A4 FLOOR PLANS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
Unit-B1 Floor Plan
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ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: UNIT B2 FLOOR PLANS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: UNIT B2 FLOOR PLANS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: UNIT C1 FLOOR PLANS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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PHASE 1: BUILDING TYPE 1 SECTION TYPICAL BUILDING SECTION - BREEZEWAY 1 1/8" = 1'-0" 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1: BUILDING TYPE 5 SECTION TYPICAL BUILDING SECTION - BREEZEWAY 1 1/8" = 1'-0" 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2022 BSB Design, Inc. June 21, 2022 | MR210553.00

TYPICAL BUILDING SECTION - BREEZEWAY
2 1/8" = 1'-0"

TYPICAL BUILDING SECTION - UNITS
1 1/8" = 1'-0"
PHASE 2: TUCKUNDER SECTIONS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
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2.3 4.7

6.1 5.5

5.4 5.5

5.9 6.1

2.6 5.6

5.8 5.0

3.6 3.5

3.5 3.8

4.2 5.4

6.3 5.4

3.6 2.2

2.0 2.0

2.1 2.3

5.1 6.4

4.1 2.4

1.8 1.7

1.7 1.9

2.2 3.9

4.4 2.8

2.1 2.0

2.1 2.2

2.4 2.6

2.5 2.9

2.6 2.4

2.5 2.7

3.0 3.2

3.3 2.0

2.6 2.9

3.1 3.3

3.3 3.5

3.7 3.9

2.2 2.8

3.3 3.5

3.7 3.6

3.5 3.6

3.7 2.4

3.0 3.6

3.6 3.6

3.5 3.6

3.5 3.7

3.7 3.8

4.6 4.1

3.6 3.7

3.6 4.6

3.8 3.7

4.0 4.8

4.2 1.7

2.3 2.9

3.1 3.2

3.3 3.4

3.2 2.7

2.1 1.9

2.0 2.4

3.1 3.8

4.0 4.0

3.9 3.8

3.8 3.6

3.5 3.7

3.7 3.4

3.5 3.5

3.4 3.5

3.1 2.3

1.8 1.7

1.7 1.7

1.7 2.0

2.6 3.4

3.9 3.9

3.7 3.6

3.6 3.7

3.5 3.7

3.8 3.6

3.6 3.8

3.8 4.2

4.6 4.8

4.6 4.5

4.4 4.3

4.3 4.0

3.5 2.9

2.8 3.0

3.2 3.2

3.1 2.9

2.8 2.4

2.6 3.1

3.1 3.3

3.4 3.5

3.4 3.0

2.3 2.0

2.1 2.6

3.4 4.0

4.1 4.0

4.0 3.8

3.9 3.8

3.6 3.5

3.5 3.5

3.5 3.4

2.8 2.1

1.7 1.6

1.6 1.6

1.7 2.1

2.9 3.8

4.0 3.8

3.7 3.6

3.6 3.9

3.9 3.6

3.7 3.7

3.9 4.2

4.7 5.0

4.7 4.4

4.3 4.3

4.2 4.2

3.9 3.2

3.0 3.3

3.6 3.5

3.3 3.2

3.1 2.8

2.8 3.1

3.2 3.7

3.6 3.6

3.5 3.1

2.4 2.1

2.3 2.8

3.6 4.2

4.2 4.5

5.0 4.2

4.1 3.9

3.4 3.0

3.2 3.3

3.3 3.3

3.2 2.9

2.5 1.9

1.7 1.8

1.8 1.8

1.8 2.2

3.0 4.1

4.3 4.0

4.7 4.5

3.7 4.1

3.9 3.4

3.4 3.5

3.6 3.5

3.7 4.0

4.5 5.0

4.8 4.5

5.2 5.2

4.4 4.5

4.1 3.3

3.2 3.6

3.7 3.5

3.4 3.2

3.1 3.0

2.9 3.1

3.4 4.4

4.2 3.7

3.5 3.2

2.5 2.2

2.5 3.0

3.8 4.4

4.5 4.9

5.6 2.4

2.4 2.3

2.2 1.9

1.7 1.7

1.9 1.9

5.2 4.8

3.8 4.1

3.8 3.1

2.8 2.8

2.8 5.6

4.7 4.7

4.3 3.5

3.3 3.6

3.8 3.7

4.6 4.1

3.1 3.0

2.8 3.1

3.2 3.8

3.7 3.7

3.5 3.0

2.3 2.0

2.2 2.8

3.7 4.4

4.4 4.4

4.6 1.6

1.6 1.5

1.5 1.5

1.4 1.4

1.6 1.6

4.1 4.0

3.8 4.2

3.7 2.8

2.3 2.2

2.1 4.6

4.5 4.5

4.1 3.3

3.2 3.6

3.9 3.7

4.4 4.0

3.1 3.0

2.7 3.1

3.1 3.0

2.3 2.9

3.1 2.8

1.7 2.3

2.8 2.3

1.4 1.7

2.1 1.7

1.5 1.8

1.8 1.6

2.0 2.4

2.3 2.0

2.7 3.1

3.0 2.7

3.0 3.1

3.2 3.1

3.1 3.1

3.6 3.5

3.2 3.1

3.1 3.2

4.2 4.5

3.4 3.2

3.1 3.1

4.0 4.2

3.3 3.2

3.0 3.2

3.6 3.5

3.2 3.1

2.7 3.0

3.3 3.1

2.0 2.4

3.0 2.7

2.2 1.7

1.4 1.7

2.5 2.4

2.2 1.9

1.3 1.4

1.4 1.3

1.2 1.0

1.3 1.7

2.5 2.7

2.7 2.6

2.2 2.4

2.4 2.3

2.2 1.8

1.6 2.1

3.0 3.3

3.3 3.3

3.2 3.0

2.8 2.8

3.2 3.5

3.3 3.3

3.4 3.2

3.3 3.2

2.3 1.8

1.9 2.5

2.9 3.0

2.9 2.9

2.7 2.4

2.0 2.7

3.3 3.4

3.4 3.4

3.2 3.3

3.3 3.1

3.3 3.6

3.6 3.5

3.5 3.4

3.4 3.1

2.4 2.0

2.3 2.9

3.0 3.0

3.0 2.8

2.8 2.7

2.3 2.9

3.4 3.3

3.6 3.8

3.1 3.3

4.1 3.6

2.9 2.9

2.4 3.0

3.1 3.6

4.0 3.6

3.3 3.2

2.5 2.0

2.1 2.7

3.6 4.2

4.2 4.2

4.4 4.4

4.3 4.6

4.6 4.2

4.3 4.0

4.0 3.9

4.0 3.2

2.4 1.7

1.4 1.5

1.5 1.5

1.6 1.3

1.2 1.3

1.3 1.9

2.1 2.2

2.3 2.3

2.2 1.8

1.7 1.8

2.0 2.3

2.3 2.3

2.3 2.2

2.1 2.0

1.7 1.3

1.5 1.7

2.2 3.0

3.4 3.5

4.2 4.6

3.2 3.5

4.4 3.7

3.0 2.9

2.4 3.0

3.1 4.0

4.4 3.6

3.2 3.2

2.6 2.1

2.2 2.8

3.6 4.1

4.2 4.8

4.5 3.8

3.9 3.3

2.6 1.8

1.5 1.6

1.6 1.4

1.4 1.6

2.3 2.7

2.9 3.0

3.1 3.1

3.3 3.1

2.9 2.5

2.0 1.5

1.2 1.1

1.4 1.6

2.1 2.9

3.5 3.5

3.7 3.5

3.4 3.1

3.0 2.9

2.3 2.9

2.9 3.2

3.4 3.3

3.1 3.0

2.3 1.8

1.9 2.4

3.3 3.8

3.8 4.5

4.8 3.8

3.7 3.3

2.5 1.7

1.5 1.5

1.6 1.5

1.5 1.8

2.7 3.3

3.6 3.8

3.8 3.8

4.0 4.0

3.7 3.2

2.4 1.7

1.2 1.0

1.3 1.5

2.0 2.8

3.4 3.6

3.7 3.7

3.5 3.3

3.1 2.8

2.1 2.7

2.9 3.0

3.1 3.1

3.0 2.7

2.0 1.6

1.6 2.1

2.9 3.5

3.5 3.5

3.7 3.7

3.9 4.2

4.2 4.0

3.7 3.5

3.6 3.4

3.5 3.2

2.4 1.6

1.3 1.3

1.4 1.5

1.5 1.5

1.5 1.6

2.0 3.0

3.6 3.7

3.7 3.8

3.8 3.7

3.7 3.6

4.0 4.3

4.3 4.3

4.2 4.1

4.1 3.6

2.6 1.7

1.2 1.0

1.2 1.4

1.8 2.4

3.0 3.5

3.6 3.2

3.3 3.1

2.8 2.3

1.6 2.2

2.6 2.8

2.9 2.9

2.6 2.2

1.6 1.2

1.3 1.7

2.4 3.1

3.3 3.4

3.5 3.5

3.6 3.6

3.5 3.4

3.4 3.3

3.3 3.0

2.2 1.5

1.2 1.2

1.3 1.4

1.4 1.4

1.5 1.4

1.4 1.6

2.1 3.1

3.6 3.5

3.7 3.8

3.6 3.7

3.9 3.8

4.2 4.3

4.2 4.2

4.1 4.0

4.1 3.7

2.7 1.7

1.2 1.0

1.1 1.3

1.5 1.9

2.4 2.9

2.9 2.3

2.5 2.3

2.1 1.7

1.4 1.1

2.7 2.7

3.0 3.2

3.2 3.2

3.1 3.0

2.5 4.7

5.4 5.3

1.3 1.4

1.6 1.9

2.2 1.6

1.7 1.9

1.7 1.6

1.5 1.7

1.8 2.1

2.4 2.4

2.4 2.3

2.2 1.9

4.2 5.2

5.1 1.3

1.3 1.4

1.6 1.8

1.1 1.4

1.5 1.5

1.6 2.0

1.7 2.0

1.9 1.8

1.6 1.6

1.3 1.3

1.3 1.4

1.3 1.1

1.2 1.3

2.0 3.7

3.7 2.9

2.5 2.5

2.0 1.5

1.4 1.3

1.2 1.2

1.0 1.1

1.1 1.9

4.8 5.1

3.9 4.1

4.6 2.9

1.7 1.4

1.1 1.1

1.3 1.3

1.9 4.3

5.7 4.3

5.6 5.9

3.5 2.4

2.0 1.2

1.3 1.2

1.1 1.2

1.4 2.1

4.2 5.5

3.1 6.3

6.0 4.9

3.8 3.2

1.3 1.5

1.3 1.2

1.2 1.7

2.4 4.5

5.8 3.4

6.2 6.9

5.7 4.3

1.4 1.5

1.4 1.2

1.2 2.5

3.2 5.5

6.4 4.8

6.1 6.7

6.4 4.5

1.2 1.3

1.2 1.1

1.2 3.4

4.2 6.7

6.4 4.6

2.8 5.9

6.5 6.2

6.4 3.7

1.1 1.2

1.1 1.1

1.2 3.7

4.3 5.6

2.7 4.9

6.4 6.4

6.0 3.2

1.3 1.2

1.1 1.1

1.2 3.9

3.7 4.1

2.1 3.2

4.3 5.8

6.4 4.1

1.1 1.1

1.1 1.2

1.1 3.8

4.7 4.7

3.4 3.5

1.4 2.2

3.1 5.7

5.7 4.0

1.2 1.3

1.1 3.8

4.7 4.5

3.3 3.3

1.4 2.3

3.3 4.9

4.4 3.3

1.3 1.4

1.2 4.0

4.0 3.7

3.3 3.2

2.0 3.5

4.2 3.6

2.6 2.0

1.4 1.5

1.2 3.9

3.9 3.6

3.4 3.1

2.1 4.8

5.4 3.1

1.4 1.0

1.7 1.6

3.3 3.1

2.9 2.5

5.5 4.9

2.4 0.9

2.7 2.2

2.1 2.0

1.9 4.9

4.4 2.2

4.8 3.2

1.6 1.7

2.0 4.9

4.3 2.1

5.5 3.2

1.3 2.0

3.4 5.4

4.7 2.2

5.3 3.0

1.2 2.2

5.0 4.9

3.5 4.5

4.9 2.4

0.9 1.8

5.1 5.3

3.3 1.7

1.3 1.2

1.3 2.2

4.8 5.7

3.8 2.9

3.1 1.8

0.8 1.7

6.0 5.8

3.7 2.3

1.9 1.7

1.7 1.8

2.6 4.5

5.6 2.7

0.7 2.0

6.1 6.7

4.7 3.1

2.8 2.6

2.6 2.4

2.3 2.4

2.7 3.0

3.0 3.0

2.9 2.7

2.3 1.9

1.9 2.1

2.4 2.6

2.6 2.6

2.6 3.2

5.0 5.6

2.7 0.7

2.5 5.3

6.5 5.2

3.6 3.1

3.1 3.1

3.1 2.9

3.1 3.3

3.3 3.2

3.2 3.2

3.1 2.8

2.3 2.3

2.7 2.9

3.0 2.9

3.0 3.1

3.8 5.7

6.2 3.9

0.8 2.3

4.1 4.8

4.3 3.4

3.2 2.8

2.9 2.8

3.2 4.1

6.5 5.7

3.7 1.3

2.4 3.5

4.0 3.6

3.3 4.0

3.0 3.8

3.3 3.3

4.1 5.3

4.3 2.9

2.3 3.5

4.4 4.2

3.6 3.4

4.2 3.6

3.3 3.5

3.6 3.6

3.4 3.2

4.0 4.1

3.1 3.1

3.1 2.6

2.7 3.1

3.1 3.2

4.1 3.5

3.3 3.6

3.5 2.6

1.8 3.5

5.3 6.5

4.7 3.8

3.4 3.5

3.7 3.7

3.7 3.6

3.4 3.3

3.3 3.2

2.7 2.8

3.3 3.3

3.2 3.3

3.3 2.7

1.8 1.1

4.0 6.3

6.7 4.8

4.4 4.2

4.2 4.2

4.1 4.0

3.7 3.7

4.0 4.1

4.0 4.0

3.9 3.8

3.2 2.7

2.8 3.4

3.8 4.0

4.0 3.9

3.8 3.4

2.5 1.5

0.8 3.6

6.7 6.3

5.1 4.8

4.9 4.9

4.9 4.6

4.0 3.5

3.7 4.2

4.6 4.7

4.7 4.5

4.0 3.2

2.6 2.8

3.5 4.3

4.6 4.7

4.6 4.3

3.5 2.4

1.4 0.7

3.0 6.3

6.4 5.0

4.4 4.2

4.3 4.3

4.3 3.8

3.4 3.6

4.0 4.2

4.2 4.2

4.1 3.8

3.2 2.6

2.7 3.5

4.0 4.2

4.2 4.1

4.0 3.4

2.4 1.4

0.7 3.9

6.9 6.5

4.6 3.6

3.3 3.1

2.4 1.3

0.6 4.0

6.4 6.9

4.4 3.4

2.9 2.3

1.3 0.6

3.4 5.1

6.3 4.3

3.3 2.8

2.2 1.2

0.6 2.2

3.2 3.7

3.2 2.8

2.8 2.1

1.2 1.9

3.1 3.2

3.1 2.9

2.8 2.8

2.6 2.4

2.6 2.9

2.8 2.8

2.7 2.4

1.9 2.0

2.5 2.8

2.8 2.8

2.9 2.9

2.7 1.9

1.1 0.5

0.7 1.3

2.7 3.1

3.2 2.5

2.4 2.2

1.9 1.8

2.0 2.3

2.5 2.6

2.6 2.5

2.2 1.8

1.4 1.5

1.9 2.3

2.5 2.6

3.0 3.1

2.6 1.7

1.0 0.5

0.5 1.0

2.8 3.3

3.2 1.6

1.5 1.4

1.2 1.1

1.3 1.5

1.6 1.7

1.7 1.6

1.4 1.1

1.0 1.0

1.2 1.5

1.6 1.7

2.8 3.2

2.8 1.8

0.9 0.4

0.3 0.7

4.1 4.5

4.2 4.4

2.3 0.8

0.4 0.2

0.5 4.2

5.2 5.2

2.2 0.7

0.3 0.2

0.4 3.6

5.4 4.5

2.0 0.6

0.2 3.5

5.0 4.2

2.0 0.6

0.2 3.4

5.2 4.2

1.9 0.5

0.2 3.8

5.1 4.7

1.9 0.5

0.2 LIGHTING FIXTURE SCHEDULE

HW PVC PER DRAWINGS
GRADE
4 - # 5 VERTICAL BARS
# 3 TIES
1'' CHAMFER
TO GROUND LUG ON POLE.
# 1O GROUND PER CONDUIT - ATTACH
ANCHOR BOLTS PER POLE MFGR. 3O'' MIN. A 2 1/2'' 4'' 1'-6'' B B= 6'-0"
A= 1'-6"

DIMENSIONS

LIGHTING FIXTURE SCHEDULE
A3
A4
W4
ER1.00A

ELECTRICAL SITE

PHOTOMETRIC PLAN
- PHASE 1
ELECTRICAL SITE PHOTOMETRIC PLAN - PHASE 1 1
220 North Smith Street, Suite 210
Palatine, IL, 60067
847.705.2200

REVISIONS

THESE PLANS AND SPECIFICATIONS ARE PROTECTED UNDER
FEDERAL COPYRIGHT LAWS. © BSB DESIGN MAINTAINS OWNERSHIP OF SUCH AND ALL RIGHTS AND PRIVILEGES.

PROJ MGR: KD PRELIMINARY NOT FOR CONSTRUCTION
JOB NO: EMBLEM MANTECA - RESIDENTIAL S ATHERTON DR & S MAIN ST MANTECA, CA ISSUE DATE: 2023-01-18

