Agenda packet — Union City City Council, April 25, 2023 (part 2 of 4)

4. The project, as conditioned, is consistent with the purpose of Site Development Review, which seeks to promote orderly, attractive and harmonious development and the stability of land values. This is accomplished through consistency with the policies in General Plan 2040 and the Station District Specific Plan for the Station East Subarea and the design standards provided in the Station District Specific Plan and Chapter 18.37, SEMU-R.

BE IT FURTHER RESOLVED THAT THE City Council of the City of Union City hereby approves SD-22-003 as set forth in Exhibit A, based on the following conditions of approval:

Planning Division
General

1. All actual site improvements shall be made and maintained with adherence to the plans, as shown in Exhibit A, except as they may be modified by other conditions of approval listed below.

2. The Site Development Review shall run concurrently with the Term of the Development Agreement Amendment approved by Ordinance XXX-23. In the event of termination or expiration of the Development Agreement as to any portion of the Property subject to the Site Development Review, the City may deem the Site Development Review terminated as to any such portion of the Property that has not been developed consistent with the Site Development Review.

3. The applicant and/or property owner shall include an annotated copy of the approved conditions with each set of detailed construction plans submitted for plan check review.

Notations to the plans shall be made to clearly indicate how all conditions of approval will be or have been complied with. Construction plans shall not be accepted without the annotated final conditions of approval included as a note sheet with each set of plans.

4. The applicant and/or owner shall apply for and secure building and fire permits for construction. A grading permit may be required prior to issuance of building and fire permits. Plans submitted to the Building Division and Fire Department must demonstrate compliance with all applicable local and State requirements.

5. The final subdivision map shall be recorded prior to issuance of a grading permit from the Public Works Department pursuant to the Tentative Map as approved by Resolution No. 5777-21 on June 8, 2021 and any amendments and prior to grading for development of the subject property.

6. Prior to issuance of a building permit, the applicant and/or property owner shall submit any necessary Final Maps, for condominium purposes, in compliance with Tentative Map Condition No. 8 as approved by Resolution No. 5777-21 on June 8, 2021.

7. Prior to issuance of a building permit, the applicant and/or property owner shall provide Covenants, Conditions and Restrictions (CC&Rs) subject to review and approval by the City Council/RSA Agenda 163 Tuesday, April 25, 2023
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Economic and Community Development Director that demonstrate compliance with the requirements of the Development Agreement as approved by Ordinance No. 866-21 on June 22, 2021 and any amendments and Tentative Map conditions as approved by Resolution No. 5777-21 on June 8, 2021 and any amendments, including but not limited to:
a. Participation in Master Homeowners’ Association required by Section 2.13 of Development Agreement and Tentative Map Condition No. 6; b. CC&Rs for the 50-unit development consistent with Tentative Map Condition No. 7 and No. 10;
c. Where not covered by another agreement, maintenance of all storm water pollution prevention measures.
d. In the event the public right-of-way landscaping is not maintained to the satisfaction of the City, the City may, at its option, maintain the landscaping and charge the applicant and/or property owner, its heirs or successors, for the services performed. e. Any graffiti appearing on the site shall be removed by the applicant or owner within forty-eight hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the applicant for the services performed.
f. The applicant and/or property management shall ensure that all stoops and balconies are kept clutter-free at all times and are not used by occupants for storage or laundry-drying purposes.  Bicycles and recreational equipment shall be stored in the areas dedicated for residential storage purposes.

8. The applicant and/or property owner shall vote affirmatively to annex the project site into Community Facilities District No. 2006-01 or participate in an equivalent financing mechanism reasonably acceptable to the City prior to issuance of a building permit consistent with Section 2.14.1 of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments. The applicant and/or property owner shall pay all fees for staff and consultant time and recordation through a title company.

Architecture, Building Materials and Finishes

9. Prior to issuance of a building permit, the applicant and/or property owner shall provide details of all exterior architectural and site features, including but not limited to windowsills, window trim, window mullions/muttons, exterior doors, eaves and overhangs, corbels, metal awnings, gutters, scoring, and exterior lights in the plans submitted for building permit issuance, subject to review and approval by the Economic and Community Development Department. Minor changes to these and similar details may be required to enhance the building frontages.