SHEET TITLE
POLE BASE DETAIL 2
ATTACHMENT 10

1.7 2.0

2.5 3.1

3.2 2.9

3.0 2.9

2.7 4.8

5.2 3.6

3.1 2.9

2.8 5.5

4.9 2.9

2.9 2.8

2.7 5.1

3.7 2.4

2.6 2.7

5.1 4.6

2.9 1.9

5.4 4.3

2.0 1.3

4.9 4.1

1.4 0.8

2.7 3.4

2.8 1.1

1.7 1.8

1.4 0.8

1.0 0.7

1.9 1.4

2.7 2.7

2.7 2.6

2.2 2.6

2.6 2.8

2.7 2.7

3.7 2.6

2.9 2.6

2.7 2.7

2.4 2.7

2.8 0.4

0.6 0.7

0.8 0.8

0.9 0.9

0.8 0.7

0.6 0.6

1.8 2.2

2.6 4.2

5.9 5.1

3.8 2.9

2.9 2.6

1.7 1.0

0.6 0.5

0.6 0.8

1.0 1.1

1.1 1.1

1.1 1.0

1.0 0.8

0.8 0.8

1.4 1.4

1.6 1.8

4.0 5.5

4.0 3.1

2.9 3.1

2.9 2.1

1.4 1.1

1.0 0.7

1.0 1.1

1.2 1.2

1.2 1.1

1.0 1.0

1.2 1.9

1.7 1.5

1.4 1.9

5.0 5.1

3.4 1.6

1.3 1.6

1.8 2.0

2.3 2.9

3.6 3.6

3.3 3.1

3.0 3.1

3.3 3.2

2.7 2.3

2.0 1.9

1.7 0.9

1.1 1.2

1.2 1.2

1.2 1.3

1.3 1.3

1.7 2.6

2.4 2.0

1.6 3.1

5.8 4.9

2.7 1.6

1.8 2.3

2.7 2.8

3.1 3.5

3.9 3.9

3.6 3.2

3.1 3.2

3.4 3.4

3.3 3.0

2.8 2.7

2.5 1.0

1.2 1.3

1.3 1.4

1.3 1.3

1.4 1.5

1.5 1.7

2.2 2.8

2.8 2.6

2.2 3.8

3.0 3.1

3.4 3.7

3.7 3.1

2.6 2.4

2.6 2.9

3.3 3.3

3.0 2.9

2.8 1.0

1.3 1.3

1.4 1.4

1.9 1.9

1.7 1.5

1.6 1.7

1.8 2.1

2.8 2.9

2.8 2.8

2.6 2.9

3.1 3.2

3.1 3.4

3.3 2.4

1.8 1.5

1.7 2.4

3.1 3.1

2.9 3.0

2.8 1.1

1.4 1.4

1.5 1.6

2.0 2.1

1.9 1.7

1.7 1.9

2.2 3.8

2.8 2.8

2.7 1.7

1.9 1.9

1.7 2.0

2.8 3.1

3.2 4.1

4.2 3.2

3.2 3.0

2.0 1.3

1.2 1.8

1.9 2.1

2.4 3.7

2.9 2.9

2.6 1.0

1.1 1.2

1.4 2.0

2.9 3.2

3.2 3.7

3.7 3.1

3.1 2.8

1.8 1.1

2.8 2.9

1.2 1.9

2.0 2.2

2.4 2.8

3.1 2.9

2.9 2.9

2.3 1.5

0.8 0.9

1.0 1.4

2.0 2.8

3.3 3.3

3.2 3.1

2.6 1.8

1.1 3.1

3.1 1.2

1.5 1.7

1.9 2.1

2.1 2.1

2.2 2.3

2.4 2.5

2.8 3.0

3.1 3.1

3.0 2.9

2.6 1.8

1.2 0.8

0.7 0.8

0.9 1.2

1.4 1.9

2.6 3.2

3.5 3.6

3.5 3.4

3.0 2.3

1.5 1.0

0.8 0.9

1.3 2.0

2.6 2.9

3.0 3.3

3.5 3.4

2.8 2.2

1.7 1.1

1.5 1.8

2.1 2.3

2.4 2.3

2.3 2.3

2.3 2.4

2.3 2.1

2.2 2.3

2.6 2.8

2.7 2.5

2.1 1.4

0.9 0.7

0.7 0.8

1.0 1.3

1.5 1.8

2.2 2.7

3.0 3.2

3.1 2.9

2.4 1.8

1.2 0.9

0.7 0.7

1.0 1.4

1.9 2.2

2.6 3.0

3.5 3.6

3.3 2.9

2.5 2.2

1.1 1.5

1.7 2.0

2.3 2.4

2.4 2.4

2.4 2.3

2.2 2.1

1.8 1.6

1.7 1.7

1.9 1.9

1.8 1.3

1.0 0.8

0.7 0.8

0.9 1.1

1.4 1.5

1.7 1.9

2.2 2.3

2.4 2.3

2.1 1.8

1.4 0.6

0.8 1.1

1.4 1.8

2.5 3.2

3.4 3.3

3.0 2.9

2.7 2.3

1.0 1.3

1.6 1.4

1.6 1.7

1.8 2.1

2.1 1.7

1.6 1.4

1.1 1.4

1.3 1.2

1.2 1.1

1.0 0.8

0.7 0.6

0.7 0.8

0.9 0.6

0.8 1.0

1.1 1.6

1.7 1.3

1.3 1.2

1.0 0.9

1.1 2.7

2.6 2.6

1.9 3.7

2.6 1.9

1.0 2.7

2.6 1.8

0.9 1.4

1.2 1.0

1.0 1.0

1.2 1.7

2.4 2.6

2.7 2.7

2.7 2.6

2.3 1.6

0.8 0.4

3.7 3.4

3.5 3.1

1.7 1.1

1.3 1.8

2.2 2.4

2.5 2.4

2.2 1.8

1.2 0.7

0.4 5.0

5.3 5.1

4.1 2.1

1.1 1.0

1.1 1.4

1.5 1.5

1.4 1.4

1.0 0.7

0.5 0.3

0.3 2.7

2.8 4.5

4.5 3.4

1.9 1.0

0.6 0.6

0.7 0.7

0.6 0.4

0.5 0.5

1.0 1.4

2.1 3.2

3.1 4.5

4.7 5.2

5.1 3.2

5.0 4.3

2.3 4.0

5.3 3.9

5.3 5.1

3.2 3.9

3.9 2.8

0.8 1.0

1.2 1.4

1.7 1.7

1.7 1.6

1.5 1.5

1.5 1.4

1.1 1.0

0.9 0.9

0.9 1.0

1.1 1.2

1.3 1.6

1.7 1.7

1.8 1.8

1.8 1.5

1.2 1.0

0.8 0.7

0.7 0.7

0.8 1.0

1.2 1.3

1.6 1.7

1.7 1.6

1.5 1.5

1.4 1.4

1.3 1.1

1.0 0.9

2.2 2.5

1.7 1.1

1.0 1.4

1.7 2.0

2.3 2.2

2.1 1.9

1.7 1.6

1.6 1.5

1.3 1.1

1.1 1.2

1.4 1.4

1.5 1.5

1.6 1.6

1.6 1.8

1.9 1.9

2.1 2.3

2.3 2.4

2.3 2.0

1.6 1.2

0.9 0.8

0.8 0.9

1.1 1.4

1.6 1.8

2.1 2.2

2.1 1.9

1.8 1.6

1.5 1.5

1.3 1.1

1.1 1.1

1.2 1.3

2.0 1.7

1.4 1.1

1.4 2.0

2.5 2.7

3.0 3.0

2.7 2.2

1.8 1.5

1.4 1.3

1.2 1.1

1.3 1.7

2.1 2.3

2.4 2.4

2.4 2.2

2.0 2.0

2.1 2.3

2.6 3.0

3.1 3.2

3.1 2.7

2.1 1.5

1.0 0.8

0.9 1.1

1.4 1.9

2.4 2.7

3.0 3.1

2.9 2.4

2.0 1.6

1.4 1.4

1.3 1.2

1.2 1.5

1.8 2.0

2.0 2.0

2.1 2.3

2.3 2.5

2.4 2.2

2.0 1.9

2.6 3.1

3.3 3.5

3.5 3.3

2.7 2.0

1.5 1.2

1.1 1.1

1.2 1.6

2.3 2.8

3.1 3.1

3.1 3.0

2.8 2.4

2.1 2.2

2.6 3.2

3.4 3.6

3.6 3.6

3.2 2.6

1.7 1.1

0.9 0.9

1.2 1.8

2.6 3.0

3.3 3.5

3.6 3.4

3.0 2.2

1.6 1.3

1.2 1.1

1.1 1.4

2.0 2.5

2.8 2.9

2.9 3.2

3.4 3.6

3.4 3.2

3.0 2.8

2.6 2.3

2.9 3.1

3.3 3.4

1.9 2.7

3.1 3.1

3.1 3.0

2.7 2.1

2.2 2.8

3.3 3.4

3.3 2.9

3.1 3.2

3.4 3.4

3.4 3.2

2.4 3.0

3.0 3.1

3.5 4.2

4.5 3.9

3.3 3.0

2.8 2.8

2.5 3.1

3.1 3.4

3.7 2.0

2.9 3.1

3.0 3.4

3.2 3.0

3.1 2.7

2.1 2.1

2.8 3.3

3.2 3.5

3.0 3.1

3.2 3.7

3.4 3.3

3.3 2.5

2.8 3.0

3.2 3.5

4.4 4.9

4.1 3.3

3.4 3.0

2.8 2.8

2.5 3.1

3.2 4.0

4.4 2.0

2.9 3.1

3.1 4.0

3.7 3.0

3.0 2.7

2.1 2.1

2.7 3.1

3.2 3.8

3.0 3.2

3.6 4.2

3.7 3.3

3.2 2.5

2.9 3.8

4.2 3.6

4.4 5.0

4.2 3.6

4.0 3.5

3.1 3.1

2.5 2.5

3.1 3.1

3.4 3.7

2.0 2.8

3.0 2.9

3.3 3.1

2.8 2.9

2.5 1.8

1.8 2.5

3.0 2.9

3.0 3.0

3.1 3.2

3.6 3.3

3.2 3.1

2.4 2.8

3.4 3.7

3.5 4.4

4.9 4.1

3.3 3.3

3.0 3.3

3.7 3.4

2.3 2.9

3.1 3.3

3.4 1.8

2.6 3.0

2.9 2.9

2.8 2.8

2.7 2.3

1.6 1.6

2.2 2.7

2.8 2.8

2.8 3.1

3.1 3.2

3.2 3.2

2.9 2.1

2.7 2.8

3.0 3.4

4.2 4.6

4.0 3.3

3.0 2.8

3.6 4.6

5.0 4.4

1.9 2.7

3.1 3.4

3.6 3.6

3.3 2.8

2.1 1.6

1.4 1.2

1.1 1.2

1.6 2.2

2.7 2.9

2.8 2.7

2.6 2.3

1.8 1.3

1.2 1.7

2.3 2.6

2.7 2.7

2.6 2.4

1.9 1.2

0.7 0.6

0.7 1.1

1.7 2.5

2.9 3.2

3.3 3.3

3.1 2.6

1.8 1.1

0.7 0.5

0.5 0.6

1.1 1.8

2.4 2.7

2.8 3.0

3.3 3.6

3.8 3.5

3.1 2.9

2.8 2.8

5.1 5.9

5.6 1.5

2.0 2.5

2.8 3.1

3.0 2.8

2.3 1.9

1.6 1.5

1.4 1.2

1.2 1.3

1.6 2.0

2.1 2.1

2.0 1.9

1.6 1.2

0.9 0.9

1.1 1.5

1.7 1.8

1.9 1.8

1.6 1.2

0.8 0.6

0.5 0.6

0.9 1.3

1.8 2.3

2.6 2.8

2.8 2.5

2.0 1.4

1.0 0.7

0.5 0.4

0.5 0.8

1.2 1.7

2.1 2.2

2.3 2.5

2.5 2.5

2.4 2.2

2.1 2.0

1.9 2.6

5.9 5.7

3.8 1.1

1.5 1.7

2.0 2.2

2.2 2.1

2.0 1.7

1.5 1.5

1.4 1.2

1.1 1.1

1.1 1.2

1.2 1.1

1.0 1.0

0.9 0.7

1.1 1.0

0.7 0.8

0.9 0.9

1.4 1.4

1.3 0.7

0.5 0.4

0.4 0.5

0.7 1.0

1.3 1.6

1.8 2.0

2.0 1.8

1.5 1.2

0.8 0.6

1.0 0.9

0.4 0.5

0.7 1.0

1.1 1.2

1.3 1.3

1.4 1.4

1.3 1.2

1.1 1.1

1.2 1.2

2.9 5.1

4.7 2.8

0.8 1.0

1.2 1.4

1.7 1.7

1.7 1.6

1.5 1.5

1.5 1.4

1.1 1.0

0.9 0.8

0.7 0.6

0.6 0.5

0.5 0.5

0.8 0.9

0.9 0.8

0.5 0.5

0.9 0.9

1.0 0.9

0.8 0.3

0.3 0.3

0.4 0.6

0.7 1.0

1.2 1.3

1.5 1.5

1.3 1.2

0.9 0.7

1.0 0.9

0.8 0.7

0.3 0.4

0.5 0.5

0.6 0.6

0.6 0.7

0.7 0.6

0.5 0.5

0.5 0.7

3.5 5.5

4.4 5.2

5.0 3.7

3.6 2.7

2.1 1.6

1.3 1.6

1.9 2.3

2.0 3.2

4.4 4.1

5.0 4.1

5.5 4.7

3.0 5.0

4.1 5.3

5.4 4.2

4.1 5.7

5.6 5.3

5.7 3.9

5.8 4.9

5.8 5.1

2.8 5.2

4.1 1.9

4.9 5.1

3.5 0.7

0.9 1.2

1.4 1.6

1.8 1.8

1.7 1.6

1.5 1.5

1.5 1.3

1.1 1.0

1.0 1.0

1.1 1.1

1.2 1.3

1.4 1.7

1.7 1.7

1.8 1.8

1.8 1.9

1.8 1.5

1.2 1.0

0.8 0.7

0.7 0.8

0.9 1.1

1.3 1.4

1.7 1.8

1.7 1.6

1.5 1.5

1.4 1.4

1.2 1.1

1.0 0.9

0.9 0.9

0.9 1.0

1.0 1.2

1.3 1.4

1.6 1.5

1.5 1.5

1.5 1.6

1.7 1.6

1.3 1.2

1.0 1.2

4.3 5.5

5.3 2.8

0.9 1.2

1.7 2.0

2.4 2.6

2.5 2.3

2.0 1.7

1.6 1.6

1.5 1.2

1.2 1.2

1.4 1.6

1.7 1.7

1.7 1.8

1.8 1.8

2.0 2.0

2.1 2.3

2.4 2.5

2.6 2.5

2.1 1.6

1.2 0.9

0.8 0.8

0.9 1.2

1.5 1.8

2.1 2.4

2.4 2.3

2.0 1.8

1.6 1.5

1.5 1.3

1.1 1.1

1.1 1.3

1.5 1.5

1.6 1.6

1.7 1.7

1.5 1.5

1.6 1.7

1.9 2.1

2.0 1.8

1.7 1.5

1.2 1.1

2.0 4.9

4.5 3.2

1.1 1.7

2.3 2.8

3.1 3.3

3.2 2.8

2.3 1.8

1.5 1.4

1.3 1.2

1.2 1.6

2.0 2.5

2.6 2.7

2.6 2.6

2.3 2.1

2.0 2.1

2.5 2.9

3.1 3.3

3.3 3.2

2.7 2.0

1.4 1.0

0.8 0.9

1.1 1.6

2.1 2.6

2.9 3.2

3.2 2.9

2.4 1.9

1.6 1.4

1.3 1.2

1.1 1.1

1.4 1.9

2.3 2.4

2.5 2.5

2.4 2.2

2.0 1.7

1.5 1.4

1.5 1.8

2.3 2.7

2.8 2.7

2.4 2.3

1.9 1.5

1.3 1.4

1.7 3.8

3.7 3.0

2.3 1.4

2.2 2.9

3.2 3.4

3.5 3.5

3.3 2.6

1.9 1.4

1.2 1.1

1.0 1.3

1.9 2.6

3.0 3.1

3.1 3.1

3.1 2.8

2.4 2.1

2.3 2.9

3.3 3.5

3.6 3.6

3.5 3.1

2.4 1.6

1.0 0.9

1.0 1.3

2.0 2.7

3.1 3.3

3.5 3.6

3.4 2.9

2.1 1.5

1.3 1.1

1.0 1.0

1.2 1.8

2.6 3.0

3.1 3.1

3.1 3.0

2.8 2.2

1.7 1.4

1.3 1.5

2.0 2.8

3.3 3.5

3.3 3.2

3.0 2.7

2.1 1.7

1.7 2.2

2.9 3.5

3.2 2.9

1.6 2.5

3.0 3.0

3.2 2.1

2.9 3.0

3.0 3.1

3.0 2.5

2.1 2.3

3.0 3.3

3.3 3.3

2.9 3.1

3.1 3.3

3.3 3.3

3.1 2.2

3.1 3.1

3.1 3.0

3.1 2.9

2.3 1.6

1.2 3.2

3.2 3.1

2.6 2.1

2.2 2.7

2.9 3.0

3.0 2.9

2.8 1.6

2.6 3.0

3.0 3.9

2.1 2.9

3.0 3.2

3.8 3.2

3.1 3.1

2.5 2.0

2.3 3.0

3.3 3.2

4.0 3.0

3.0 3.4

3.8 3.2

3.3 3.1

2.3 3.1

3.2 3.6

3.1 3.0

3.0 2.3

1.5 1.1

3.3 3.2

3.3 2.9

2.3 2.5

3.0 3.0

2.9 3.1

2.9 2.8

2.7 1.6

2.6 3.0

3.1 4.1

2.1 2.8

2.9 3.2

4.0 3.3

3.0 3.0

2.5 2.0

2.2 3.0

3.2 3.2

4.3 2.9

3.0 3.6

4.2 3.3

3.2 3.1

2.3 3.1

3.4 4.0

3.3 3.0

2.9 2.3

1.5 1.1

4.1 3.4

3.4 3.1

2.5 2.7

3.1 3.1

3.1 4.0

3.5 2.9

2.8 1.6

2.6 3.0

3.0 3.1

2.0 2.7

2.8 2.8

3.0 2.9

2.9 2.9

2.4 1.9

2.1 2.9

3.2 3.1

3.2 2.8

2.8 2.9

3.1 3.0

2.1 3.0

3.0 3.2

2.9 2.9

2.8 2.1

1.3 0.9

3.7 3.3

3.4 3.1

2.5 2.7

3.2 3.1

3.0 3.5

3.2 2.8

2.8 2.1

1.5 2.4

3.0 3.1

3.2 1.7

2.5 2.7

2.8 2.9

2.9 2.9

2.7 2.1

1.7 1.9

2.6 3.1

3.2 3.2

2.6 2.8

2.8 2.9

2.9 2.9

2.6 1.9

3.0 3.0

2.9 2.8

2.8 2.5

1.8 1.2

0.8 3.4

3.5 3.4

3.0 2.6

2.7 3.1

3.2 3.0

3.0 2.9

2.9 2.7

2.0 1.3

2.0 2.7

3.0 3.1

3.1 3.0

2.7 2.1

1.4 0.9

0.6 0.6

0.6 0.9

1.3 1.9

2.4 2.6

2.7 2.7

2.6 2.2

1.7 1.4

1.7 2.2

2.8 3.0

3.1 3.1

3.0 2.7

2.1 1.4

0.9 0.7

0.8 1.0

1.6 2.2

2.5 2.6

2.7 2.7

2.6 2.2

1.5 1.1

0.9 0.9

1.0 1.1

1.3 1.8

2.4 2.8

2.9 2.8

2.7 2.5

2.1 1.4

0.9 0.7

0.8 1.1

1.7 2.5

3.2 3.6

3.7 3.7

3.5 3.3

2.8 2.5

2.6 3.0

3.1 3.2

3.1 3.0

2.8 2.4

1.7 1.0

1.1 1.6

2.0 2.2

2.3 2.3

2.2 2.0

1.6 1.1

0.8 0.6

0.6 0.6

0.7 0.9

1.2 1.5

1.6 1.8

1.8 1.8

1.5 1.3

1.2 1.4

1.7 2.1

2.3 2.3

2.3 2.2

2.0 1.6

1.2 0.8

0.7 0.7

0.8 1.1

1.4 1.6

1.7 1.8

1.8 1.8

1.5 1.2

1.0 1.0

1.1 1.1

1.2 1.2

1.4 1.7

2.0 2.0

2.0 1.9

1.7 1.3

1.0 0.7

0.6 0.7

0.9 1.4

2.0 2.6

3.1 3.3

3.2 3.0

2.7 2.4

2.3 2.3

2.4 2.6

2.5 2.5

2.3 2.1

1.7 1.3

0.9 1.1

1.5 1.6

1.7 1.7

1.7 1.5

1.1 0.8

0.7 0.6

0.5 0.5

0.6 0.7

0.8 0.8

0.9 1.0

1.0 1.0

1.0 1.1

1.3 1.5

1.7 1.7

1.5 1.1

0.9 0.7

0.6 0.7

1.0 1.0

1.1 1.1

1.1 1.2

1.2 1.2

1.2 1.1

1.0 0.9

0.7 0.6

0.5 0.5

0.6 0.8

1.2 1.5

1.9 2.2

2.4 2.3

2.3 2.2

2.0 1.9

1.9 1.8

1.8 1.7

1.0 0.9

1.2 1.3

1.2 1.5

1.5 1.5

1.4 1.4

1.5 1.6

1.5 1.2

0.9 0.7

0.6 0.5

0.4 0.4

0.4 0.5

0.6 0.7

0.8 0.9

1.0 1.2

1.5 1.6

1.5 1.4

1.5 1.5

1.6 1.5

1.2 0.9

0.7 0.6

0.6 0.8

0.9 0.6

0.6 0.7

0.6 0.6

1.0 0.9

0.8 0.7

0.6 0.5

0.4 0.4

0.3 0.4

0.4 0.6

0.7 0.9

1.2 1.4

1.7 1.8

1.8 1.7

1.7 1.7

1.4 1.3

1.1 2.0

2.7 1.1

1.3 1.4

1.4 1.4

1.4 1.3

1.1 0.9

0.8 0.6

0.5 0.4

0.3 0.2

0.2 0.2

0.3 0.4

0.5 0.7

0.9 1.0

1.2 1.4

1.5 1.4

1.4 1.4

1.3 1.1

0.9 0.8

0.6 0.5

2.3 4.2

5.0 1.0

1.3 1.3

1.0 0.9

0.7 0.6

0.4 0.5

0.6 0.8

0.9 1.1

1.4 1.4

1.4 1.3

1.0 0.9

0.7 0.6

0.5 4.9

5.2 3.1

5.1 4.0

4.7 4.6

4.7 5.2

4.0 4.5

4.4 2.9

2.6 1.8

1.7 1.3

2.0 2.3

3.3 4.2

3.2 4.1

5.0 4.0

5.5 4.3

4.4 4.8

3.6 5.4

4.0 5.3

5.2 0.8

1.0 1.2

1.4 1.7

1.7 1.8

1.8 1.8

1.8 1.7

1.6 1.3

1.2 0.9

0.8 0.8

0.8 1.0

1.2 1.3

1.6 1.7

1.8 1.7

1.7 1.7

1.7 1.6

1.3 1.2

1.1 1.0

1.6 4.3

4.2 0.9

1.1 1.3

1.6 1.9

1.9 1.9

2.0 1.9

1.9 2.0

1.8 1.4

1.2 1.1

0.9 0.9

0.9 1.1

1.3 1.5

1.8 1.9

1.9 1.9

1.5 1.3

1.2 1.0

3.2 3.2

2.6 0.9

1.1 1.5

1.9 2.2

2.2 2.1

2.0 2.1

2.2 2.3

2.1 1.7

1.3 1.1

1.0 1.0

1.0 0.9

1.0 1.1

1.4 1.8

2.1 2.2

2.1 2.0

2.0 2.1

2.2 2.2

1.8 1.5

1.3 1.4

1.7 2.3

2.7 2.7

2.6 2.4

1.8 1.1

2.9 3.8

4.0 0.9

1.1 1.5

1.9 2.2

2.2 2.1

2.0 2.0

2.2 2.2

2.1 1.7

1.3 1.1

1.0 1.0

1.0 1.1

1.4 1.8

2.1 2.2

2.1 2.0

2.0 2.1

2.2 2.1

1.8 1.5

1.3 1.5

2.0 2.7

2.9 2.8

2.8 2.7

2.7 2.6

2.2 1.4

2.3 5.0

5.3 0.9

1.2 1.4

1.8 2.1

2.1 2.1

2.1 2.0

2.1 2.2

2.0 1.6

1.3 1.1

0.9 1.0

1.0 0.9

1.0 1.1

1.4 1.7

2.2 2.2

2.1 2.0

2.0 2.1

2.2 2.2

1.8 1.5

1.4 1.5

2.1 2.9

3.0 2.8

3.3 3.2

2.7 2.8

2.5 1.6

1.5 5.5

5.2 0.9

1.1 1.3

1.6 1.9

1.9 1.9

1.9 2.0

1.8 1.4

1.2 1.0

0.9 0.9

0.9 1.1

1.3 1.5

1.8 1.9

1.9 1.9

1.9 1.8

1.5 1.4

1.3 1.5

3.7 2.9

4.2 5.0

3.1 3.0

3.3 3.2

3.0 3.1

2.8 5.1

3.3 3.6

3.9 3.9

3.7 3.6

3.0 5.3

4.0 4.5

5.2 5.6

5.1 4.5

3.6 4.7

4.5 4.5

6.2 7.0

6.1 5.8

4.7 3.1

2.8 3.9

6.2 6.1

5.3 6.1

5.5 1.8

1.4 2.7

5.8 5.1

4.6 5.6

5.5 1.7

1.4 2.2

5.2 5.0

4.5 5.2

4.5 2.8

2.8 5.7

5.0 4.3

5.3 5.1

4.4 4.7

5.3 4.7

5.1 4.4

4.5 4.5

5.1 5.0

4.5 4.9
ER1.00B

ELECTRICAL SITE

PHOTOMETRIC PLAN
- PHASE 2 ELECTRICAL SITE PHOTOMETRIC PLAN - PHASE 2 1
220 North Smith Street, Suite 210
Palatine, IL, 60067
847.705.2200

REVISIONS

THESE PLANS AND SPECIFICATIONS ARE PROTECTED UNDER
FEDERAL COPYRIGHT LAWS. © BSB DESIGN MAINTAINS OWNERSHIP OF SUCH AND ALL RIGHTS AND PRIVILEGES.

PROJ MGR: KD PRELIMINARY NOT FOR CONSTRUCTION
JOB NO: EMBLEM MANTECA - RESIDENTIAL S ATHERTON DR & S MAIN ST MANTECA, CA ISSUE DATE: 2023-01-18

SHEET TITLE
ATTACHMENT 10
ER1.00D

ELECTRICAL SITE
PLAN - PHASE 1
220 North Smith Street, Suite 210
Palatine, IL, 60067
847.705.2200

REVISIONS

THESE PLANS AND SPECIFICATIONS ARE PROTECTED UNDER
FEDERAL COPYRIGHT LAWS. © BSB DESIGN MAINTAINS OWNERSHIP OF SUCH AND ALL RIGHTS AND PRIVILEGES.

PROJ MGR: KD PRELIMINARY NOT FOR CONSTRUCTION
JOB NO: EMBLEM MANTECA - RESIDENTIAL S ATHERTON DR & S MAIN ST MANTECA, CA ISSUE DATE: 2023-01-18

SHEET TITLE
ELECTRICAL SITE PLAN - PHASE 1 1
ATTACHMENT 10
ER1.00E

ELECTRICAL SITE
PLAN - PHASE 2
220 North Smith Street, Suite 210
Palatine, IL, 60067
847.705.2200

REVISIONS

THESE PLANS AND SPECIFICATIONS ARE PROTECTED UNDER
FEDERAL COPYRIGHT LAWS. © BSB DESIGN MAINTAINS OWNERSHIP OF SUCH AND ALL RIGHTS AND PRIVILEGES.

PROJ MGR: KD PRELIMINARY NOT FOR CONSTRUCTION
JOB NO: EMBLEM MANTECA - RESIDENTIAL S ATHERTON DR & S MAIN ST MANTECA, CA ISSUE DATE: 2023-01-18

SHEET TITLE
ELECTRICAL SITE PLAN - PHASE 2 1
ATTACHMENT 10
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: CLUBHOUSE FRONT ELEVATION 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
uarterra Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: CLUBHOUSE REAR ELEVATION 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
uarterra Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: CLUBHOUSE FRONT ELEVATION 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10

FIBER CEMENT BOARD

VINYL TRANSOM WINDOW ------------

PAINTED NOMINAL FIBER

CEMENT TRIM

HARDIEPLANK LAP SIDING

PAINTED FIBERGLASS
Typical Front Elevation
Scale: 3/16" = 1 '-0"
DOOR ----~
uarterra
Typical Rear Elevation
Scale: 3/16" = 1 '-0"
~-

AND BATTEN SIDING

PAINTED ALUMINUM CANOPY
~ cASTSTONEVENEER
~-PT TRELLIS
"'-------- CAST STONE VENEER
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © --------STUCCO CLADDING
--------VINYL SINGLE-HUNG WINDOW
~-CAST STONE VENEER

FIBER CEMENT BOARD
-------AND BATTEN SIDING
~-VINYL TRANSOM WINDOW
~-VINYL SINGLE-HUNG WINDOW
~ - CAST STONE VENEER
I
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: CLUBHOUSE SIDE ELEVATIONS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
VINYL TRANSOM WINDOW ------------------....._______

PAINTED NOMINAL FIBER

CEMENTTRIM ------

HARDIEPLANK LAP SIDING ----------
CAST STONE VENEER ---~

PAINTED NOMINAL FIBER
Typical Left Elevation
Scale: 3/16" = 1 '-0"

CEMENT TRIM -------

STUCCO CLADDING

VINYL TRANSOM WINDOW

VINYL SINGLE-HUNG

WINDOWS
uarterra
Typical Right Elevation
Scale: 3/16" = 1 '-0"
~ --
------ ----------- FIBER CEMENT BOARD AND
..--------- BATTEN SID ING
----STUCCO CLADDING
-------VINYL TRANSOM WINDOW
------- CAST STONE VENEER

FIBER CEMENT BOARD AND

BATTEN SIDING
---HARDIEPLANK LAP SIDING
- CAST STONE VENEER
\_ PAINTED METAL O.H. DOOR
------....__ PAINTED FIBERGLASS DOOR
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSB
DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: CLUBHOUSE FLOOR PLAN 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
uarterra
99'-0"
I
,-- --- - - ------- rFJii ---- --- --~---~-- ~- -.r~ ~~- t--:-~ jii0 ~ ~ ---;-~-r-.--r- ~ ~ i ' ~~'lfi--.. --.--.---.--.---.--, I r---- ----- - ------, ---'~ Fitness ~

RUBBER MAT
14'-0" GLG.
21'-0" X 39'-0"
0 D
-----------------------------------------------~
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I I I I CONC!-RBTE 11

I I I I I TRBLLIS II
I I I I 137'-0" l!x 13'-0" II
Pool Equipment/ Storage

CONCRETE
12'-0" CLG.
lj I I 1 I I I ii Ii r 15'-0 11 X 12'-011
[Q]joW I--:- , ;----
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Women's
TIL~
10'-0" i:;L&.
11'-6" X i25'-2"
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10 1-011 GLG.
11 1-6111 X 25'-211
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: Gallery
Social / Party Lounge
H.S.
16'-0" GLG.
36'-10" X 24'-IO"
D
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Telecom
,----r----
L---- ---- ,.. _________ _
Storage
H.S.
10'-0" GL6.
8'-0 11 X 6'-0"
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I 10'-0" CLG. 1
h.S. 10-011 CL&.
6'-0' X 6'-0 ' L _________________________________________________ J Jan/ MEP
H.S
I0'-0" CLG. B1
-0 11 X 131-0 1
g Packages - H.s.
12'·0' CLG.
10'-o' x 1.3'-o"
Porch

CONCRETE
12'-0' CL6. 421
-6 " X 0 1-6 11
:,:

Package ~
H.S. "'
12'-0" C.L6. m. 9'-4" X 13'-0" r\l
o':

COFFEE BAR
Leasing
HS
12'-0" GL6.
12'-5" X 21'-9 '
§1
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CONCREtE
12'-0" CLG:-- --_.:::-..,-- -
15'-0" x ~
f
Workroom
H.S
12'-0" C.LG.

IB'-9" X 12'-6"
Office MEP
H.S.
10'-0 " CLG. I '1 '-5~ X l '-0 "
II '
H.S. '-0" GL II X 12 '
□
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• ==========• ==========• =========
5,110 SF
Clubhouse Plan
">'..ALE, 3/16"•1'-0' xc lubhous.e
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSB
DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00

CLUBHOUSE BUILDING SECTION - FITNESS
3/16" = 1'-0"

CLUBHOUSE BUILDING SECTION - GALLERY
1 3/16" = 1'-0" 2
PHASE 1 & 2: CLUBHOUSE SECTIONS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
DlltJ l□lbl \ I C] ICJ
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;
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111 (,.-"i ...,!
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The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © 0 I
I
0 LJ
- ~-_;;, T.O. PARAPET HT. 3 . \ ..• 18' - 7 3/4"
- ~/11;__, j T.O. PARAPET HT. 1 .
\, .• 16' - 7 3/4"
. ,,BEARING PLATE HT. 3
',,. 14' - 11/8"
·,,_" • ',,BEARING PLATE HT. 1
------, __ . 12· -1 1/8"
LEVEL 1 _______ ._·,To SLAB
" 'o•
· ···.,T.O. PARAPET HT. 5
, .• 25' -1 1314"
-~•,;;,T O PARAPET HT 4 . ,., 20' - 7 3/4"
- ~ • ... _ -,T.O. PARAPET HT. 2 .
\ .. _ ... 18' - 0 5i8"
"· · ·•,T.O. PARAPET HT. I .
- \ . 16' -73/4"
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00

X FIRST FLOOR EXITING X
1/8" = 1'-0" CLUBHOUSE EXITING DIAGRAM
1 3/16" = 1'-0"
PHASE 1 & 2: CLUBHOUSE EXITING DIAGRAM 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
[8] [8] "
B_g

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I
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11~0
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c t e---/111
-
r
uarterra Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: MAIL KIOSK ELEVATION AND PLAN 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
uarterra
Mail Kiosk Elevation
NTS
20'-0"
,--
1 --7
I
I
I
I
I
I
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I
I
1 - --- - ---- --- - - - - -------- - - - - --------------- ---- ----- 7 I -- -- -- -- -- -- -.+-----'--'k--
1 I
I
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I
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I
I
I L ______________________________________________________ =--=-=-:.1..-=-= = - -=-=-=--= =--=-=-:.1..-=-= ='--==-=-= =--=-=-:.1..-=-= = - -=-=-=--= J L _______________________ ~~~ ____ J
Mail Kiosk Plan
5GAI£ 1/2'=1'-0" xonci~ary
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
PHASE 1 & 2: TRASH ENCLOSURE
Trash Enclosure Elevation Trash Enclosure Plan 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
uarterra

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The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © -
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Trash Encl-osrure Pllan
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
BSBDESIGN.COM
2022 BSB Design, Inc. June 21, 2022 | MR210553.00
EXTERIOR MATERIALS, COLORS & PRODUCTS 2023 BSB Design, Inc. January 30, 2023 | MR210553.00 July 12, 2024
ATTACHMENT 10
Stone
El Dorado Rough Cut
"Moonlight"
Vinyl Single Hung Windows
( color match to trim color)
Stucco
Sherwin Williams SW 7661
"Reflection"
Painted Metal Insulated Patio Doors
Sherwin Williams SW0077 "Classic French Gray"
Metal Railings
Sherwin Williams SW0077 "Classic French Gray"
Painted Nominal Fiber Cement Trim & Painted Stucco Trim Sherwin Williams SW0077
"Classic French Gray"
uarterra
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © Board & Batten Siding
HardiePlank
Sherwin Williams SW6054
"Canyon Clay"
Lap Siding
HardiePlank
"Rich Espresso"
Quarterra Manteca
E Atherton Drive & S Main Street, Manteca CA
BSB
DESIGN
BSBDESIGN.COM

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

SITE PLAN
L1

PUBLIC OPEN SPACE
Landscape design encourages interactions between humans and nature, considering the universal access to the public spaces.

The pocket parks and resting areas along the paseos provide shared spaces to residents and offer a variety of walking experiences throughout the community. All residents and visitors are welcome to join in the activities in the central public open space for gathering, recreation, and relaxation. The meandering multi-use pathways extends into the community enhancing the safe access for pedestrians and bikers.

By maximizing the landscaped area throughout the community and choosing native plants from drought-tolerant and low water need planting palettes, the design sustainably protects the local eco-systems and is low-maintenance.

CLUBHOUSE

PEDESTRIAN MEWS

DOG PARK

POCKET PARK

MULTI-USE PATHWAY

MULTI-USE DRIVEWAY

BUS STOP

DEDICATED BIKE PATH
FENCE

SITE PLAN LEGEND
A
B
C
D
E
F
H
I
J
G
G
G
G
G
G
G
G
G
G
A
J
B
B
C
C
C
C
E
E
H
F I
F
F
F
F
F
D
0 100 200 400 FT
ATTACHMENT 10
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~ •ttice

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

P U B L I C O P E N
SPACE
L2
PUBLIC OPEN SPACE ACTIVITES / ELEMENTS @ PUBLIC OPEN SPACE

CRICKET PITCH

BICYCLE PARKING PEDESTRAIN LIGHT

PICNIC AREA WITH CANOPY

PICKLEBALL / FLEX COURT MULTI-USE TRAIL SHADE CANOPY

PLAYGROUND AND STRUCTURE

EXERCISE COURSE

SIGNAGE

PICNIC AREA W/ SHADE CANOPY

ACTIVE RECREATION COURT W/ CRICKET PITCH

KIDS PLAY AREA

STROLLING PATHWAY

FLEX COURT

SITE PLAN LEGEND
A
A
B
B
C
C
D
D
D
D
D
D
F
F
E
E
0 100 200 400 FT
Central to the development, the public open space offers lush green lawns and provides generous space for active and passive uses for park visitors. The park features a cricket pitch surrounded by kids play space and a flexible ball court. Family picnic area and winding paths offer relaxation for the whole family. Verdant streets and abundant 6’ wide pathways enjoy visually pleasing plantings that connect the park to the community. Parking facilities are provided on the north edge of the park for easy access as well as pickup and drop-off.

F DEDICATED BIKE PATH
ATTACHMENT 10

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

COMMUNITY
PASEO

COMMUNITY PASEO SITE PLAN COMMUNITY PASEO ACTIVITES / ELEMENTS

POCKET SITTING AREA

BICYCLE PARKING PEDESTRAIN LIGHT

PEDESTRAIN MEWS

SIGNAGE

PEDESTRIAN MEWS

POCKET SITTING AREA

SITE PLAN LEGEND
A
A
A
B
B
B
0 100 200 400 FT
Pedestrian connections between multifamily building and the rest of the community feature green corridors that encourage walking and add to the pleasure and enjoyment of the surrounding landscape. The winding paths charm pedestrians as they enjoy the plantings and rest areas.

ATTACHMENT 10

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0
drawing

ENTRIES PLAN COMMUNITY PASEO ACTIVITES / ELEMENTS

COMMUNITY ENTRY

FENCE PEDESTRAIN LIGHT

MULTI-USE PATHWAY

SIGNAGE

PEDESTRIAN SIDEWALK

MULTI-USE PATHWAY
FENCE

ENTRANCE SIGN W/ FEATURED LANDSCAPE

BIKE PATH

SITE PLAN LEGEND
A
A
A
B
C
D
E
D
E
C
C
B
B
ENTRY
0 50 100 200 FT
An artistically design landscape sets the first impression as it welcomes residents and visitors. The entry area is both secure and inviting.
• With ample room for both pedestrian and cyclists the 10’ wide multi-use paths make cycling and walking a pleasure for all.

Trees along the paths provide a natural and beautify safety barrier with filtered light and views of the neighborhood. • Generous-sized median plantings between road and sidewalk add to the aesthetic of the neighborhood while providing shorter street crossing distances for pedestrians.
• Trees and plants are selected with safety and visibility in mind at the corner areas of the entrance. Signage and pedestrian lights provide way-finding and nighttime safety.

ATTACHMENT 10

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0
drawing
FENCE
FENCE

FENCING

PERFORATED ART STEEL FENCE / WROUGHT IRON FENCE

WROUGHT IRON FENCE

MASONRY SOUNDWALL

EXISTING WOOD FENCE

EXISTING MASONRY WALL

COMMUNITY ACCESS GATES

PROJECT IDENTIFICATION MARKER

EXISTING CHAIN LINK FENCE TO BE REPLACED

WITH WROUGHT IRON FENCE

EGRESS ONLY

EVA ACCESS ONLY

COMMUNITY ENTRY

SITE PLAN LEGEND
0 100 200 FT
Community fences shall follow the visual cohesiveness of the community landscape and ensure residents’ privacy.
• Fencing along the property line shall be 7’, an additional 6” permitted for caps. Measurement shall be taken from the finished grade. • Fencing within the community for separating the residential buildings and public areas shall not exceed 5’.
• Fencing between phase I east and phase II west shall not exceed 7’.

ATTACHMENT 10

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0
0 100 200 400 FT

C O M M U N I T Y

G A R D E N &

O R C H A R D

LOCATIONS
2 1
1 1
2 2 2 2
Community Garden (5,500 SF)
• individual garden containers with small support structure for storage of tools and other impliments Orchard Plantings (32,000 SF)
• mixed variety of trees that produce fruit ie. avocado, lime, lemon...

ATTACHMENT 10

LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

C O M M U N I T Y

G A R D E N &

O R C H A R D

LOCATIONS
2 1 Community Garden (5,500 SF)
• individual garden containers with small support structure for storage of tools and other impliments Orchard Plantings (32,000 SF)
• mixed variety of trees that produce fruit ie. avocado, lime, lemon...

ATTACHMENT 10
l!!fll!I.. GR•UNDW•RKS
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LMC MANTECA

07.09.24 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

W I N D R O W

A N D PA S S I V E

COOLING
• WINDROW TREES
50’ - 75’ MATURE SIZED
TREES
• SHADE TREES
25’ - 35’ SPREAD AT MATURE
SIZE
ATTACHMENT 10
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LMC MANTECA

06.15.22 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

PLANTING
IMAGES
L3

PLANTING MOOD

PLANTING PALETTE
Perovskia atriplicifolia Festuca mairei Anigozanthos Yellow Gem Muhlenbergia lindheimeri Festuca ovina Aristida pupurea Santolina chamaecyparissus Juniperus horizontali Armeria maritima Stipa tenuissima Festuca rubra Bouteloua gracilis Artemisia Powis Pennisetum orientale Artemisia Powis Achillea millefolium Helictotrichon sempervirens Carex albula ATTACHMENT 10
.... GR•UNDW•RKS
~•ffics

LMC MANTECA

06.15.22 project
drawing
sheet number
date
1792 5th Street
Berkeley, California
9 4 7 1 0

STREET TREE &

PARK TREES
L4

STREET AND PARK TREES
Carex albula
Acacia stenophylla
Cedrus deodara
Eucalyptus sideroxylon
Quercus chrysolepis
Parkinsonia ‘Desert Museum’
Pinus coulteri
Eucalyptus cinerea
Elaeagnus angustifolia Eucalyptus camaldulensis
Ailanthus altissima
Acacia constricta
Acacia pendula
ATTACHMENT 10
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811S/S OF BEARINGS 75321.90' ------
FD. 3/4" I.P. TAGGED LS 8159 IN MON. WELL
•
@)SANDIS BUILD ON.

DATE: 07112/2024
SCALE:

PROJECT No.:

No. REVISION DATE BY
ENTITLEMENT PLANSETSUBMITTAL 07112/2024
144-490 QUINTAL ROAD PROJECT
• SANDIS.NET 621021 MANTECA CALIFORNIA
r-:)e· X- \f'\ 621021 \ 4_ENG!NffRING \2_f'LAI/ S[TS\3_S,'IEET SET\ENT/ TLE,\1[/J T\ COO dwq Dcle· Auq CB. 2024 - 3· 38 i'M iLJ
r 1r 41' II' Ill'
11NCH•BDFT

SURVEY NOTES

GENERAL NOTE

FOR FULL SURI/EY LEGAL DESCRIPTION AND ALTA SEE

AL TA/NSPS LANDED TITLE SURI/EY BY SANDIS DA TED
02/25/2022.

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 /8, 20/J IN BOOK
38 OF SURVEY, AT PAGE 5/, SAN JOAQUIN COUNTY RECORDS.

FLOOD ZONE DESIGNATION

THE SUBJECT PROPERTY IS DETERMINED TO BE IN ZONE X (SHADED), AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL
CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD PER FEDERAL

EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP PANEL 06077C064DF, DATED OCTOBER 16, 2009.