10. Prior to the issuance of a building permit, the applicant and/or property owner shall submit samples of color palette and exterior materials for review and approval by the Economic & Community Development Department. The color samples shall be fullCity Council/RSA Agenda 164 Tuesday, April 25, 2023 Resolution No. -23
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size brush-outs as opposed to paint chips. Color swatches shall also be provided on the buildings on site for review and approval by the Economic and Community Development Department prior to full painting. Any future amendments or changes to the approved painting schemes shall be submitted to the Economic & Community Development Department for approval prior to the repainting of any buildings or structures on site.

11. The applicant and/or property owner shall provide factory-processed color finishes, such as baked enamel, on all exterior metal surfaces.

12. All rooftop equipment shall be screened from public view. A detail of such screening shall be included in the plans submitted for building permit issuance.

13. Plans submitted for building permit issuance shall not include any ground mounted air conditioning units or ground floor portions of the building, such as columns or utility closets, within the 6’ setback from the property line or within any public utility easements.

Landscaping and Fencing

14. Prior to the issuance of a building permit, the applicant and/or property owner shall submit a final landscape package, which is consistent with the preliminary landscape package except as may be modified by the following requirements and /or other project conditions of approval. Plant species and locations may be adjusted for compatibility, to coordinate with ladder pads, and other considerations. The landscape package shall also be consistent with Chapter 18.112, Water Efficient Landscape, of the Municipal Code and the Landscape Standards Policy Statement. The final landscape plan will be subject to review and approval by the City’s consulting Landscape Architect. Additional fees for consultant’s review and inspection are required to be paid with the building permit fees. A final inspection of the installed landscaping and irrigation shall be completed prior to receipt of any certificate of final occupancy . The applicant and/or property owner shall be responsible for maintaining all irrigation and landscaping and shall replace any dead or dying vegetation for the life of the project. a. Final landscape plans shall show screening for backflow prevention devices, meters and other above-ground appurtenances to the extent feasible. At initial planting, additional plants may be required by the Economic and Community Development Director to provide adequate screening.

15. The applicant and/or property owner shall provide a cash deposit in the amount of 50% of the estimated installation cost of the landscaping, up to $10,000.00, in order to ensure installation of the planting shown on the approved landscape plan. The applicant and/or property owner shall enter into a private landscape maintenance contract for the maintenance of the required landscaping for a minimum period of two years after installation. The project landscaping shall be completed, pursuant to the above-stated requirements, prior to receipt of any certificate of final occupancy.

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16. The applicant and/or property owner shall provide a detail for all proposed fencing subject to review and approval by the Economic and Community Development Department.

17. Prior to issuance of a building permit, plans for the border with Planning Area (PA) 2 shall include either: 1) an easement or equivalent provided to accommodate shared use of amenities adjacent to the site in PA 2 and removal of the temporary wooden fence when construction of the amenities and adjacent buildings are completed, or 2) a tubular steel fence, subject to the review and approval of the Economic and Community Development Director.

Utilities

18. The applicant and/or property owner shall subsurface all new transformers, switching boxes, and similar appurtenances, or shall screen them with landscaping or by locating them in an enclosure with walls matching the material and color of the nearest building.

The enclosure shall include gates of heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines. The applicant and/or property owner shall arrange the location and treatment of the appurtenances with the gas, electric and communication providers prior to issuance of a building permit. A detail of the transformer screening shall be included on the plans submitted for issuance of a building permit.

19. The applicant and/or property owner shall screen all meters, telecommunications equipment, and appurtenant structures from public view to the satisfaction of the Economic and Community Development Director. A detail of such screening shall be shown on the plans submitted for issuance of a building permit.

20. The applicant and/or property owner shall, at developer’s expense and in conjunction with the City's Community Access Television (CATV) franchise, provide for the complete pre-wiring of the proposed development for the purpose of receiving CATV service from the City's CATV franchise. In addition, the applicant and/or property owner shall install an empty two-inch conduit in all joint trenches within the development and along the street frontages for the sole purpose of City’s future fiber optic line. Junction boxes shall be installed every 200 feet along the conduit route or per industry standard, as approved by the City Engineer This empty two-inch conduit shall be in addition to any conduits installed or provided for use by cable companies for their high-speed fiber.