I. ALL DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND DECIMALS THEREOF.

2. THIS SURVEY WAS PREPARED FOR TITLE INSURANCE PURPOSES AND MAY NOT CONTAIN SUFFICIENT DETAIL FOR DESIGN PURPOSES. THE BOUNDARY DATA AND TIT.LE MATTERS SHOWN HEREON HAVE BEEN DEVELOPED FROM INFORMAllON FURNISHED IN THE PRELIMINARY TITLE REPORT, PREPARED BY LENNAR TITLE COMPANY, ORDER NUMBER 192002-001325 VERSION NO.I, DATED AS OF JUNE 4, 2021, FURNISHED TO SANDIS ENGINEERS, FOR USE WITH THIS TRANSACTION ONLY. NO LIABILITY IS ASSUMED FOR MA HERS OF RECORD NOT STATED IN SAID REPORT THAT MAY AFFECT THE TITLE LINES, OR EXCEPTIONS, OR EASEMENTS OF THE PROPERTY.

3. THE SUBJECT PROPERTY HAS DIRECT ACCESS TO AND FROM MAIN STREET AND ATHERTON DRIVE WHICH IS A DULY DEDICATED ANO ACCEPTED PUBLIC STREET.

4. PHYSICAL ITEMS SHOWN ON THIS SURVEY ARE LIMITED TO THOSE SURFACE ITEMS VISIBLE AS OF THE DATE OF THIS SURVEY. SUBSURFACE OBJECTS, IF ANY, ARE NOT SHOWN. SAID SUBSURFACE OBJECTS MAY INCLUDE, BUT

ARE NOT LIMITED TO, CONCRETE FOOTINGS, SLABS, SHORING STRUCTURAL PILES, UTILITY VAULTS, PIPING, UNDERGROUND TANKS, TELECOMMUNICAllON LINES, FIBER OPTIC LINES, UNDERGROUND UllLITY LINES AND ANY

OTHER SUBSURFACE STRUCTURES OR FACILITIES NOT REVEALED BY A SURFACE INSPECTION ON THE DATE THAT THE FIELD WORK FOR THIS SURVEY WAS PERFORMED.

5. BUILDING AREAS AND BUILDING DIMENSIONS SHOWN HEREON ARE BASED UPON FIELD LOCATIONS AND MEASUREMENTS (ROUNDED TO THE NEAREST TENTH OF A FOOT (0.1)) FOR THE SUBJECT BUILDING(S) TAKEN AT THE OUTSIDE BUILDING ENVELOPE AND DOES NOT REPRESENT "DRIP LINE" OR THE ENTIRE BUILDING AREA AT ALL

LEVELS OR REPRESENT THE EXISTENCE OF, OR NON-EXISTENCE OF ANY MEZZANINES, ARCHITECTURAL COLUMNS, CORNICES, COURTYARDS AND/OR OTHER ARCHITECTURAL FEATURES.

6. PLOTT.ABLE OFFSITE (APPURTENANT) EASEMENTS OR SERVITUDES, IF ANY, AS DISCLOSED IN DOCUMENTS PROVIDED ARE SHOWN HEREON.

7. NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING AD lllDNS ON THE SUBJECT PROPERTY WAS OBSERVED AT THE llME THE FIELD WORK WAS PERFORMED, OTHER THEN AS SHOWN HEREON .

8. NO EVIDENCE OF PROPOSED CHANGES TO RIGHT OF WAY LINES DR EVIDENCE OF RECENT STREET DR SIDEWALK

CONSTRUCTION OR REPAIRS WAS OBSERVED IN THE PROCESS OF CONDUCTING THE FIELD WORK, OTHER THEN AS SHOWN HEREON .

9. BOUNDARY IS REFERENCED BY EXISTING MONUMENTS IN CLOSE PROXIMITY OF THE SUBJECT PROPERTY.

10. SURVEY SHALL BE CONSIDERED PRELIMINARY (FOR REv1EW PURPOSES) UNLESS SIGNED AND SEALED BY THE CERTIFYING LAND SURVEYOR.

LEGEND

ALL DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND
DECIMALS THEREOF.
'//////////////////////////// BUILDING FACE
///////r/~/~/~/~/~
X
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EDGE OF PAVEMENT

CURB & GUTTER LINE

RETAINING / SCREENING WALL,

HEIGHT AS INDICATED

LOT LINE

FENCE, TYPE/HEIGHT AS INDICATED

PROPERTY LINE

CENTER LINE

EASEMENT LINE

TIE LINE

DEMOLISH LINE

FOUND IRON PIPE (SURVEY CONTROL)

SANITARY SEWER CLEANOUT

WATER METER/ BOX

BACKFLOW PREVENTOR

WATER VALVE

FIRE DEPARTMENT CONNECTION

POST INDICATOR VALVE

HOSE BIBB

GAS METER

CABLE TELEVISION PULLBOX

ELECTRIC VAULT / PULLBOX

ELECTROLIER WITH MAST ARM
SIGN

MONUMENT

DEMOLITION NOTE
I. ALL EXISllNG STRUCTURES, CONCRETE, OTHER HARDSCAPE, AND UTILITY LINES/S1RUCTURES ARE ASUMED TO BE REMOVED PER THE CITY STANDARDS UNLESS OTHERWISE NOTED.

2. ALL EXISllNG TREES ARE ASSUMED TO HAVE BEEN REMOVED AND EXISTING LANDSCAPE FEATURES ARE TO BE

CLEARED AND GRUBBED WITHIN THE PROJECT PROPERTY LINES PER THE CITY STANDARD UNLESS OTHERWISE NOTED.

EXISTING CONDITIONS AND SHEET
DEMOLITION PLAN co.a
COpyfgl'lt ©2022by sandis
ATTACHMENT 10
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1. FIR£ APPARATUS ROADWAYS, INCLUDING PUBLIC OR
PRIVATE STRE£TS OR ROADS US£D FOR VEHICLE ACCESS

SHALL BE INSTALLED AND IN SERVICE PRIOR TO
CONSTRUCTION.

2. FIRE PROTECTION WATER SERVING ALL HYDRANTS SHALL

BE PROV/OED AS SOON AS COMBUSTIBLE MATERIAL
ARRIVES ON SI TE.

3. PRIOR TO COMBUSTIBLE MATERIAL ARRIVING ON THE SITE,

CONTACT THE CITY OF MANTECA FIRE DEPARTMENT TO
SCH£DULE AN INSPECTION OF ROADWAYS AND FIRE
HYDRANTS. CFC 2019.

GENERAL NOTES

1. PER NFPA 1, FIRE HOSE REACH OF 150-FEET FROM FIRE
ACC£SS LANE TO ALL PARTS OF PROPOSED BUILDINGS
HA VE BEEN MET.

FIRE ACCESS REQUIREMENTS

1. FIRE ACCESS SHALL BE IN ACCORDANCE WITH APPENDIX D AND ALL OTHER APPLICABLE REQUIREMENTS OF THE CALIFORNIA FIRE CODE.

2. FIRE ACCESS ROADS SHALL BE ASPHALT, CONCRETE OR OTHER DRIVING SURFACE: CAPABLE: OF SUPPORTING A LOAD OF AT LEAST 75,000 POUNDS {34,050 KC).

3. WHERE A FIRE HYDRANT IS LOCATED ON A FIRE APPARATUS ROAD, THE MINIMUM ROAD WIDTH SHALL BE 26 FEET.

4. MINIMUM TURNING RADIUS SHALL BE DETERMINED BY THE FIRE CODE OFFICIAL.

5. WHERE CUL-DE-SAC LENGTH IS OVER 600 FEET. EVA IS REQUIRED AT THE END OF THE BULB.

6. HYDRANT ACCESS SHALL BE WITHIN 100-FEET TO FDC FOR APARTMENTS.

7. HYDRANTS SHALL BE SPAC£D OUT 300-FE£T MAXIMUM FOR FIR£-FIGHTING OPERA TIONS.

8. ALL ACCESS ROADS SHALL COMPLY WITH TURN RADIUS SHOWN TO ABOv£

9. WHERE THE VERTICAL DISTANCE BETWEEN GRADE PLANE AND THE HIGHEST

ROOF SURFACE EXCEEDS JO-FEET, APPROVED AERIAL FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED.

9.1 AERIAL FIRE APPARATUS ACCESS ROADS SHALL HA VE A MINIMUM UNOBSTRUCTED WIDTH OF 26-FEET, EXCLUSIVE OF SHOULDERS. IN THE IMMEDIATE VICINITY OF THE BUILDING OR POSITION THEREOF.

9.2 AT LEAST ONE OF THE REQUIRED ACCESS ROADS MEETING THIS CONDITION SHALL BE LOCATED WITHIN A MINIMUM 15 FEET AND A MAXIMUM JO-FEET FROM THE BUILDING. THE SIDE OF THE BUILDING ON

WHICH THE AERIAL FIRE APPARATUS ACCESS ROAD IS POSITIONED ON SHALL BE APPROVED BY THE FIRE CODE OFFICIAL.

10. OVERHEAD UTILITY AND POWER LINES SHALL NOT BE LOCATED OVER THE AERIAL FIRE APPARATUS ACCESS ROAD AND THE BUILDING. OTHER

OBSTRUCTIONS SHALL BE PERMITTED TO BE PLACED WITH THE APPROVAL

OF THE FIRE CODE OFFICIAL

11. WHERE TWO FIRE APPARATUS ACCESS ROADS ARE REQUIRED, THEY SHALL

BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE-HALF OF

THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE PROPERTY OR AR£A TO 8£ SERVED, MEASURED IN A STRAIGHT LINE BETWEEN ACCESSES.

SHEET
FIRE ACCESS PLAN C4.0
Cop)l'lght ®2022by Sandls
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SCALE:

PROJECT No.:
• SAN DIS.NET 621021
File: X: \P\621021\4_ENCINEERINC\2_PLAN SETS\J_SHEET SET\£NTITLEMENT\C4.0.dwg Dole: Aug 08, 2024 - 3:41 PM •
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No. REVISION DATE BY
ENTITLEMENT PLANSET SUBMITTAL 07/1212024
144-490 QUINTAL ROAD PROJECT

MANTECA CALIFORNIA
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LEGEND
- - - - PROPERTY LINE
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PROPOSED FIRE HYDRANT

BACKFLOW PREVENTER

EXISTING FIRE HYDRANT TO REMAIN

PROPOSED POST IND/CA TOR VAL VE

PROPOSED DRY STAND PIPE

PROPOSED FIRE DEPARTMENT CONNECTION
FIRE ACCESS ROUTE, 25-FEET MINIMUM
TURING R ADIi

FIRE LANE STRIPING PER CITY OF

MANTECA POLICY GUIDELINES

HYDRANT SPACING ALONG FIRE ACCESS
ROAD (CFC C/03.1}

DISTANCE FROM FIRE ACCESS ROAD TO
EXTERIOR FACE OF BUILDING (CFC D/05.3)
HOSE REACH DISTANCE {CFC 503.1.1)

FIRE PROTECTION NOTES

1. FIRE APPARATUS ROADWAYS, INCLUDING PUBLIC OR

PRIVATE STREETS OR ROADS USED FOR VEHICLE ACCESS

SHALL BE INSTALLED AND IN SERVICE PRIOR TO
CONSTRUCTION.

2. FIRE PROTECTION WATER SERVING ALL HYDRANTS SHALL

BE PROVIDED AS SOON AS COMBUSTIBLE MATERIAL
ARRIVES ON SI TE.

3. PRIOR TO COMBUSTIBLE MATERIAL ARRIVING ON THE SITE,

CONTACT THE CITY OF MANTECA FIRE DEPARTMENT TO

SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE
HYDRANTS. CFC 2019.

GENERAL NOTES

1. PER NFPA 1, FIRE HOSE REACH OF 150-FEET FROM FIRE

ACCESS LANE TO ALL PARTS OF PROPOSED BUILDINGS
HA VE BEEN MET.

FIRE ACCESS REQUIREMENTS

1. FIRE ACCESS SHALL BE IN ACCORDANCE WITH APPENDIX D AND ALL OTHER APPLICABLE REQUIREMENTS OF THE CALIFORNIA FIRE CODE.

2. FIRE ACCESS ROADS SHALL BE ASPHALT, CONCRETE OR OTHER DRIVING SURFACE CAPABLE OF SUPPORTING A LOAD OF AT LEAST 75,000 POUNDS {34,050 KC}.

3. WHERE A FIRE HYDRANT IS LOCATED ON A FIRE APPARATUS ROAD, THE MINIMUM ROAD WIDTH SHALL BE 26 FEET.

4. MINIMUM TURNING RADIUS SHALL BE DETERMINED BY THE FIRE CODE OFFICIAL.

5. WHERE CUL-DE-SAC LENGTH IS OVER 600 FEET. EVA IS REQUIRED AT THE END OF THE BULB.

6. HYDRANT ACCESS SHALL BE WITHIN 100-FEET TO FDC FOR APARTMENTS.

7. HYDRANTS SHALL BE SPACED OUT 300-FEET MAXIMUM FOR FIRE-FICHT/NC OPERA TIONS.

8. ALL ACCESS ROADS SHALL COMPLY WITH TURN RADIUS SHOWN TO ABOv£

9. WHERE THE VERTICAL DISTANCE BETWEEN GRADE PLANE AND THE HIGHEST

ROOF SURFACE EXCEEDS JO-FEET, APPROVED AERIAL FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED.

9.1 AERIAL FIRE APPARATUS ACCESS ROADS SHALL HA VE A MINIMUM UNOBSTRUCTED WIDTH OF 26-FEET, EXCLUSIVE OF SHOULDERS, IN THE IMMEDIATE VICINITY OF THE BUILDING OR POSITION THEREOF.

9.2 AT LEAST ONE OF THE REQUIRED ACCESS ROADS MEETING THIS CONDITION SHALL BE LOCATED WITHIN A MINIMUM 15 FEET AND A MAXIMUM JO-FEET FROM THE BUILDING. THE SIDE OF THE BUILDING ON

WHICH THE AERIAL FIRE APPARATUS ACCESS ROAD IS POSITIONED ON SHALL BE APPROVED BY THE FIRE CODE OFFICIAL.

10. OVERHEAD UTILITY AND POWER LINES SHALL NOT BE LOCATED OVER THE AERIAL FIRE APPARATUS ACCESS ROAD AND THE BUILDING. OTHER

OBSTRUCTIONS SHALL BE PERMITTED TO BE PLACED WITH THE APPROVAL OF THE FIRE CODE OFFICIAL.

11. WHERE TWO FIRE APPARATUS ACCESS ROADS ARE REQUIRED, THEY SHALL

BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE-HALF OF

THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE

PROPERTY OR AREA TO BE SERVED, MEASURED IN A STRAIGHT LINE BETWEEN ACCESSES.

SHEET
FIRE ACCESS PLAN C4.1
Cop)l'lght ®2022by Sandls
ATTACHMENT 10
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PL

4.5' BIOR£7fNTION
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ss MIN 2.01' MIN _g,g,x ss M!!J...l,.011
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@)SANDIS BUILD ON.

SCALE:

PROJECT No.:
• SANDIS.NET 621021
r-:)e· X- \f'\ 621021 \ 4_ENGINffRING \2_f'LAI/ SETS\3_SWTT SET\ENT/ TLE,\1£/J T\ C5 0 dwq Dcle· Auq CB. 2024 - 3· 42 i'M SCAL£=1:5
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2.0X

4.27' MIN.

7.52' TYP.
so~
Mlf!...lll.X ss llfllOX
B' SO TOSS 5' CL TO SO 10' CL TO WTR
SECTION C - RESIDENTIAL STREET 60ft
SCALE=l:5 3
No. REVISION DATE BY
ENTITLEMENT PLANSETSUBMITTAL 07/12/2024
144-490 QUINTAL ROAD PROJECT

MANTECA CALIFORNIA
SCAL£=1:5
BIORETENTION 50ft

STREET SECTION
2 COpyfgl'lt ©2022by sandis
SHEET
cs.a
ATTACHMENT 10

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• 8.5' BJORETENTION a5 CURB 5• SIDEWALK
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i-+---~---i----12.5' TRAl£L LANE--11---12.5' TRAl-£l LANE---i---~---+-i

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7.52' TYP.

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8' SD TOSS 5' Cl TO SO 10' Cl TO W77i'

SECTION E - COMMERCIAL STREET W PARKING LANE
SCALE=1:5 5
•
@)SANDIS BUILD ON.

DATE: 07/1212024
SCALE:

PROJECT No.:

No. REVISION DATE BY
ENTITLEMENT PLANSETSUBMITTAL 07/12/2024
144-490 QUINTAL ROAD PROJECT STREET SECTION
SHEET
CS.1
• SANDIS.NET 621021 MANTECA CALIFORNIA
r-:)e· X- \f'\ 621021 \ 4_ENGINffRING \2_f'LAI/ SETS\3_SWTT SET\ENT/ TLE,\1£/J T\ C5 0 dwq Dcle· Auq CB. 2024 - 3· 42 i'M COpyfgl'lt ©2022by sandis ATTACHMENT 10
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12'-1.f. BUILDING FRONTAGE--t-6' S/DEWALK-t------18' PARKING-------------26' FIRE ACCESS LANE--------i-------18' PARKING------i 5' SIDEWALK l--"""7----l 7' BUILDING FRONTAGE
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SCALE=1:5 6
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SECTION G
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SECTION H INTERNAL FIRE LANE
SCALE=1:5 8
•
@)SANDIS BUILD ON.

DATE: 07/1212024
SCALE:

PROJECT No.:

No. REVISION DATE BY
ENTITLEMENT PLANSETSUBMITTAL 07/12/2024
144-490 QUINTAL ROAD PROJECT STREET SECTION
• SANDIS.NET 621021 MANTECA CALIFORNIA
r-:)e· X- \f'\ 621021 \ 4_ENGINffRING \2_f'LAI/ SETS\3_SWTT SET\ENT/ TLE,\1£/J T\ C5 0 dwq Dcle· Auq CB. 2024 - 3· 42 i'M /
SHEET
CS.2
COpyfgl'lt ©2022by sandis
ii!:

BUILDING TYPE

S/NGLE-FAMIL Y HOME
DUET

MULTI-FAMILY HOME
•

TENTATIVE PARCEL MAP
144-490 QUINT AL ROAD PROJECT

EAST ATHERTON DRIVE AND SOUTH MAIN STREET

MANTECA,CA
l.ATI-IROP
2 2
SITE
BANTA

VICINITY MAP
N.T.S.

SINGLE FAMILY, MULTI-FAMILY, AND DUET HOMES DATA TABLE

LOT SIZE LOT COVERAGE EXISTING ZONING PROPOSED ZONING
5800 SF MINIMUM 60% MAXIMUM COMMERCIAL MIXED USE (CMU) R-1 BASE ZONE 3500 SF MINIMUM FOR EACH HOME/ 70% MAXIMUM COMMERCIAL MIXED USE (CMU) R-3 BASE ZONE 7000 SF FOR TOTAL DUET BUILDING MINIMUM 30% OF OPEN SPACE MUST
NO MAXIMUM/MINIMUM INCLUDE COMMUNITY OPEN SPACE ANO COMMERCIAL MIXED USE (CMU) R-3 BASE ZONE 400 SQ. FT. PR/VA TE OPEN SPACE PER DWELLING UNIT.

SITE PARKING
PHASE 1 - MULTI-FAMILY PHASE 2 - MULTI-FAMILY

TYPE REQUIRED PROVIDED
SURFACE PARKING - 234 234 STANDARD
COVERED PARKING - 312 313 STANDARD

TUCK-UNDER GARAGES - - - STANDARD
NOTES:
• TUCK-UNDER GARAGES STALLS COUNT TOWARDS COVERED PARKING REQUIREMENT OF 360.

DATE: 01 30 23

REQUIRED PROVIDED
234 235
360 180
- 180'
No. REVISION

TOTAL AREA (SF)
1,032,399
326,840
1,433,528

DATE BY
STA TE ROUTE ~ •
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SITE MAP
N.T.S.

PROJECT DESCRIPTION
THE 144-490 QUINTAL ROAD PROJECT IS A RESIDENTIAL PROJECT COMPRISED OF

FOR-RENT AND FOR-SALE RESIDENTIAL HOMES OFFERING A VARIETY OF LIVING

OPTIONS FOR A WIDE DEMOGRAPHIC OF PEOPLE IN ALL INCOME LEVELS IN THE CENTRAL VALLEY AREA. THE PROJECT SITE IS CURRENTLY AN UNDEVELOPED FIELD COMPRISED OF FOUR PARCELS TOTALING APPROX/MA TEL Y 59.2 ACRES. THE PROPOSED INTENSITY OF THE PLANNED DEVELOPMENT IS APPROX/MA TEL Y 670 FOR-RENT MULTI-FAMILY HOMES, 48 FOR SALE DUETS, AND 98 SINGLE-FAMILY HOMES PLANNED AROUND AN APPROX/MA TEL Y 2-ACRE PUBLIC OPEN SPACE.

LOCATED IN THE CENTER OF MANTECA, CALIFORNIA, THE PROJECT SITE IS BOUNDED BY HIGHWAY 120 TO THE NORTH, MAIN STREET TO THE l!f"ST, SINGLE FAMILY

RESIDENTIAL TO THE SOUTH AND MULTI-FAMILY AND SINGLE FAMILY RESIDENTIAL TO THE EAST. £. ATHERTON DRIVE BISECTS THE SITE l!f"ST TO EAST PROVIDING PRIMARY

ACCESS INTO THE SITE AND CONNECTING TO A FUTURE NORTH/SOUTH COLLECTOR STREET.

SHEET INDEX
TO.O COVER SHEET
T0.1
T0.2
T0.3
T0.4
T0.5
T0.6
T1.0
TT.1
TT.2
TT.3

OVERALL EXISTING CONDITIONS PLAN

EXISTING CONDITIONS AND DEMOLITION PLAN

SITE PLAN

SITE PLAN
TT. 4 SITE PLAN
T2. 0 STREET SECTION
T2.1 STREET SECTION
T2.2 STREET SECTION
T2. 3 STREET SECTION
T4.0 TENTATIVE PARCEL MAP
SHEET
@SAND IS BUILD ON.

SCALE: N. T. S. 144-490 QUINTAL ROAD PROJECT
TENTATIVE PARCEL MAP COVER SHEET TO.O PROJECT No.:
• SAN DIS.NET 621021 MANTECA CALIFORNIA
File.· X· \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T SET\TMAP\TO.O.dwg Date.· Sep 26, 2024 - 10·35 AM Cop)"# @2022by Sanif• ATTACHMENT 10
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ALL DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND
DECIMALS THEREOF.
"//////////////////////////// BUILDING FACE
'//////[/~/~/~/~/~ BUILDING OVERHANG
---- X -------

EDGE OF PAVEMENT

CURB & GUTTER LINE

RETAINING / SCREENING WALL,

HEIGHT AS INDICATED

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SURVEY NOTES

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FOUND IRON PIPE {SURVEY CONTROL)

SANITARY SEWER CLEANOUT

WATER METER/ BOX

BACKFLOW PREVENTOR

WATER VALVE

FIRE DEPARTMENT CONNECTION

POST INDICATOR VALVE

HOSE BIBB

GAS METER

CABLE TELEVISION PULLBOX

ELECTRIC VAULT / PULLBOX

ELECTROLIER 'MTH MAST ARM
SIGN

MONUMENT
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1. 2.

All. DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND DECIMALS THEREOF. lHIS SURVEY WAS PREPARED FOR TITLE INSURANCE PURPOSES AND MAY NOT CONTAIN SUFFICIENT DETAIL FOR DESIGN PURPOSES. THE BOUNDARY DATA AND lllLE MATTERS SHOWN HEREON HAVE BEEN DEVELOPED FROM INFORMAllON FURNISHED IN lHE PRELIMINARY TilLE REPORT, PREPARED BY LENNAR TllLE COMPANY, ORDER NUMBER 192002-001325 VERSION N0.1, DATED AS OF JUNE 4, 2021, FURNISHED TO SANDIS
-- $1-
----~ FD. 3/4. I.P, TAGGED LS 8159 IN MON. \\ELL ~ I
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SAND IS
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BASIS OF BEARINGS
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FOR FULL SURVEY LEGAL DESCRIPTION AND ALTA SEE

ALTA/NSPS LANDED TITLE SURVEY BY SANDIS DA TED
02/25/2022.

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 SUR'IEY, AT PAGE 51, SAN JOAQUIN COUNTY RECORDS.

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FLOOD ZONE DESIGNATION
THE SUBJECT PROPERTY IS DETERMINED TO BE IN ZONE X {SHADED), AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL
CHANCE FLOOD 'MTH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD PER FEDERAL

EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RA TE MAP PANEL 06077C0640F, DATED OCTOBER 16, 2009.
3,
4,
ENGINEERS, FOR USE WITH THIS TRANSACTION ONLY. NO LIABILITY IS ASSUMED

FOR MATTERS OF RECORD NOT

STATED IN SAID REPORT THAT MAY AFFECT THE TITLE LINES, OR EXCEPTIONS, OR EASEMENTS OF lHE PROPERTY.
lHE SUBJECT PROPERTY HAS DIRECT ACCESS TO AND FROM MAIN STREET AND

ATHERTON DRIVE WHICH IS A DULY
DEDICATED AND ACCEPTED PUBLIC STREET.

PHYSICAL ITEMS SHOWN ON lHIS SURVEY ARE LIMITED TO lHOSE SURFACE ITEMS VISIBLE AS OF THE DATE OF lHIS SURVEY. SUBSURFACE OBJECTS, IF ANY, ARE NOT SHOWN. SAID SUBSURFACE OBJECTS MAY INCLUDE, BUT ARE NOT LIMITED TO, CONCRETE FOOTINGS, SL.ABS, SHORING STRUCTURAL PILES, UTILITY VAULTS,

PIPING, UNDERGROUND TANKS, TELECOMMUNICATION LINES, FIBER OPTIC LJNES,

UNDERGROUND UTILJTY LINES AND ANY OTHER SUBSURFACE STRUCTURES OR FACILITIES NOT REVEALED BY A SURFACE INSPECllON ON lHE DATE lHAT lHE FIELD WORK FOR THIS SURVEY WAS PERFORMED.

5. BUILDING AREAS AND BUILDING DIMENSIONS SHOWN HEREON ARE BASED UPON FIELD LOCATIONS AND MEASUREMENTS {ROUNDED TO lHE NEAREST TENlH OF A FOOT (0.1)) FOR lHE SUBJECT BUILDING(S) TAKEN AT lHE OUTSIDE BUILDING ENVELOPE AND DOES NOT REPRESENT "DRIP LINE" OR lHE ENTIRE BUILDING

AREA AT ALL LEVELS OR REPRESENT THE EXISTENCE OF, OR NON-EXISTENCE OF

ANY MEZZANINES, ARCHITECTURAL COLUMNS, CORNICES, COURTYARDS AND/OR OTHER ARCHITECTIJRAL FEATIJRES.

6. PLOTTABLE OFFSITE (APPURTENANT) EASEMENTS OR SERVITUDES, IF ANY, AS DISCLOSED IN DOCUMENTS PROVIDED ARE SHOWN HEREON.
7,

8. 9.

10. NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR

BUILDING ADDITIONS ON THE SUBJECT PROPERTY WAS OBSERVED AT THE TIME THE FIELD WORK WAS PERFORMED, OTHER THEN AS SHOWN HEREON.

NO EVIDENCE OF PROPOSED CHANGES TO RIGHT OF WAY LINES OR EVIDENCE OF

RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS WAS OBSERVED IN THE PROCESS OF CONDUCllNG THE FIELD WORK, OTHER THEN AS SHOWN HEREON.

BOUNDARY IS REFERENCED BY EXISTING MONUMENTS IN CLOSE PROXIMITY OF lHE SUBJECT PROPERTY.

SURVEY SHALL BE CONSIDERED PRELIMINARY (FOR REVIEW PURPOSES) UNLESS SIGNED AND SEALED BY THE CERTIFYING LAND SURVEYOR.

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LEGEND
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File.· X· \P\621021\4_£NCINEERING\2_PLAN S£TS\3_SH££T SET\TMAP\T/.0.dwg Date.· Sep 26, 2024 - /0·36 AM No. REVISION
~ DATE BY
144-490 QUINTAL ROAD PROJECT

TENTATIVE PARCEL MAP

MANTECA CALIFORNIA
-~---
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11111:H = 40 FT

SITE PLAN
LEGEND
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PROPERTY LINE

LOT LINE

CARPORT

PROPOSED STORMWA TER

DETENTION BASIN

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AREA=I0,187 SF
HEIGHT=34.8 FT

MULTI-FAMILY USE
AREA=9,455 SF
HEIGHT=34.8 FT

MULTI-FAMILY USE
AREA=7650 SF
HEIGHT=34.8 FT

CLUB HOUSE USE
AREA=5000 SF
HEIGHT=26 FT

MULTI-FAMILY USE
AREA=/800-2300 SF
HEIGHT=TBD

MULTI-FAMILY USE
AREA=/950-3300 SF
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MANTECA CALIFORNIA
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SITE PLAN
LEGEND
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DETENTION BASIN

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AREA=I0,187 SF
HEIGHT=34.8 FT

MULTI-FAMILY USE
AREA=9,455 SF
HEIGHT=34.8 FT

MULTI-FAMILY USE
AREA=7650 SF
HEIGHT=34.8 FT

CLUB HOUSE USE
AREA=5000 SF
HEIGHT=26 FT

MULTI-FAMILY USE
AREA=/800-2300 SF
HEIGHT=TBD

MULTI-FAMILY USE
AREA=/950-3300 SF
HEICHT=TBD FT
SHEET
T1 .4
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ATTACHMENT 10
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SCALE=1:5
DATE: 01 30 23
@SAND IS BUILD ON.

SCALE:

PROJECT No.:
• SAN DIS.NET 621021 File.· X· \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T S£T\TMAP\T20.dwg Date.· Sep 26, 2024 - 10·36 AM 2' LANDSCAPE BUFFER
No. REVISION DATE BY

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144-490 QUINTAL ROAD PROJECT

TENTATIVE PARCEL MAP

MANTECA CALIFORNIA
SCALE=1:5

STREET SECTION
Cop)"# @2022by Sanif•
SHEET
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ATTACHMENT 10
ii!:

SAND IS BUILD ON.
• SAN DIS.NET
File.· X· \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T S£T\TMAP\T20.dwg Date.· Sep 26, 2024 - 10·36 AM

PL CL PL
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t 1.5' GUTTER ' LANDSCAK BUFFER
DATE: 01 30 23
SCALE:

PROJECT No.:
621021
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- ss M~0X
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SECTION E - RESIDENTIAL STREET (60ft)
SCALE=1:5
No. REVISION DATE BY
144-490 QUINTAL ROAD PROJECT

TENTATIVE PARCEL MAP

MANTECA CALIFORNIA
SHEET
STREET SECTION T2.1
Cop)"# @2022by Sanif•
ATTACHMENT 10
ii!:

SAND IS BUILD ON.
• SAN DIS.NET
File.· X· \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T S£T\TMAP\T20.dwg Date.· Sep 26, 2024 - 10·36 AM

PL CL PL
i--------------------70'R/GHT-OF-WAY-+--------------------------t---/O'PUE---'

8.5' 8/0RETENTTON
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SCAL£=1:5
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1.5' GUTTER 1.5' GUTTER
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8.5' LANDSCAPE BUFFER----.-- +
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9.5' PARKING 9.5' PARKING
DATE: 01 30 23
SCALE:

PROJECT No.:
621021
f--+----L----ll--12.5' Tli'AlfZ. LANE--ai--12.5' Tli'A~L LANE---l-----'-------<,--i

2.0X 2.0X - -

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MIN....li!.X ss M!!J..l.OX
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SECTION G - BUENA VISTA STREET W/ PARKING LANE
No. REVISION DATE
SCAL£=1:5
BY
144-490 QUINTAL ROAD PROJECT

TENTATIVE PARCEL MAP

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STREET SECTION
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T2.2
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ATTACHMENT 10
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1------------------------------------------------+---109'-------------------------------------------- 4 . 4'± SHOULDER -
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VAR. -

9.5±

10.67±
EX. 48" SD UN£
EX 12• SS UN£

SECTION J
DATE: 01 30 23 No. REVISION
SCALE:

BUILD ON. PROJECT No.:

SAN DIS.NET 621021
I
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EX MEDIAN 11 '± EX WES7BOIJND LANE 11'± EX WESTBOUND LANE /" '± EX SHOULDER ?
EX 12" WA IER UN£

E ATHERTON DR
SCAL.£=1:5

DATE BY
144-490 QUINTAL ROAD PROJECT

TENTATIVE PARCEL MAP

MANTECA CALIFORNIA
2" AC PA VB/ENT
~
6" a. II A.B. 95X REL COMPACTTON

STREET SECTION
File.· X· \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T S£T\TMAP\T20.dwg Date.· Sep 26, 2024 - 10·36 AM 10'

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DATE: 01 30 23
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SCALE: 1"=100'
PROJECT No.:
• SAN DIS.NET 621021 File.· X· \P\621021\4_£NG/NEERING\2_PLAN S£TS\3_SH££T S£T\TMAP\T4.0.dwg Date.· Sep 26, 2024 - 10·37 AM ~
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596,349 SF (13.690 AC)
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LEGEND

PARCEL BOUNDARY LINE

RIGHT-OF-WAY LINE

SUBDIVISION LOT LINE

EASEMENT LINE

EXISTING EASEMENT LINE TO
REMAIN

BUILDING SE TBA CK LINE

RIGHT-OF-WAY LINE TO BE

QUITCLAIMED

GENERAL NOTES
I. ALL EXISTING EASEMENT TO BE QUITCLAIMED UNLESS
OTHERWISE NOTED.

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PHASING SUMMERY

PHASE LOT COUNT RESIDENT/AL UNITS
1 1 312
2 I 360
JN 80 80
JS 66 66
SHEET
144-490 QUINTAL ROAD PROJECT
TENTATIVE PARCEL MAP TENTATIVE PARCEL MAP T4.0

MANTECA CALIFORNIA
Cop)"# @2022by Sanif•
ATTACHMENT 10
ii!:

CIVIL IMPROVEMENT PLANS FOR:
144-490 UINTAL ROAD
•
@SAND IS BUILD ON.
• SAN DIS.NET
..
\_)LJI
DATE: 07-12-2024
SCALE: N.T.S.

PROJECT No.:
621021 File.· X· \P\621021\4_ENG/NEERING\2_PLAN SETS\J_SHEET SET\PHASE 1\CUO COVER SHEET.dwq Dote.· Sep 26, 2024 - 8.·47 AM

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PROJECT

MULTI-FAMILY EAST

MANTECA, CA
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PREPARED FOR:

OWNERS:

QUARTERRA MULTIFAMILY
492 9TH STREET. SUITE JOO
OAKLAND, CA 9460 7
CONTACT: TYLER WOOD
PREPARED BY:

PREPARED BY:

SANDIS ENGINEERING
636 9TH STREET
OAKLAND, CA 9460 7
T.· (510) 590-3400
CONTACT: MICHAEL KUYKENDALL
144-490 QUINTAL ROAD PROJECT

MULTI-FAMILY EAST

MANTECA CALIFORNIA

VICINITY MAP
N.T.S.

CIVIL SHEET INDEX
Cl.10 COVER SHEET
Cl.20 GENERAL NOTES AND SPECIF/CATIONS
Cl.21 GENERAL NOTES AND SPECIF/CATIONS
Cl.JO CITY STANDARD DETAILS
Cl.40 CONSTRUCTION DETAILS
Cl.50 TYPICAL STREET SECTIONS
C2.11 TOPOGRAPHIC SURVEY &- DEMOLITION PLAN - NORTH
C2.12 TOPOGRAPHIC SURVEY &- DEMOLITION PLAN - SOUTH
C2.21 HORIZONTAL CONTROL PLAN - NORTH
C2.22 HORIZONTAL CONTROL PLAN - SOUTH
C2.2J HORIZONTAL CONTROL PLAN - LINE AND CURVE TABLES
C2.J1 STRIPING PLAN - NORTH
C2.J2 STRIPING PLAN - SOUTH
C2.JJ STREET LIGHTING &- STRIPING PLAN - BUENA WSTA
C2.41 GRADING AND DRAINAGE PLAN
C2.42 GRADING AND DRAINAGE PLAN
C2. 43 GRADING AND DRAINAGE PLAN
C2. 44 GRADING AND DRAINAGE PLAN
C2. 45 GRADING AND DRAINAGE PLAN
C2. 46 GRADING AND DRAINAGE PLAN
C2.47 GRADING ENLARGEMENTS
C2. 50 WALL PLAN
C2. 60 OVERALL UTILITY PLAN
C2.61 UTILITY PLAN
C2. 62 UTILITY PLAN
C2. 63 UTILITY PLAN
C2.64 UTILITY PLAN
C2. 65 UTILITY PLAN
C2. 66 UTILITY PLAN
C6. II BUENA WSTA DRIVE PLAN AND PROFILE (STA XX-STA XX C6.12 BUENA WSTA DRIVE PLAN AND PROFILE {STA XX-STA XX} CZ 1 EROSION AND SEDIMENT CONTROL PLAN

ASSOCIATED IMPROVEMENT PLANS

LANDSCAPE PLANS - STREETSCAPE
PREPARED BY: TBD
TITLED: TBD
CURRENT DA TE: TBD

JOINT TRENCH
PREPARED BY: TBD
TITLED: TBD
CURRENT DA TE: TBD

VESTING MAP
PREPARED BY: SANDIS CIVIL ENGINEERS
TITLED: 144-490 QUINTAL RD. VESTING MAP
CURRENT DA TE: 01/30/2023

ATHERTON IMPROVEMENT
PREPARED BY: SANDIS CIVIL ENGINEERS
TITLED: 144-490 QUINTAL RD ATHERTON IMPROVEMENT
CURRENT DA TE: 01/J0/2023

SOUTH SAN JOAQUIN IRRIGATION DISTRICT

APPROVED SUBJECT TO THE DATA SHOWN, THE CITY OF MANTECA

AND THE UNDERSIGNED ARE NOT RESPONSIBLE FOR ERRORS AND/OR OMISSIONS THAT MA Y BE PRESENT ON THESE PLANS.
{NAME} DATE

ENGINEERING DEPARTMENT MANAGER

COVER SHEET
SHEET
C1 .10
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EXISTING PROPOSED

SA WCUT AND CONFORM LINE --------

RETAINING WALL
A.C. PAVEMENT
CONG. VALLEY GUTTER
CONG. SIDEWALK OR PAD I , , .. . . -~ I
6" CURB & GUTTER
EDGE OF A.C. PAVEMENT EP
6" VERTICAL CURB

CENTER LINE
SANITARY SEWER MAIN 8" --ss- a·
ss
STORM DRAIN MAIN 12" SD
75•
SD
PERFORATED PIPE 6" -SD--
WATER MAIN !l" w
6"
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FIRE WATER MAIN 6" FW 4• FW
DOMESTIC WATER MAIN 6" DW
4•
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/RR/GA TION LINE 2" IRR
4•
/RR
TRENCH DRAIN I I I I I I I I I I I I 111111111111111

FLOW LINE
CHAIN LINK FENCE --• •- --• •-

GAS MAIN G
2·
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ELECTRIC AND SIGNAL DUCT BANK E E
OVERHEAD ELECTRIC LINE OHE OH£
STREET LIGHT CONDUIT Sl SL
90 CONTOUR ELEVATION LINE 85 89
FG 95.94
SPOT ELEVA T/ON 95.94 <t3<t; • ~
DIRECTION OF SLOPE 2:' IX
- - GAS METER 1G] ■ GM
0V GV
GAS VALVE t><I ~
WATER METER !ill WM
~ 3 WV
WATER VALVE ~
FIRE HYDRANT ~ -IOI- ~
BACK FLOW PREVENTOR [:.iii
POST IND/CA TOR VAL VE Pll PIV
•
FIRE DEPARTMENT CONNECTION l;jt: ... WATER LINE TEE

CAP AND PLUG END
AIR RELEASE VAL VE ■ ARV
~ ,
ACCESSIBLE RAMP il n
CONCRETE THRUST BLOCK ----..