Utility companies may install the needed number of conduits with their own crews or pay the developer’s contractor to do so on their behalf. A site plan and/or trench crosssections showing the conduit layout shall be submitted in hard copy and digital formats prior to grading permit issuance.

21. The applicant and/or property owner shall grant an easement to the Alameda County Water District to allow the installation of all backflow prevention devices. The devices shall be screened from public view by landscaping or other approved methods in the area in which the device is located. Landscaping shall blend with existing landscaping and, if necessary, landscaping shall be added in other areas, as required for symmetry.

The Alameda County Water District shall sign any plans for screening to ensure City Council/RSA Agenda 166 Tuesday, April 25, 2023
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conformance with their requirements. The final landscape package shall include landscape screening of any backflow prevention devices.

22. The applicant and/or property owner shall obtain a Union Sanitary District Demolition Permit for the abandonment of any existing sewer laterals prior to site grading or provide documentation showing that this has been done as part of the subdivision improvements required by Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021.

Parking

23. Building permit plans shall include details for a minimum of six (6) bike racks to accommodate at least twelve (12) bicycles on the exterior of the buildings as shown on Exhibit A, subject to review and approval by the Economic and Community Development Department. Prior to receipt of any certificate of final occupancy, the applicant and/or property owner shall install bicycle parking in conformance with the requirements listed in Chapter 18.28, Off-Street Parking and Loading, of the Zoning Ordinance.

Fees

24. Upon issuance of each building permit for each building, the applicant and/or property owner shall pay a Capital Facilities Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

25. Upon issuance of each building permit for the residential units, the applicant and/or property owner shall pay a Bedroom Tax in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

26. Upon issuance of each building permit for the residential units, the applicant and/or property owner shall pay a Fire Equipment Acquisition Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

27. Upon issuance of each building permit for the residential units, the applicant and/or property owner shall pay the General Plan Cost Recovery Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

Miscellaneous

28. The applicant and/or property owner shall be responsible for ensuring that all contractors and subcontractors have obtained a valid City of Union City business license for the duration of the project.

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29. Prior to issuance of a building permit,, the applicant and/or property owner shall demonstrate compliance with Section 3.9, Youth Hiring Program, of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

30. Prior to receipt of any certificate of final occupancy, the applicant and/or property owner shall submit a Sign Plan for the project consistent with the Master Sign Program for Station East required by Tentative Map Condition No 28 for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021, including the location, design, and sign area for each of the building signs consistent with the Master Sign Program and City’s Sign Ordinance (Chapter 18.30 of the Municipal Code), allowed building sign materials, maximum letter height, illumination details (if any), and references to applicable requirements listed in the City’s Sign Ordinance.

31. Solid waste, recycling, and organic recycling containers shall be placed for collection service at the street staging area no earlier than sunset of the day preceding the day designated for collection and moved from the place of collection prior to midnight of the day the containers have been emptied in accordance with the Time of Placement of Containers prescribed in the Union City Municipal Code Section 7.04.061 (B).

32. Prior to issuance of a building permit, a photometric/lighting plan shall be submitted showing adequate lighting levels in pedestrian areas, including the property street frontages, to the satisfaction of the Police Department, Economic and Community Development Department and Public Works Department. All lighting fixtures other than street lights shall be of an architectural design that compliments the development, coordinates with other developments in Station East, and shall be fitted with glare shields to ensure light is down-directed and minimize overflow of lighting onto adjacent properties and the streets. The style and design of all light fixtures in the public rightof-way shall be reviewed and approved by the City Engineer; all other light fixtures shall be approved by the Economic & Community Development Department.

Building Division

33. The applicant and/or property owner shall provide to the Building Department an eight and a half inch by eleven inch addressed site plan of the complex prior to the issuance of a building permit.

34. Any construction shall fully comply with the current adopted California Building Standards Code in effect at the time of building permit issuance.