REDUCER f,1111
SANITARY SEWER MANHOLE 0 ~ SANITARY SEWER CLEANOUT SS&O ssco •
STORM DRAIN MANHOLE @0 ~ STORM DRAIN AREA DRAIN □ •
STORM DRAIN CATCH BASIN CB I!!!
STORM DRAIN CURB INLET ~ ~

STORM DRAIN CLEANOUT SDCO SDCO
0 •
ELECTROLIER ~ •
JP • JP • • •
JOINT POLE -0- -+-
OVERLAND RELEASE ⇒
@ DETAIL REFERENCE CONSTRUCTION DETAIL REFERENCE 2 SHEET REFERENCE •
@SAND IS BUILD ON.
• SAN DIS.NET

ABBREVIATIONS

AB - AGGREGATE BASE

AC - ASPHALT CONCRETE

AD - AREA DRAIN

ADA - AMERICANS 'MTH DISABILITIES ACT

ASB - AGGREGATE SUBBASE

BC - BEGINNING OF CURVE

BFP - BACK FLOW PREVENTOR

BLDG - BUILDING CORNER

BLDG - BUILDING

BOD BOTTOM OF DOCK

BOL - BOLLARD

BOS - BOTTOM OF STEP
BOW - FG @ BOTTOM OF WALL

BVC - BEGIN VERTICAL CURVE

BW - BACK OF WALK

C - CONCRETE OR CIVIL

C&G - CURB AND GUTTER

CB - CATCH BASIN
Cl - COMB/NA TION INLET

C/P - CAST IRON PIPE

CL - CENTER LINE OR CLASS

CMP - CORRUGATED METAL PIPE
co - CLEANOUT
COi - CURB OPENING INLET

CONG - CONCRETE

CONST - CONSTRUCTION OR CONSTRUCT

CY - CUBIC YARD

DCDA - DOUBLE CHECK DETECTOR ASSEMBLY

DI - DROP INLET

DIP - DUCTILE IRON PIPE

DOM - DOMESTIC

DW - DOMESTIC WATER

DWG - DRA'MNG

E - EAST

EC END OF CURVE

EP - EDGE OF PAVEMENT

ER - END OF RETURN

EVC - END VERTICAL CURVE

ELEV - ELEVATION
EX., EXIST. - EXISTING

FC - FACE OF CURB

FDC - FIRE DEPARTMENT CONNECTION

FF - FINISHED FLOOR

FG - FINISHED GRADE

FH - FIRE HYDRANT

FL - FLOW LINE

FOUND - FOUNDATION

FS - FINISHED SURFACE

FT - FOOT

FW - FIRE WATER

G - GROUND ELEVATION

GB - GRADE BREAK

GV - GATE VALVE

HCR - ACCESSIBLE RAMP

HP - HIGH POINT
/NV - INVERT ELEVATION

JP - JOINT POLE

JT - JOINT TRENCH

LIP - LIP OF GUTTER

LP - LOW POINT

LSA - LANDSCAPE ARCHITECT

MAX - MAXIMUM

MEP - MECHANICAL/ELECTRICAL/PLUMBING

MH - MANHOLE

MIN - MINIMUM

MPVC - MIDPOINT OF VERTICAL CURVE

MON - MONUMENT

N - NORTH
N.I.C. - NOT IN CONTRACT

NO - NUMBER

NTS - NOT TO SCALE
p - PAVEMENT ELEVATION

PCC - PORTLAND CEMENT CONCRETE/
POINT OF CONTINUOUS CURVA TUR£

PIV - POST IND/CA TOR VAL VE

PL - PROPERTY LINE

PMH - POWER MANHOLE

POC - POINT ON CURVE
pp - POWER POLE
PRC - POINT OF REVERSE CURVA TUR£

PVC - POLYVINYL CHLORIDE PIPE

R - RADIUS

RC - RELATIVE COMPACTION

RCP - REINFORCED CONCRETE PIPE

RPPA - REDUCED PRESSURE PRINCIPLE ASSEMBLY

R/W RIGHT OF WAY
s - SLOPE OR SOUTH
S.A.D. - SEE ARCHITECTURAL DRAWINGS

SB - SEDIMENT BASIN

SD - STORM DRAIN

5.£.D. - SEE ELECTRICAL DRA 'MNGS

SF - SILT FENCE

SG - SUBGRADE
S.L.D . - SEE LANDSCAPE DRAWINGS
S.M.D. - SEE MECHANICAL DRAWINGS

SMH - SIGNAL MANHOLE
S.P.D. - SEE PLUMBING DRAWINGS
55 - SANITARY SEWER

STA - STATION

STD - STANDARD
5/W - SIDEWALK

TC - TOP OF CURB

TD - TRENCH DRAIN

TOD - TOP OF DOCK

TOE - TOE OF SLOPE

TOS - TOP OF STAIR
TOW - FG @ TOP OF WALL

TS - TOP OF SLAB

TYP - TYPICAL

UON - UNLESS OTHERWISE NOTED

U/G - UNDERGROUND

VC - VERTICAL CURVE
11M - WATER METER

WV - WATER VALVE
w - WEST

WWF - WELDED WIRE FABRIC

W/ - WITH
DATE: 07-12-2024
SCALE: N.T.S.

PROJECT No.:
621021
File.· X· \P\621021 \4_ENG/NEERING\2_PLAN SETS\J_SHEET SET\PHASE 1 \C/20 GENERAL NOTES AND SPECIF/CA T/ONSdwg Dote.· Sep 26, 2024 - 8· 47 AM

CONSTRUCTION NOTES

1. ALL OFF-SITE CONSTRUCTION MATERIAL AND METHODS SHALL COMPLY WITH THE

LA TEST EDITION OF THE CITY OF MANTECA AND THE LA TEST CAL TRANS STANDARD PLANS & SPECIF/CA TIONS.

2. CONTRACTOR SHALL LEA VE AN EMERGENCY PHONE NUMBER WITH THE CITY OF MANTECA POLICE AND FIRE DEPARTMENTS.

3. CONTRACTOR SHALL POST ON THE SITE, EMERGENCY TELEPHONE NUMBERS FOR PUBLIC WORKS, AMBULANCE. POLICE. AND FIRE DEPARTMENTS.

4. CONTRACTOR SHALL NOTIFY ALL PUBLIC OR PR/VA TE UTILITY OWNERS 48 HOURS

PRIOR TO COMMENCEMENT OF WORK ADJACENT TO THE UTILITY UNLESS AN EXCAVATION PERMIT SPECIFIES OTHERWISE.

5. THE CONTRACTOR SHALL HIRE A STREET CLEANING CONTRACTOR TO CLEAN UP DIRT

AND DEBRIS FROM CITY STREETS THAT ARE ATTRIBUTABLE TO THE DEVELOPMENT'S CONSTRUCTION ACTIVITIES.

6. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY 'MTH THE

STANDARDS ESTABLISHED BY THE AIR QUALITY MAINTENANCE DISTRICT FOR AIRBORNE PART/GULA TES {DUST).

7. ALL GRADING SHALL CONFORM TO APPROVED SPECIF/CATIONS PRESENTED HEREON OR ATTACHED HERETO. ALL GRADING WORK SHALL BE OBSERVED AND APPROVED BY THE SOILS ENGINEER. THE GEOTECHNICAL ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS BEFORE BEGINNING ANY GRADING. UNOBSERVED AND UNAPPROVED GRADING WORK SHALL BE REMOVED AND REDONE AT THE CONTRACTORS EXPENSE.

8. ALL MATERIALS, REQUIRED FOR THE COMPLETE EXECUTION OF THE PROJECT, SHALL BE FURNISHED AND INSTALLED BY THE CONTRACTOR UNLESS OTHERWISE NOTED.

9. THE CONTRACTOR SHALL PROVIDE ALL LIGHTS, SIGNS, BARRICADES, FLAGMEN OR

OTHER DEVICES NECESSARY TO PROVIDE FOR PUBLIC SAFETY DURING THE CONSTRUCTION PERIOD.

10. THE CONTRACTOR SHALL BE RESPONSIBLE TO REPAIR OR REPLACE ANY EXISTING

IMPROVEMENTS OF UNDERGROUND FACILITIES DAMAGED DURING THE CONSTRUCTION PERIOD.

11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL ENCROACHMENT, EXCAVATION, CONCRETE. ELECTRICAL, PLUMBING, ETC. PERMITS NECESSARY PRIOR TO BEGINNING CONSTRUCTION FOR ANY WORK.

12. THE CONTRACTOR SHALL HA VE A SUPERINTENDENT OR REPRESENTATIVE ON SITE AT ALL TIMES DURING CONSTRUCTION.

13. STORAGE OF CONSTRUCTION MATERIAL AND EQUIPMENT ON CITY STREETS WILL NOT BE PERMITTED.

14. CONSTRUCTION EQUIPMENT SHALL BE PROPERLY MUFFLED. UNNECESSARY IDLING OF GRADING CONSTRUCTION EQUIPMENT IS PROHIBITED.

15. CONSTRUCTION EQUIPMENT, TOOLS. ETC. SHALL NOT BE CLEANED OR RINSED INTO A STREET. GUTTER OR STORM DRAIN.

16. A CONTAINED AND COVERED AREA ON-SITE SHALL BE USED FOR STORAGE OF CEMENT BAGS. PAINTS, FLAMMABLE. OILS, FERTILIZERS. PESTICIDES. OR ANY OTHER

MATERIALS THAT HA VE POTENTIAL FOR BEING DISCHARGED TO THE STORM DRAIN SYSTEM BY WIND OR IN THE EVENT OF A MATERIAL SPILL.

17. ALL CONSTRUCTION DEBRIS SHALL BE GATHERED ON A REGULAR BASIS AND PLACED IN A DUMPSTER WHICH IS EMPTIED OR REMOVED WEEKLY. WHEN FEASIBLE, TARPS

SHALL BE USED ON THE GROUND TO COLLECT FALLEN DEBRIS OR SPLATTERS THAT COULD CONTRIBUTE TO STORMWA TER POLLUTION.

18. ANY TEMPORARY ON-SITE CONSTRUCTION PILES SHALL BE SECURELY COVERED WITH A TARP OR OTHER DEVICE TO CONTAIN DEBRIS.

19. CONCRETE TRUCKS AND CONCRETE FINISHING OPERATIONS SHALL NOT DISCHARGE WASH WATER INTO THE STREET GUTTERS OR DRAINS.

DISCREPANCIES

IF THERE ARE ANY DISCREPANOES BETWEEN DIMENSIONS IN DRAWINGS AND EXISTING

CONDITIONS WHICH WILL AFFECT THE WORK, THE CONTRACTOR SHALL BRING SUCH

DISCREPANCIES TO THE ATTENTION OF THE ENGINEER FOR ADJUSTMENT BEFORE PROCEEDING WITH THE WORK. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER FlmNG OF ALL WORK AND FOR THE COORDINATION OF ALL TRADES, SUBCONTRACTORS, AND PERSONS ENGAGED UPON THIS CONTRACT.

UTILITY/POTHOLE NOTE

THE TYPES, LOCATIONS, SIZES AND /OR DEPTHS OF EXISTING UNDERGROUND UTILITIES

AS SHOWN ARE APPROX/MA TE AND WERE OBTAINED FROM SOURCES OF VARYING RELIABILITY. ONLY ACTUAL EXCAVATION WILL REVEAL THE TYPES. EXTENT, SIZES, LOCATIONS AND DEPTHS OF SUCH UNDERGROUND UTILITIES. A REASONABLE EFFORT HAS BEEN MADE TO LOCATE AND DELINEATE ALL KNOWN UNDERGROUND UTILITIES. HOWEVER,

THE ENGINEER CAN ASSUME NO RESPONSIBILITY FOR THE COMPLETENESS OR ACCURACY

OF ITS DELINEATION OF SUCH UNDERGROUND UTILITIES WHICH MAY BE ENCOUNTERED, BUT WHICH ARE NOT SHOWN ON THESE PLANS. THE CONTRACTOR SHALL BE

RESPONSIBLE FOR LOCATING ALL UNDERGROUND FACILITIES AND UTILITIES BY POTHOLING PRIOR TO COMMENCING CONSTRUCTION.

DIMENSIONS

ALL DIMENSIONS ON THE PLANS ARE IN FEET OR DECIMALS THEREOF UNLESS SPECIF/CALLY CALLED OUT AS FEET AND INCHES.

ENCROACHMENT NOTE:

A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY. IT IS THE CONTRACTORS RESPONSIBILITY TO OBTAIN THIS

ENCROACHMENT PERMIT AND FOLLOW ALL CONSTRUCTION RELATED REQUIREMENTS OF SUCH PERMIT.

No. REVISION DATE BY

FLOODZONE
THIS PROJECT IS IN FLOOD ZONE X: AREAS OUTSIDE OF 0.2% ANNUAL CHANCE FLOOD.

INFORMATION OBTAINED FROM THE FLOOD INSURANCE RA TE MAP {FIRM) NO. 06077C0640F DA TED OCTOBER 16, 2009 PRODUCED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA).

FIRE DESIGN NOTE:

THE CONTRACTOR SHALL DESIGN, PREPARE SHOP DRAWINGS FOR, OBTAIN ALL REQUIRED APPROVALS. AND CONSTRUCT THE FIRE SYSTEM FOR THE PROPOSED PROJECT.

CONTRACTOR SHALL HAVE SHOP DRAWINGS STAMPED BY A FIRE PROTECTION ENGINEER AS REQUIRED BY THE LOCAL AUTHORITY.

UNDERGROUND WORK CAUTION

CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT FOR LOCATION OF UNDERGROUND UTILITIES AT LEAST 48 HOURS PRIOR TO COMMENCEMENT OF CONSTRUCTION. FOR NORTHERN CALIFORNIA DIAL 811 OR (BOO) 227-2600. FOR OTHER AREAS CALL (BOO) 642-2444. CONTRACTOR SHALL VERIFY ALL EXISTING UTILITIES PRIOR TO BEGINNING ANY WORK ON THIS SITE.

DEMOLITION NOTES

1. CONTRACTOR IS TO COMPLY WITH ALL GENERAL AND STA TE REQUIREMENTS INVOLVING THE REMOVAL AND DISPOSAL OF HAZARDOUS MA TERIAL(S).

2. CONTRACTOR'S BID IS TO INCLUDE ALL VISIBLE SURFACE AND ALL SUBSURFACE FEATURES IDENTIFIED TO BE REMOVED OR ABANDONED IN THESE DOCUMENTS.

3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR A SITE INSPECTION TO FULLY ACKNOWLEDGE THE EXTENT OF THE DEMOLITION WORK.

4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY AND ALL PERMITS NECESSARY FOR ENCROACHMENT. GRADING, DEMOLITION, AND DISPOSAL OF SAID MATERIALS AS REQUIRED BY PR/VA TE. LOCAL AND STA TE JURISDICTIONS. THE CONTRACTOR SHALL PAY ALL FEES ASSOC/A TED WITH THE DEMOLITION WORK.

5. BACKFILL ALL DEPRESSIONS AND TRENCHES FROM DEMOLITION TO THE SATISFACTION OF THE GEOTECHNICAL ENGINEER.

6. REMOVAL OF LANDSCAPING SHALL INCLUDE ROOTS AND ORGANIC MATERIALS TO THE SA T/SFACTION OF THE GEO TECHNICAL ENGINEER.

7. PRIOR TO BEGINNING DEMOLITION WORK ACTIVITIES, CONTRACTOR SHALL INSTALL

EROSION CONTROL MEASURES OUTLINED IN THE EROSION CONTROL PLAN & DETAILS AND THE PROJECT SWPPP IF APPLICABLE.

8. THE CONTRACTOR SHALL MAINTAIN ALL SAFETY DEVICES, AND SHALL BE

RESPONSIBLE FOR CONFORMANCE TO ALL LOCAL, STATE AND FEDERAL SAFETY AND HEALTH STANDARDS LAIY.5 AND REGULATIONS.

9. THE CONTRACTOR SHALL PROTECT FROM DAMAGE ALL EXISTING IMPROVEMENTS FACILITIES AND STRUCTURES WHICH ARE TO REMAIN. ANY ITEMS DAMAGED BY THE

CONTRACTOR OR THEIR AGENTS OR ANY ITEMS REMOVED FOR HIS USE SHALL BE

REPLACED IN EQUAL OR BETTER CONDITION AS APPROVED BY THE ARCHITECT OR OWNER'S REPRESENTATIVE.

10. COORDINATE WITH ELECTRICAL, MECHANICAL, LANDSCAPING AND ARCHITECTURAL DRAWINGS FOR UTILITY SHUT-DOWN/DISCONNECT LOCATIONS. CONTRACTOR IS TO SHUT OFF ALL UTILITIES AS NECESSARY PRIOR TO DEMOLITION. CONTRACTOR IS TO

COORDINATE SERVICE INTERRUPTIONS WITH THE UTILITY OWNER AND ANY AFFECTED PROPERTIES OR BUILDINGS. SEE ARCHITECTURAL PLANS FOR ADDITIONAL DEMOLITION SCOPE OF WORK.

11. THIS PLAN IS NOT INTENDED TO BE A COMPLETE CATALOGUE OF ALL EXISTING STRUCTURES AND UTILITIES. THIS PLAN INTENDS TO DISCLOSE GENERAL INFORMATION

KNOWN BY THE ENGINEER AND TO SHOW THE LIMITS OF THE AREA WHERE WORK WILL BE PERFORMED. THIS PLAN SHOIY.5 THE EXISTING FEATURES TAKEN FROM A FIELD SURVEY, FIELD INVEST/GA TIONS AND A VA/LABLE INFORMATION. THIS PLAN MAY OR

MAY NOT ACCURATELY REFLECT THE TYPE OR EXTENT OF THE ITEMS TO BE ENCOUNTERED AS THEY ACTUALLY EXIST. WHERE EXISTING FEATURES ARE NOT SHOWN, IT IS NOT IMPLIED THAT THEY ARE NOT TO BE DEMOLISHED OR RELOCATED.

THE CONTRACTOR SHALL PERFORM A THOROUGH FIELD INVEST/GA TION AND REVIEW

OF THE SITE WITHIN THE LIMIT OF WORK SHOWN IN THIS PLAN SET TO DETERMINE THE TYPE, QUANTITY AND EXTENT OF ANY AND ALL ITEMS. THE CONTRACTOR SHALL

BE SOLELY RESPONSIBLE FOR DETERMINING THE EXTENT OF EXISTING STRUCTURES

AND UTILITIES AND QUANTITY OF WORK INVOLVED IN REMOVING THESE ITEMS FROM THE SITE.

12. CONTRACTOR TO DEMOLISH AND REMOVE ALL /RR/GA TION IN LANDSCAPE AREAS 'MTHIN 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-DATE 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.

Know what's below.

Call before you dig.
144-490 QUINTAL ROAD PROJECT

MULTI-FAMILY EAST GENERAL NOTES AND SPECIFICATIONS

MANTECA CALIFORNIA
Cop)"# @2022by Sanif•
SHEET
C1 .20
ATTACHMENT 10

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 ENVELOP£

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 PLANS WILL NOT BE RESPONS/81.£ FOR, OR LIABlE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN Wl?ITING AND MUST BE APPROVED 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 GREATER 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 T.HE 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 OR 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 MATER/Al 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 DO NOT DISCHARGE WASH WATER FROM EQUIPMENT. TOOLS OR RINSE CONTAINERS INTO GUTTERS OR DRAINS.

EARTHWORK QUANTITIES
CUT 1t/lXCY

FILL IR CY
BALANCE 1tllX Cl & X;DFGfi
{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.

CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION 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. @SAND IS BUILD ON. PROJECT No.:
• SAN DIS.NET 621021
File.· X· \P\62102I \4_ENGINEERING\2_PLAN SETS\J_SHEET SET\PHASE I \C/2I GENERAL NOTES AND SPECIF/CA TIONS.dwg Date.· Sep 26, 2024 - 8: 47 AM

BASIS OF BEARINGS
THE BEARINGS SHOWN ON T.HIS 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

MULTI-FAMILY EAST

MANTECA CALIFORNIA
SHEET
GENERAL NOTES AND SPECIFICATIONS C1 .21
Cop)"# @2022by Sanif•
ATTACHMENT 10
•

1. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE MOST UP TP 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 SHALL PREVAIL.

4. STANDARD PLAN DRAWINGS REFERENCED WITHIN THIS PLAN SET INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING ORA WINGS:

DWG NO. E-4 ............... GENERAL NOTES
DWG NO. E-5 ............... GENERAL NOTES
DWG NO. E-5 ............... GENERAL NOTES
OWG 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 5" 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. 0-1 ............... STORM DRAIN MAHOLE 12" THRU 33• DIAMETER PIPPES DWG NO. 0-3 ............... MANHOLE FRAME AND COVER ASSEMBLY DWG NO. 0-5 ............... CURB INLET TYPE II
DWG NO. 0-6 ............... STORM DRAIN BASIN INLET/OUTLET STRUCTURE DWG NO. 0-7. .............. STORM WATER POLLUTION PREVENTION STORM DRAIN INLET MARKER DWG NO. ST-5 ............. SIDEWALK DETAILS
DWG NO. ST-7. ............ VERTICAL CURB, GUTTER AND SIDEWALK DWG NO. ST-BA ........... DRIVEWA Y.S 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 ........... WHEELCHAIR RAMP FOR 5' SIDEWALK D WG NO. ST-13. .......... WHEEL CHAIR RAMP FOR 1 O' 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 ........... TRAFFIC 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-5 ............... 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-5 ............... 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 ............. If AND 2" POLYETHYLENE WATER SERVICE DWG NO. W-14 ............... HOT TAPS
DWG NO. W-18 ............... AIR RELEASE VAL VE
@SAND IS BUILD ON.
• SAN DIS.NET
DATE: 07-12-2024
SCALE: N.T.S.

PROJECT No.:
621021 File.· X· \P\621021\4_£NGINEERING\2_PLAN S£TS\3_SH££T SET\PHASE 1\C/30 STANDARD DETA/LS.dwg Dote.· Sep 26, 2024 - 8:48 AM N
6"
24"LD.
. .
·:.i
ASPHALT CONCREl'E

CONCRETE COLLAR
PRECAST RElNFORCED CONCRETE
GRADE RINGS AS REQUIRED, 2'' MIN.
12• lolAX. SECTIONS.

CAST IRON MANHOLE FRAME a
COVER IP.INKERTON, FRAME PART
NO. A- 6251 COVER PART NO. A-106,
STAMPED 11SE WER" OR APPROVED
EQUAL)· t,IATCH FINISHED GRADE
PffECAST REINFORte> CONCRETE
MANHOLE CONE.

PRECAST REINFORCED CONCRETE

MANHQLE PIPE SECTIONS AS
REQUIRED.

ALL JOINTS WITH MORTAR
:~ ;•. TOP ONE HALF OF PIPE TO BE
~....---t~:.=.;r--SROKEN OUT, 3' MIN. LENGTH.

SMITARY SEWER LINE
-1__.-- C..ASS '"e" CAST IN PLACE
CONCRETE BASE .
1------ 60° ------l
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.
.. N_o_, . ,.--"'-•-"-' 0
DRAWN n , C. S
--+-""-<SANITARY
ABEFITON 6• THRU
SEWER
33• DIA.

MANHOLE
PIPES ~ DIUC'tOII Of IIJ LIC W0RkS
CH"KID fl, J. PODESTA
IC&Ll1 NONE

CITY OF MANTECA

DEPARTMENT OF' PUBLIC WORKS
Dll&WING Ho,
S-3 DA1l: JAN 1988
PIIINTED ON OlfPO NO. looot4 ClEAIPIINJ
LOT
X
•12
PL--._,_
\~·:\;\/):~i~-~i•i~/~J/t~-~--~~·-~-.. ~-:->r. ~~-r: -~ :- ,,,.-. -·~ ._ -.= . I::~-:~::~~?~~/ .. ·:_\~~-~~~-~:~~:-_.~:··~ f .. =~\J :~rs~ . . ·- . - - Si MIN.
s
w
NOTES:

1. 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 1/2 FEET FROM THE SIDE LOT LINE. - · IV'IIID OT AIIJIIJ D¥[ ■ T :

LOT UTILITY LAYOUT , -,I?--'_
Dl:AWN ... , J. KOESTER DIHCTOR OF IIJUIUC WO KJ
CMICKIO l"I': J. PODEST4 CITY OF MANTECA OllAWIHG NO. E-8 ICALl 1 NONE DE~ARTMENT OF P'UBLIC WORKS DAU : JA~. 19881 n 1NTEO ON Ol!PO NO 1000lol UU,l"IN1
No. REVISION
5 1/2" MAX.

L
N
"'
z
0 "
u 5• w
"'
;,
'" 0 J .... w
" :.. "' ;l
;.,
NOTES

ASPHALT CONCRETE
24" LD.
":, ~ •.·· .:~~
}-~-~!----- 48" 1.0. ____ _,/·> •; ... f -:-1 .•.•
: •• ' • .i,, .
: ., .. ~-:.-,
r-.~·
e---------- 60" --------<
s·
CAST IRON MANHOLE FRAME &:

COVER (SOUTH BAY FOUNDARY,
624 rRAME. 106 COVER.

STAMPED "STORM" OR ,>PPROVEO

EQUAL)-MATCH FINISHED GRADE

CONCRETE COLLAR
PRECAST REINfORCEO CONCRETE

GRADE RINCS AS REQUIRED

PRECAST REINFORCED

CONCRETE MANHOLE CONE

PRECAST REINFORCED

CONCRETE MANHOLE PIPE

SECTIONS AS REQUIRED
GROUT A!.L JOINTS YnTH
MORTAR

TOP ONE HALF OF PIPE
TO BE BROKEN OUT.
3' MIN. LENGTH

STORM DRAIN LJNE
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 "B" 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

MULTI-FAMILY EAST

MANTECA CALIFORNIA
A
L
4" ON CENTER
PLAN
1/B"
3" X 3" X 3/B" ANGLE
3/8" RODS
3/B" X 3" BARS
A
J
2 • MAX . CLEARANCE BETWEEN BARS
3/B' X 3• BARS
3/B" ROOS
J" X J" X 3/B" ANGLE
. '• . ... :.• ' .. ..
•'• OIA. OF PIPE I .;_ .•. •
LESS 1 " ------J '. 6" THICK X 1 r WIDE CONCRETE

COLLAR ALL AROUND

BASE TO BE TROWELED

SMOOTH INSIDE
·,-·· ,
, . ,_ .
'1---- .36n. 46", 60". OR 72" DIAMETER

PRECAST REINFORCED CONCRETE

PIPE SECTI ON

STORM DRAIN PIPE

GROUT ALL JOINTS WITH MORTAR
CL.ASS "8" CAST IN PLACE

CONCRETE BASE
NO. 4 COARSE AGCREGATE
12·x12· x12·

FILTER F'ABRIC

SECTION A-A
NOTE
GRATE SHA!.L BE GALVANIZED AFTER FABRICATION.

DATE: JAN. 2012 STORM DRAIN BASIN APP_:rn / .} ~--:.;,:_:s DRAWN BY: S. FOX / /'t.,_,f J/« ~
CHECKED BY: K. KIM ,___I_N_L_E_T~/O_U_T_L_ET_S_T_R_U_C_T_U_R_E_-+-~01•='CT=o•=or~==~uc~wo=•='s'------' CITYOFMANT!CA
SCALE: NOT TO SCALE PUBLIC WORKS DEPARTMENT 0-6
SHEET
CITY STANDARD DETAILS C1 .30
Cop)"# @2022by Sanif•
ATTACHMENT 10
ii!:
4"x4" WIR£ MESH
NOTES:

1. SEE LANDSCAPE PLANS FOR SCORING PATTERN ct COLOR. CONC_JOINT...J)ETAIL FOR JOINT DETAIL.
_..:.,_P=-=ED:c....=E=-=S.....:....:TR'--'-'-l~A~:..,,:.....=1....,.....=, Ca...=O....:....:N-=-C=---:.:R E=....,T~E-0

OEPTH TO MATCH

ADJACENT PAVING OR
[
BOTTOU OF ~ /4 BARS O X"SLAB_SPACING
v.HICHE'vfR IS GREATER (BOTH WAl'S) (ALL LAPS
/4 BARO X"LBAR_Sllf/J.(8JICSTAGGEREO)-~
NOTES:

1. SEE LANDSCAPE PLANS FOR SCORING PATTERN ct COLOR. CONC_JOINT...J)ETAIL FOR JOINT DETAIL.
__ V.a...=Ea.;....aHa..;...al C;;...aaU-=L ........ A"--',,~ ·--,~:;....a:O'-"-N"--=C....;....;R-=-E T ....... E"'------0 -------=-A....:....;:S:;..;_P....;....;H..:....:A-=-L T..:.....,,,·=....:..,.f,..:....:A'--'-VM:....:....:..E=N--=---T'----------10 2x10 PT HEADER

W/ CONCRETE FORM
STAKE AT 24" O.C.-~
•

AC PAVEUENT
CT... II A.8.

PT HEADER
N. T.S. 4
@SAND IS BUILD ON.
• SAN DIS.NET
J4X9" SMOOTH OOWELS
0 24" o.c.
~• (TYP.)
r
T

SEALANT
lt-·-·-~---+u-~~ .....
~~- EXPANSION JOINT

FIBER BOARO

FILLER MATERIAL

EXPANSION JOINT
~• (TYP.) T/J

CONTROL JOINT
µxr OOWELS O 24" O.C.
(OR/LL HOI.E ANO SET
DOWEL IN EPOXY}

SIDEWALK CONTACT JOINT
(2) /J REBAR J--FT LONG
AT EACH CORNER. OMIT

REBAR AT EXPANSION JOINTS

UT/L BOX
~Y---1----h.:-bLIA~ '--3•
J"

REINFORCING AT UTILITY BOX
NOTES;
1"=20"

1. REFER TO LANDSCAPE PLANS AND/OR PROJECT SPECIFICATIONS FOR JOINT SPACING.

2. REFER TO LANDSCAPE PLANS FOR SCORE PATTERN.
__ c=--co"'--'-N-'---"'C....:....:R-=-E,T-=~=-,--5• -=-J0=--'-1 N'---'-T-'----"S'----_0

NEW CURB
6"
a • •. • ., . •
• •
• • • .
• •
' •. ' ·• •
12" LONG /4 DOWELS (TYP.)
(DRILL HOLES AND SET IN EPOXY)
2• U/N. COVER ALL AROUND
/
.
/
/ /
//
. /
//•

SECTION A-A
(VERTICAL CURB)
NOTES;
··/
// / '-------;---;7 / . /
/•"

SECTION A-A
(CURB & GUTTER)

1. CLEAN ALL DUST AND DEBRIS FROU HOLES PRIOR TO SETTING DOWELS IN EPOXY.

DOWEL NEW CURB
___ T~O~E-'---'-:~:,......,.,=1·,-=-C--=---U~RB~--0
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 1\C/40 CONSTRUCT/ON DETA/LSdwg Date.· Sep 26, 2024 - 8:48 AM No.

NOTES;
AxB T MAX PIPE OLDCASTL£

SIZE MODEL
12"x12" 4• 8" Dl-1212
18"X18" 4• 12· Dl-1818
24"X24" 4• 18" Dl-2424
J6i<J6" 6" 24" OI-J6J6
24"X48" 5• 18~J6" Dl-2448
J6"X48" 6" 24~36· Dl-3648
NOTE: MAX SIZES ARE BASEO ON PERPENDICULAR CONNECTION

SEE CATCH BASIN TOP,

COUBINA TION INLET TOP,

OR CURB OPENING INLET

TOP DETAIL FOR TOP OF
ORAIN INLET S71?/JCTURE ~
-,----"'-_rr- -- -- -- -- --n._.n
•
<o
•
• ••
•
• •
•
i---AxB---i
2• U/N. CLEAR (TYP.)
•.
•
'
•

POUR SLOPE BOTTOU

IN RELO AS REQUIRED
..

ADD TctG RISERS

AS NECESSARY
/4 REBAR O 8"
O.C. BOTH WAYS

SEE PLAN FOR

PIPE SIZE ANO
SLOPE

1. SEE PLANS FOR ORAIN INLET SIZE.

2. PRE-CAST DRAIN INLET IN UEU OF CAST-IN-PLACE INLET IS ACCEPTABLE, OLDCASTL£ OR APPROVED EQUIVALENT.

OLDCASTL£ GRATE MODEL NUMBER
AxB PEDESTRIAN• LANDSCAPE/ H20 RATED NON- TRAFFIC
12•x12• SD-1J 12X12 PEDESTRIAN TRAmc
SD-12 12X12 SD-12 12X12
18"X18" SD-1J 18X18 PEDESTRIAN TRAFFIC
SD-12 18X18 SD-12 18X18
24"X24" SD-1J 24X24 PEDESTRIAN TRAmc
SD-12 24X24 SD-12 24X24
J6i<J6" SD-1J J6XJ6 PEDESTRIAN TRAFFIC
SD-12 J6XJ6 SD-12 J6XJ6
24"X48" SD-1J 24X48 PEDESTRIAN TRAmc
SD-12 24X48 SD-12 24X48
• OR APPROVED EQUIVALENT GRATE WITH 1/4" MAX OPENINGS

GRATE PER FRAME PER GRATE
TABLE ABOllE MANUFACTURER'S

SPECIF/CATIONS
. . /4 REBAR O 12"
];· ' O.C. BOTH WA I'S
•
; ----
l AOO TctG RISERS ORAIN INLET BASE. AS NECESSARY 2
NOTES;

1. SEE PLANS FOR CA TCH BASIN SIZE AND TYPE.

2. FRAME SHALL BE ANCHORED TO CONCRETE PER MANUFACTI.IRER's SPECIF/CATIONS.

J. FOR JUNCTION BOXES (JB) IN NON-VEHICULAR AREAS ONLY, REPLACE GRATE WITH NON-SI.JP SOI.JD STffi COVER. ADD "STORM ORAIN" 7EXT TO UD. __ C=..aA.....:...Ta....;::C;....;.._;H'---=,;~-~:........-;,.S=..:..I .;....;..N _Ta....;::O;..;....P_------10

REVISION DATE BY
NOTES:

VtHEEL STOP.

SEE NOTE J. I
ACCESSIBLE SIGN.

SEE NOTE 2.
~
v.HEEL STOP.

SEE NOTE J.
;i!;:
::al
•
<:,
.I
~
L rr1 _.NO 152:i PAmG
I I 5•-0·
9'-0" MIN. MIN.
(12'-0" MIN.

FOR VAN)

STRIPES AT
J6" ON
CEN7ER
•
<:,
.I
~
- 1-INTERNATIONAL ~ I SYMBOL OF
---1. ACCESSIBILITY
9,_0• j MARKING
MIN.

ACCESSIBLE AISLE
MARKING. SEE NOTE 5.

1. TOW-AWAY SIGN R£QU/R£0 EITHER: 1) IN A CONSPICUOUS PLACE AT EACH ENTRANCE TO AN OFF-STREIT PARKING FACIUTY OR 2) IMMEOIATELY ADJACENT TO ON-SITE ACCESSIBLE PARKING AND VISIBLE FROU EACH PARKING SPACE.

2. SEE PLAN FOR LOCATION ANO TYPE OF SIGN. ACC_SIGII_OETAIL FOR POST ANO FOOTING.

J. A CURB OR KflEEL STOP SHALL 8£ PROV/OED IF REQUIRED TO PREVENT ENCROACHMENT OF VEHICLES OVER THE REQUIRED CLEAR llfOTH OF ADJACENT ACCESSIBLE ROU1ES.

4. VAN PARKING SPACES SHALL BE PERUITTED TO BE 9 FEET WIDE MINIMUM v.HERE THE ACCESS AISLE IS 8 FEET llfDE MINIMUM.

5. ALL PAllEMENT MARKING AND STRIPING MUST COMPLY WITH CURRENT CAUFORNIA 8/JILDING CODE SECTION 118-502.
_ ____,;,,,,,,,,;A-=-CC.=..;;E=S~S~I ~.,;;;;;.;-S~;;;;;;...., __,;;;;S;....;....T A;.......;.;L=L;..=.S _____ 0 12·
6-
24• PARKING R99C SIGN
ONLY

MINIMUM
FINE $250 /
Rl-88 SIGN AT

VAN ACCESSIBLE

PARKING SPACES
-.---....--....... .__-.....
9• VAN
_L ACCESSIBLE
i---........ -~
FOR SIGN POST AND FOOTING _ _t::::=::;;:j"j18" SIGN_FOOTING....REF ----'--'-A C=-.;C;;;;..;;;;E"-=S..=.;Sl;.=.B=LE=---;,...,~1..;......;.A=---:.:R K....;.;..l .;....;..N G=-----=S;....;...;;I G;;;..;...N;;....._@ 144-490 QUINTAL ROAD PROJECT

MULTI-FAMILY EAST CONSTRUCTION DETAILS

MANTECA CALIFORNIA
SHEET
C1 .40
Cop)"# @2022by Sanif•
ATTACHMENT 10
ii!:
•
@SAND IS BUILD ON.
• SAN DIS.NET
PL
I

8.5' LANDSCAA BUFFER
PL
85' LANDSCAP, BUFFER
PL

0.5' CURB

1.5' GUTTER
5' SIDEWALK
9 PARKING

12.5' 17i'A l-£L LANE
40' PA 'D YtfDTH
9 PARKING

12.5' 17i'A l-£L LAN£

0.5' CURB

1.5' GUTTER
5' SIDEWALK
_______ TY_P_IC_A_L_S_5!-L~-~-ET ___ (_70_f_t) ______ 0

8.5' BIOR£7ENTTON
5' SIDEWALK

0.5' CURB

1.5' GUTTER
CL
70' RIGH OF-WAY
22' PA vlzi YtfDTH

0.5' CURB

1.5' GUTTER
11' 17i'A IEL LANE 11' 17i'A IEL LAN£

8.5' BIORETENTTON
5' SIDEWALK
----~-----~--- STREET W/ BIORETENTION (70ft) 0 2 SCALE=1:5 CL
PL
I
PL

8.5' LA SCAPE BUFFER
PL
J.5' LANDSCAPE BUFFER
5 SIDEWALK

0.5' CURB

1.5' GUTTER

0.5' CURB

1.5' GU'fTER

1.5' LANDSCAPE BUFFER
5' SIDEWALK
2' LANDSCAPE BUFFER
DATE: 07-12-2024
SCALE: N.T.S.

PROJECT No.:
621021
4 LANDSCAPE BUFFER
12' 7URNING LAN£ 12' 17i'A IEL LAN£ 24' 17i'A IEL LAN£
____ STREET ___._
W/ ____ TURNING LANE ~_ (70ft) ----L,. ___ 0 3
SCALE=1:5
No. REVISION DATE BY
144-490 QUINTAL ROAD PROJECT

MULTI-FAMILY EAST

MANTECA CALIFORNIA
File.· X· \P\621021 \4_ENG/NEERING\2_PLAN SETS\J_SHEET SET\PHASE 1 \C/50 TYPICAL STREET SECT/ONSdwq Dote.· Sep 26, 2024 - 8· 48 AM SHEET
TYPICAL STREET SECTIONS C1 .50
Cop)"# @2022by Sanif•
ATTACHMENT 10
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• DATE: 07-12-2024
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FJ/e: X: \P\621021\4_ENGINEERING\2_PLAN SETS\J_SHEET SET\PHASE 1\C265 UTILITY PLANdwq Date.· Sep 26, 2024 - 8-53 AM LEGEND
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144-490 QUINTAL ROAD PROJECT

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MANTECA CALIFORNIA

UTILITY GENERAL NOTES
I. CONTRACTOR SHALL PROTECT EXISTING MANHOLES, INLETS, CLEANOUTS, WATER VALVES, FIRE HYDRANTS, AND/OR WATER

SERVICES DURING THE COURSE OF CONSTRUCTION AND REPAIR AND/OR REPLACE IF DAMAGED AT THE CONTRACTOR'S EXPENSE. CONTRACTOR SHALL ADJUST EXISTING MANHOLES, INLETS, CLEANOUT, WATER VALVES AND/OR FIRE HYDRANTS TO FINISH GRADE PER THESE PLANS; SEE GRADING PLANS FOR ADDITIONAL GRADING INFORMATION.

2. CONTRACTOR SHALL CONNECT TO EXISTING STORM MAIN, SEWER MAIN, WATER MAIN, /RR/GA TION MAIN, MANHOLE, AND/OR STUB. IF NECESSARY CONTRACTOR SHALL REMOVE EXISTING BLOWOFF OR CLEANOUT. CONTRACTOR SHALL EXCAVATE EXISTING BLOWOFF OR CLEANOUT. CONTRACTOR SHALL EXCAVATE EXISTING SEWER MAINS, STORM DRAIN MAINS, WATER MAINS. /RR/GA TION MAINS. MANHOLES. AND/OR STUBS AT All PROPOSED POINTS OF CONNECTION OF

LINES AND LATERALS PRIOR TO CONSTRUCTION TO VERIFY THE HORIZONTAL AND VERTICAL ALIGNMENT PRIOR TO THE INSTALLATION OF ANY PORTION OF THE PROPOSED UTILITY SYSTEM. CONTRACTOR SHALL INFORM THE ENGINEER OF ANY DISCREPANCIES IMMEDIATELY.

3. ALL TRENCHING AND REPA TCHING FOR PROPOSED UTILITY LINES AND LATERALS SHALL BE IN STRICT ACCORDANCE WITH CITY OF MANTECA STANDARD DETAILS U-4, U-5, U-6, AND U-7 {WHERE APPLICABLE} AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

4. UTILITIES TO BE LOCATED IN THE STREET IN ACCORDANCE WITH CROSS SECTION X ON SHEET X AND CITY OF MANTECA

STANDARD DETAIL X

5. ALL UTILITIES ARE TO BE STUBBED 5' BEYOND THE END OF PROPOSED IMPROVEMENTS PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS. THE CONTRACTOR IS TO NOTIFY THE ENGINEER 48 HOURS PRIOR TO CONSTRUCTION SO THAT THE ENGINEER CAN SURVEY THE STUB LOCATION PRIOR TO BACKFILL.

WATER GENERAL NOTES

1. CONTRACTOR TO CONNECT TO EXISTING WATER MAIN (HOT TAP OR CUT IN TEE) IN STRICT ACCORDANCE WITH CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

2. CONTRACTOR SHALL INSTALL WATER VALVES PER CITY OF MANTECA STANDARD DETAIL W-6 AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

3. CONTRACTOR SHALL 1• RESIDENT/Al WATER SERVICE IN ACCORDANCE WITH MATERIALS SPECIFIED PER CITY OF MANTECA STANDARD DETAIL W-10 AND THE CITY STANDARD SPECIFICATIONS. LOCATION OF RESIDENT/Al WATER SERVICE SHALL BE INSTALLED PER DETAIL X ON SHEET X. PROPOSED WATER METER TO BE ¾° PER DIRECTION FROM THE COMMUNITY DEVELOPMENT DEPARTMENT.

4. CONTRACTOR SHALL INSTALL FIRE HYDRANTS PER CITY OF MANTECA STANDARD DETAIL W-8 AND W-BA AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

5. CONTRACTOR SHALL CONSTRUCT CONCRETE THRUST BLOCKS PER CITY OF MANTECA STANDARD DETAIL W-4 AND W-5 (WHERE APPLICABLE) AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

SEWER GENERAL NOTES
I. All CONNECTIONS TO EXISTING SEWER MAINS, MANHOLES, AND STUBS TO BE PERFORMED IN STRICT CONFORMANCE TO CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

2. CONTRACTOR SHALL INSTALL SEWER MANHOLE PER CITY OF MANTECA STANDARD DETAIL S-3, S-5, S-7, S-8, AND S-9 {WHERE APPLICABLE} AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

3. CONTRACTOR SHALL INSTALL SEWER LATERALS PER DETAIL X ON SHEET X AND THE CITY OF MANTECA STANDARD SPECIF/CA TIONS.

STORM GENERAL NOTES

1. ALL CONNECTIONS TO EXISTING STORM DRAIN MAINS, MANHOLES, AND STUBS TO BE PERFORMED IN STRICT CONFORMANCE TO CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

2. CONTRACTOR SHALL INSTALL STORM DRAIN MANHOLE PER CITY OF MANTECA STANDARD DETAIL D-1, D-3, AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS .

3. CONTRACTOR SHALL INSTALL STORM DRAIN CATCH BASIN PER CITY OF MANTECA STANDARD DETAIL D-5 AND D-7, AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

4. CONTRACTOR SHALL INSTALL 78" LANDSCAPE INLET PER DETAIL X ON SHEET X AND PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS .

5. CONTRACTOR SHALL INSTALL STORM DRAIN BASIN/OUTLET STRUCTURE WITHIN THE PROPOSED BASIN PER CITY OF MANTECA STANDARD DETAIL D-6 AND THE QTY OF MANTECA STANDARD SPECIF/CATIONS.

6. CONTRACTOR SHALL INSTALL 60" FRENCH DRAIN PER DETAIL X ON SHEET X AND PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

7. CONTRACTOR SHALL STORM DRAIN OUTFALL STRUCTURE PER DETAIL X ON SHEET X AND PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

8. STORM DRAIN SYSTEM OPERATION AS FOLLOWS: AT INTERIOR INTERSECTION, WATER DRAINS THROUGH THE CURB CUTS INTO A BIO-RETENTION POND. PONDING WATER DEEPER THAN 6" THEN FLOWS INTO THE INLETS, THROUGH THE STORM SYSTEM AND CDS UNIT BEFORE FLOWING INTO THE FRENCH DRAINS. WATER BUILDS UP AND FILLS THE FRENCH DRAIN BEFORE UL TIMA TEL Y OVER TOPPING A WEIR STRUCTURE AND FLOWING INTO THEE EXISTING BASIN.

IRRIGATION GENERAL NOTES

CONTRACTOR MUST BE AWARE THAT CONSTRUCTION ON OR NEAR /RR/GA TION LINES MUST BE ACCOMPLISHED BETWEEN OCTOBER 15 AND FEBRUARY 15 OF ANY YEAR. BETWEEN THE DATES OF FEBRUARY 15 AND OCTOBER 15 IRRIGATION LINES

WILL BE USED FOR IRRIGATION PURPOSED AND ONLY AND AS SUCH, UNLESS SPECIAL ARRANGEMENTS ARE MADE WITH THE DISTRICT, CONSTRUCTION WILL NOT BE ALLOWED.

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144-490 QUINTAL ROAD PROJECT

MULTI-FAMILY EAST

MANTECA CALIFORNIA

UTILITY GENERAL NOTES

1. CONTRACTOR SHALL PROTECT EXISTING MANHOLES, INLETS, CLEANOUTS, WATER VALVES, FIRE HYDRANTS, AND/OR WATER

2. CONTRACTOR SHALL CONNECT TO EXISTING STORM MAIN, SEWER MAIN, WATER MAIN, /RR/GA TION MAIN, MANHOLE, AND/OR STUB. IF NECESSARY CONTRACTOR SHALL REMOVE EXISTING BLOWOFF OR CLEANOUT. CONTRACTOR SHALL EXCAVATE EXISTING BLOWOFF OR CLEANOUT. CONTRACTOR SHALL EXCAVATE EXISTING SEWER MAINS, STORM DRAIN MAINS, WATER MAINS, /RR/GA TION MAINS, MANHOLES, AND/OR STUBS AT All PROPOSED POINTS OF CONNECTION OF

3. ALL TRENCHING AND REPA TCH/NG FOR PROPOSED UTILITY LINES AND LATERALS SHALL BE IN STRICT ACCORDANCE WITH CITY OF MANTECA STANDARD DETAILS U-4, U-5, U-6, AND U-7 (WHERE APPLICABLE} AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

4. UTILITIES TO BE LOCATED IN THE STREET IN ACCORDANCE WITH CROSS SECTION X ON SHEET X AND CITY OF MANTECA

STANDARD DETAIL X
5 ALL UTILITIES ARE TO BE STUBBED 5' BEYOND THE END OF PROPOSED IMPROVEMENTS PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS. THE CONTRACTOR IS TO NOTIFY THE ENGINEER 48 HOURS PRIOR TO CONSTRUCTION SO THAT THE ENGINEER CAN SURVEY THE STUB LOCATION PRIOR TO BACKFILL.

WATER GENERAL NOTES

1. CONTRACTOR TO CONNECT TO EXISTING WATER MAIN (HOT TAP OR CUT IN TEE) IN STRICT ACCORDANCE WITH CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

2. CONTRACTOR SHALL INSTALL WATER VALVES PER CITY OF MANTECA STANDARD DETAIL W-6 AND THE CITY OF MANTECA STANDARD SPECIF/CA TIONS.

3. CONTRACTOR SHALL 1" RESIDENT/Al WATER SERVICE IN ACCORDANCE WITH MATERIALS SPECIFIED PER CITY OF MANTECA STANDARD DETAIL W-10 AND THE CITY STANDARD SPECIF/CATIONS. LOCATION OF RESIDENTIAL WATER SERVICE SHALL BE INSTALLED PER DETAIL X ON SHEET X. PROPOSED WATER METER TO BE ¾" PER DIRECTION FROM THE COMMUNITY DEVELOPMENT DEPARTMENT.

4. CONTRACTOR SHALL INSTALL FIRE HYDRANTS PER CITY OF MANTECA STANDARD DETAIL W-8 AND W-8A AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

5. CONTRACTOR SHALL CONSTRUCT CONCRETE THRUST BLOCKS PER CITY OF MANTECA STANDARD DETAIL W-4 AND W-5 (WHERE APPLICABLE) AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

SEWER GENERAL NOTES
I. All CONNECTIONS TO EXISTING SEWER MAINS, MANHOLES, AND STUBS TO BE PERFORMED IN STRICT CONFORMANCE TO CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

2. CONTRACTOR SHALL INSTALL SEWER MANHOLE PER CITY OF MANTECA STANDARD DETAIL S-3, S-5, 5-7, S-8, AND S-9 (WHERE APPLICABLE} AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

3. CONTRACTOR SHALL INSTALL SEWER LATERALS PER DETAIL X ON SHEET X AND THE CITY OF MANTECA STANDARD SPECIF/CA TIONS.

STORM GENERAL NOTES

1. ALL CONNECTIONS TO EXISTING STORM DRAIN MAINS, MANHOLES, AND STUBS TO BE PERFORMED IN STRICT CONFORMANCE TO CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

2. CONTRACTOR SHALL INSTALL STORM DRAIN MANHOLE PER CITY OF MANTECA STANDARD DETAIL D-1, D-3, AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

3. CONTRACTOR SHALL INSTALL STORM DRAIN CATCH BASIN PER CITY OF MANTECA STANDARD DETAIL D-5 AND D-7, AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS.

4. CONTRACTOR SHALL INSTALL 18" LANDSCAPE INLET PER DETAIL X ON SHEET X AND PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

5. CONTRACTOR SHALL INSTALL STORM DRAIN BASIN/OUnET STRUCTURE WITHIN THE PROPOSED BASIN PER CITY OF MANTECA STANDARD DETAIL D-6 AND THE CITY OF MANTECA STANDARD SPECIF/CATIONS .

6. CONTRACTOR SHALL INSTALL 60" FRENCH DRAIN PER DETAIL X ON SHEET X AND PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

7. CONTRACTOR SHALL STORM DRAIN OUTFALL STRUCTURE PER DETAIL X ON SHEET X AND PER THE CITY OF MANTECA STANDARDS AND SPECIF/CATIONS.

8. STORM DRAIN SYSTEM OPERATION AS FOLLOWS: AT INTERIOR INTERSECTION, WATER DRAINS THROUGH THE CURB CUTS INTO A BIO-RETENTION POND. PONDING WATER DEEPER THAN 6" THEN FLOWS INTO THE INLETS, THROUGH THE STORM SYSTEM AND CDS UNIT BEFORE FLOWING INTO THE FRENCH DRAINS. WATER BUILDS UP AND FILLS THE FRENCH DRAIN BEFORE ULTIMATELY OVERTOPPING A WEIR STRUCTURE AND FLOWING INTO THEE EXISTING BASIN.

IRRIGATION GENERAL NOTES

CONTRACTOR MUST BE AWARE THAT CONSTRUCTION ON OR NEAR IRRIGATION LINES MUST BE ACCOMPLISHED BETWEEN OCTOBER 15 AND FEBRUARY 15 OF ANY YEAR. BETWEEN THE DA TES OF FEBRUARY 15 AND OCTOBER 15 /RR/GA TION LINES

WILL BE USED FOR /RR/GA TION PURPOSED AND ONLY AND AS SUCH, UNLESS SPECIAL ARRANGEMENTS ARE MADE WITH THE DISTRICT, CONSTRUCTION WILL NOT BE ALLOWED.
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LEGEND
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FIBER ROLL

INLET PROTECTION
---- APPROX/MA TE AREA OF CONSTRUCTION DISTURBANCE
-AREA TO COMPLY WITH REQUIREMENTS IN PROJECT
SWPPP

WATER POLLUTION
CONTROL NOTES:

A. TEMPORARY CONSTRUCTION ENTRANCE/EXIT LOCATION SHOWN IS APPROX/MA TE. CONTRACTOR TO PROVIDE LOCATION WHERE APPROPRIATE.

8. THIS PLAN REPRESENTS POSSIBLE WATER POLLUTION CONTROL MEASURES INCLUDING EROSION CONTROL AND SEDIMENT CONTROL.

C. EXISTING SURFACES SHALL BE UNDISTURBED TO THE EXTENT PRACTICAL.

D. GROUND WATER SHALL NOT BE DISCHARGED WITH STORM WATER. GROUND

WATER DEWA TERING OPERATIONS SHALL BE COORDINATED AS NEEDED WITH OWNER.

E. CONTRACTOR SHALL PROVIDE EFFECTIVE SOIL COVER FOR AREAS or

CONSTRUCTION ACTIVITY THAT HA VE BEEN DISTURBED AND ARE NOT SCHEDULED TO BE ACTIVE FOR AT LEAST 14 DAYS.

F. ALL EROSION CONTROL AND SEDIMENT CONTROLS TO BE OBTAINED INSTALLED AND MAINTAINED AS REQUIRED IN PROJECT SWPPP.

G. CONTRACTOR TO INSTALL RUN-ON AND RUN-OFF CONTROL MEASURES

ACCORDING TO PLANS OR AS NECESSARY TO ENSURE SEDIMENT IS NOT TRANSPORTED FROM SITE.

H. CONTRACTOR TO PROVIDE BACK-UP EROSION PREVENTION MEASURES (SOIL STAB/LIZA TION) WITH SEDIMENT CONTROL MEASURES SUCH AS STRAW WA ffiES, SILT FENCE, GRAVEL INLET FILTERS, 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.

I. STOCKPILE LOCA TION{S) TO BE DETERMINED BY THE CONTRACTOR.

COORDINATE WITH SITE QSP.

J. ALL CONCRETE TRUCKS TO USE CHUTE WASH BUCKETS FOR CONCRETE

RINSE, ALL CONCRETE PUMPS TO CAPTURE CONCRETE RINSE IN
SECONDARY CONTAINMENT AND PROPERLY DISPOSE.

K. 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.

RUNOFF THAT HAS CONTACTED AMENDED SOIL AREAS SHALL NOT BE ALLOWED TO LEA VE THE SITE OR ENTER THE STORM DRAIN SYSTEM.

SEE SHEET C7. 00 FOR BUILDING 2100 EROSION CONTROL.

EROSION AND SEDIMENT CONTROL PLAN
Cop)"# @2022by Sanif•
SHEET
C7.1
ATTACHMENT 10
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CIVIL IMPROVEMENT PLANS FOR:
144-490 U I NT AL ROAD

PROJECT

SINGLE FAMILY PHASE NORTH

MANTECA,CA
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----
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DATE: 07--12-2024
SCALE: 1 "=80'
PROJECT No.:
621021
IL
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11NCH = BOFT
No. REVISION DATE BY
11,
PREPARED FOR:

OWNERS:

QUARTERRA MULTIFAMILY
492 9TH STREET. SUITE JOO
OAKLAND, CA 9460 7
CONTACT: TYLER WOOD
PREPARED BY:

PREPARED BY:

SANDIS ENGINEERING
636 9TH STREET
OAKLAND, CA 9460 7
T.· (510) 590-3400
CONTACT: MICHAEL KUYKENDALL
144-490 QUINTAL ROAD PROJECT

SINGLE FAMILY PHASE NORTH

MANTECA CALIFORNIA
File.· X· \P\621021\4_ENG/NEERING\2_PLAN SETS\J_SHEET SET\PHASE JN\C/10 COVER SHEETdwg Date: Sep 26, 2024 - /0·09 AM ~II

VICINITY MAP
N.T.S.

CIVIL SHEET INDEX
Cl.IQ COVER SHEET
C1.20 GENERAL NOTES AND SPECIF/CATIONS
Cl.21 GENERAL NOTES AND SPECIF/CATIONS
Cl.JO CITY STANDARD DETAILS
Cl.SO TYPICAL STREET SECTIONS
C2.11 TOPOGRAPHIC SURVEY &: DEMOLITION PLAN - SOUTH
C2.12 TOPOGRAPHIC SURVEY &: DEMOLITION PLAN - NORTH
C2.21 CALCULATED SITE PLAN - SOUTH
C2.22 CALCULATED SITE PLAN - NORTH
C2.J1 STREET LIGHTING &: STRIPING PLAN - SOUTH
C2.J2 STREET LIGHTING &: STRIPING PLAN - NORTH
C2.41 GRADING AND DRAINAGE PLAN - SOUTH
C2.42 GRADING AND DRAINAGE PLAN - NORTH
C2.50 WALL PLAN
C2.61 COMPOSITE UTILITY PLAN - SOUTH
C2.62 COMPOSITE UTILITY PLAN - NORTH
C6.11 STREET A PLAN &: PROFILE - STA 105+0D TO 110+50
C6.12 STREET A PLAN &: PROFILE - STA 110+50 TO 115+50
C6.1J STREET A PLAN &: PROFILE - STA 115+50 TO 118+50
C6.20 STREET B PLAN &: PROFILE - STA 125+00 TO 131+48
C6.JO STREET C PLAN &: PROFILE - STA 85+00 TO 90+43
C6.40 STREET D PLAN &: PROFILE - STA 95+50 TO 100+44
C7.1 EROSION AND SEDIMENT CONTROL PLAN

ASSOCIATED IMPROVEMENT PLANS

LANDSCAPE PLANS - STREETSCAPE
PREPARED BY: TBD
TITLED: TBD
CURRENT DA TE: TBD

JOINT TRENCH
PREPARED BY: TBD
TITLED: TBD
CURRENT DA TE: TBD

VESTING MAP
PREPARED BY: SANDIS CIVIL ENGINEERS
TITLED: 144-49D QUINTAL RD. VESTING MAP
CURRENT DA TE: 01/30/2023

ATHERTON IMPROVEMENT
PREPARED BY: SANDIS CIVIL ENGINEERS
TITLED: 144-490 QUINTAL RD ATHERTON IMPROVEMENT
CURRENT DA TE: 01/J0/2023

SOUTH SAN JOAQUIN IRRIGATION DISTRICT

APPROVED SUBJECT TO THE DATA SHOWN, THE CITY OF MANTECA

AND THE UNDERSIGNED ARE NOT RESPONSIBLE FOR ERRORS AND/OR OMISSIONS THAT MA Y BE PRESENT ON THESE PLANS.
{NAME} DATE

ENGINEERING DEPARTMENT MANAGER

EXISTING PROPOSED

SA WCUT AND CONFORM LINE --------

RETAINING WALL
A.C. PAVEMENT
CONG. VALLEY GUTTER
CONG. SIDEWALK OR PAD I , , .. . . -~ I
6" CURB & GUTTER
EDGE OF A.C. PAVEMENT EP
6" VERTICAL CURB

FLOW LINE
CHAIN LINK FENCE --• •- --• •-

GAS MAIN G
2·
C

CAP AND PLUG END
AIR RELEASE VAL VE ■ ARV
~ ,
ACCESSIBLE RAMP il n
CONCRETE THRUST BLOCK ----..

REDUCER f,1111
SANITARY SEWER MANHOLE 0 ~ SANITARY SEWER CLEANOUT SS&O ssco •
STORM DRAIN MANHOLE @0 ~ STORM DRAIN AREA DRAIN □ •
STORM DRAIN CATCH BASIN CB I!!!
STORM DRAIN CURB INLET ~ ~

ABBREVIATIONS

AB - AGGREGATE BASE

AC - ASPHALT CONCRETE

AD - AREA DRAIN

ADA - AMERICANS 'MTH DISABILITIES ACT

ASB - AGGREGATE SUBBASE

BC - BEGINNING OF CURVE

BFP - BACK FLOW PREVENTOR

BLDG - BUILDING CORNER

BLDG - BUILDING

BOD BOTTOM OF DOCK

BOL - BOLLARD

BOS - BOTTOM OF STEP
BOW - FG @ BOTTOM OF WALL

BVC - BEGIN VERTICAL CURVE

BW - BACK OF WALK

C - CONCRETE OR CIVIL

C&G - CURB AND GUTTER

CB - CATCH BASIN
Cl - COMB/NA TION INLET

C/P - CAST IRON PIPE

CL - CENTER LINE OR CLASS

CMP - CORRUGATED METAL PIPE
co - CLEANOUT
COi - CURB OPENING INLET

CONG - CONCRETE

CONST - CONSTRUCTION OR CONSTRUCT

CY - CUBIC YARD

DCDA - DOUBLE CHECK DETECTOR ASSEMBLY

DI - DROP INLET

DIP - DUCTILE IRON PIPE

DOM - DOMESTIC

DW - DOMESTIC WATER

DWG - DRA'MNG

E - EAST

EC END OF CURVE

EP - EDGE OF PAVEMENT

ER - END OF RETURN

EVC - END VERTICAL CURVE

ELEV - ELEVATION
EX., EXIST. - EXISTING

FC - FACE OF CURB

FDC - FIRE DEPARTMENT CONNECTION

FF - FINISHED FLOOR

FG - FINISHED GRADE

FH - FIRE HYDRANT

FL - FLOW LINE

FOUND - FOUNDATION

FS - FINISHED SURFACE

FT - FOOT

FW - FIRE WATER

G - GROUND ELEVATION

GB - GRADE BREAK

GV - GATE VALVE

HCR - ACCESSIBLE RAMP

HP - HIGH POINT
/NV - INVERT ELEVATION

JP - JOINT POLE

JT - JOINT TRENCH

LIP - LIP OF GUTTER

LP - LOW POINT

LSA - LANDSCAPE ARCHITECT

MAX - MAXIMUM

MEP - MECHANICAL/ELECTRICAL/PLUMBING

MH - MANHOLE

MIN - MINIMUM

MPVC - MIDPOINT OF VERTICAL CURVE

MON - MONUMENT

N - NORTH
N.I.C. - NOT IN CONTRACT

NO - NUMBER

NTS - NOT TO SCALE
p - PAVEMENT ELEVATION

PCC - PORTLAND CEMENT CONCRETE/
POINT OF CONTINUOUS CURVA TUR£

PIV - POST IND/CA TOR VAL VE

PL - PROPERTY LINE

PMH - POWER MANHOLE

POC - POINT ON CURVE
pp - POWER POLE
PRC - POINT OF REVERSE CURVA TUR£

PVC - POLYVINYL CHLORIDE PIPE

R - RADIUS

RC - RELATIVE COMPACTION

RCP - REINFORCED CONCRETE PIPE

RPPA - REDUCED PRESSURE PRINCIPLE ASSEMBLY

R/W RIGHT OF WAY
s - SLOPE OR SOUTH
S.A.D. - SEE ARCHITECTURAL DRAWINGS

SB - SEDIMENT BASIN

SD - STORM DRAIN

5.£.D. - SEE ELECTRICAL DRA 'MNGS

SF - SILT FENCE

SG - SUBGRADE
S.L.D . - SEE LANDSCAPE DRAWINGS
S.M.D. - SEE MECHANICAL DRAWINGS

SMH - SIGNAL MANHOLE
S.P.D. - SEE PLUMBING DRAWINGS
55 - SANITARY SEWER

STA - STATION

STD - STANDARD
5/W - SIDEWALK

TC - TOP OF CURB

TD - TRENCH DRAIN

TOD - TOP OF DOCK

TOE - TOE OF SLOPE

TOS - TOP OF STAIR
TOW - FG @ TOP OF WALL

TS - TOP OF SLAB

TYP - TYPICAL

UON - UNLESS OTHERWISE NOTED

U/G - UNDERGROUND

VC - VERTICAL CURVE
11M - WATER METER

WV - WATER VALVE
w - WEST

WWF - WELDED WIRE FABRIC

W/ - WITH
DATE: 07-12-2024
SCALE: N.T.S.

PROJECT No.:
621021
File.· X· \P\621021\4_ENG/NEERING\2_PLAN SETS\J_SHEET SET\PHASE JN\C/20 GENERAL NOTES AND SPEC/FICAT/ONS.dwg Date.· Sep 26, 2024 - 10.·/0 AM