35. The applicant and/or property owner shall provide detailed construction plans (working drawings) and structural calculations to the Building Division for plan review prior to issuance of a building permit. Plans and supporting documents shall be prepared by a California state-licensed architect or engineer. Upon completion of the plan check, all applicable fees shall be paid and a building permit issued prior to commencement of any actual construction work on-site.

36. Field Testing and Certification shall be done under the supervision of a professional engineer experienced (California licensed) in the design and testing of acoustical systems and barriers. Test results, which demonstrate that minimum sound insulation City Council/RSA Agenda 168 Tuesday, April 25, 2023
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requirements have been met, shall be submitted to the Building Official for review and approval prior to receipt of any certificate of final occupancy.

37. The buildings and site shall be designed to be accessible to persons with physical disabilities in accordance with California State Disabled Access Regulations, including but not limited to pedestrian crossings of private streets.

38. The applicant and/or property owner shall maintain the property to be free of litter, weeds, debris, etc., both before and after issuance of building permits. Daily litter and debris collection rounds shall be conducted on the site and an adequate number of landfill (garbage), recycling and compost (organics) receptacles shall be provided to minimize litter accumulation and ensure source-separation of materials.

39. The applicant and/or property owner shall comply with the Construction and Demolition Ordinance 576-01 to divert recyclable debris away from landfills. The applicant and/or property owner shall submit a completed Construction and Demolition Waste Management Plan with their application for a construction or demolition permit.

40. The applicant and/or property owner shall remove any graffiti appearing on the site within forty-eight (48) hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the property owner a fee for the services performed.

41. The applicant and/or property owner shall not locate construction debris boxes within the public right-of-way (ROW), driveways or on adjacent private properties.

42. A soils reports shall be provided for the project site. The proposed building foundation design shall be reviewed by either the Geotechnical Engineer or Civil Engineer who prepared the soils investigation. A letter shall be provided to the Building Division that is stamped and signed by the engineer that verifies the foundation design has been reviewed and found to be in conformance with the soil report requirements.

43. Prior to requesting a foundation inspection from the City, the Geotechnical Engineer or Civil Engineer who prepared the soil investigation shall provide a field report in writing, which shall state that the building pads were prepared and compacted in accordance with the soil report and specifications, and that the foundation and/or pier excavation, depth, backfill materials, and drainage, substantially conforms with the soil report and approved plans.

44. Prior to the final inspection for the buildings, the Geotechnical Engineer or Civil Engineer who prepared the soil investigation shall issue a final report in writing stating the completed pad, foundations, finished grading, drainage, and associated site work substantially conforms with the approved plans, specifications, and investigation.

45. Prior to issuance of a building permit, the applicant and/or property owner shall submit to the Building Division a site survey to establish the location of all property lines on the project site and pad elevation. A California-licensed civil engineer or surveyor shall prepare the site survey. If required by the Chief Building Official, the property lines shall be properly marked in the field prior to the first building inspection.

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46. In the event the City is unable to accommodate the applicant’s/owner’s proposed construction schedule, the applicant/owner may be required to fund third party inspection services approved by the Building Division to augment City staffing levels.

Fire Department

47. The project shall comply with the California Building and Fire Codes and current and local ordinances in effect at the time of building permit submittal.

48. The project shall include installation of a National Fire Protection Association (NFPA) 13 Fire Sprinkler System and NFPA 72 Fire Alarm System.

49. Plans submitted for building permit issuance, shall identify the locations of Knox boxes, fuel Sallyport for fire pump (if required), Fire Department connections, Fire Alarm Control Panel, enunciators and related equipment, any exterior stairwells, and roof access to the satisfaction of the Fire Department.

50. A Fire Protection Engineer shall prepare the drawings and calculations related to fire service for the building, subject to the review and approval of the Fire Marshal. A peer review may be required prior to issuance of a building permit.

51. Prior to issuance of a building permit, the ability to meet the fire flow requirements shall be verified by Alameda County Water District within one (1) year of testing, and any improvements necessary to provide required fire flow to the site shall be completed to the satisfaction of the Fire Marshal.

52. Plans submitted for building permit issuance shall show ladder pads for review by the Fire Marshal.

53. Fire hydrants shall be placed in a loop system and located on the same side of the street as the development. An additional hydrant shall be located between Buildings 2 and 5 in addition to the hydrants shown in Exhibit A. Plans submitted for building permit issuance shall show compliance with these requirements.

54. Fire lane identification will be required when it is necessary to restrict parking of vehicles in order to maintain the required width of fire access roadways for emergency vehicle use.

55. Areas designated as a fire lane shall be identified by painted red curbs and related signage posted immediately adjacent, which states “Fire Lane – No Parking”. Submitted plans shall detail location of red curbs.

56. Plans submitted for building permit issuance shall identify all Fire Department Connection (FDC) locations on the exterior, in stairwells, and/or on the roof to the satisfaction of the Fire Marshal. All FDCs shall be located facing the public street.

57. Standard road widths shall be measured from inside the curb and will comply with the current edition of the California Fire Code. The through portion of the fire access City Council/RSA Agenda 170 Tuesday, April 25, 2023
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roadway between L Street and 9th Street shall be no less than 26 feet in width. The dead end stub from the through fire access roadway shall be no less than 24 feet. The fire access roadway between Buildings 5 and 6 shall be no less than 22 feet.

58. The Fire Alarm Control Unit (FACU) shall not be co-located within the building electrical meter closets.

59. If a fire pump is required, plans submitted for building permit issuance shall indicate the diesel refueling shall be either through a sally port on a vertical wall five (5) feet from any opening and/or a below grade utility vault.

60. Prior to receipt of any certificate of final occupancy, the applicant/property owner shall be financially responsible to evaluate the building capability for allowing Fire and Police public safety 2-way radio transmissions to occur in all portions of the building. If radio transmission deficiencies are identified, the developer shall be responsible for implementing an enhanced public safety radio amplifier/repeater system inside and/or outside the building at no cost to the City, to the satisfaction of the Police Department.

61. Any welding or cutting operations shall require a hot work permit.

Police Department

62. The applicant and/or property owner shall use solid core doors for all exterior man doors.

When allowed by code, all such doors shall have a bolt lock with minimum 1" throw.

Plans submitted for building permit issuance shall document compliance with this condition.

63. The applicant and/or property owner shall equip the front entry doors with minimum 180-degree door viewers. Plans submitted for building permit issuance shall document compliance with this condition.

64. The applicant and/or property owner shall provide illuminated addressing at the main building entry with 4" high illuminated numerals and, for the main building entry, painted addressing on curbs. Numeral color shall be contrasting to background color.

Plans submitted for building permit issuance shall document compliance with this condition.

Environmental Programs Division

65. Prior to issuance of a grading permit, the applicant and/or property owner shall provide documentation showing that any fill proposed for on-site consists of clean dirt that meets residential environmental screening levels for shallow soil, subject to the review and approval of the Environmental Programs Division.

Public Works Department
Miscellaneous Improvements
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66. The applicant and/or property owner shall provide drainage facilities to carry storm water runoff in the area to be developed. The applicant and/or property owner shall submit a drainage plan, including hydrologic and hydraulic calculations, to the City Engineer for review and approval.

67. The applicant and/or property owner shall ensure that any proposed streetlights are located at least 5 feet from proposed driveways, in accordance with City Standards.

Show details on required photometric plan required by Condition No. 32.

68. The applicant and/or property owner shall design all improvements in the City right-ofway in conformance with current City standards.

69. Prior to issuance of any permit, the applicant and/or property owner shall submit a Construction Staging Plan that includes traffic control plan for any activities that may impact traffic flow on public streets, subject to approval of the City Engineer. Such activities shall not begin until the traffic control plan has been approved and implemented in the field. Construction-related impacts during construction, such as pedestrian access through the construction zone of this project, must be in accordance with Americans with Disabilities Act (ADA) guidelines.

70. Plans submitted for building permit issuance shall identify curb markings and signage for one “flex zone” on 8th Street in front of Building #2 just south of the walkway between Buildings 1 and 2, subject to review and approval by the Public Works Director.

71. Improvements in the public right-of-way shall be consistent with the Tentative Map for Tract 8251 pursuant to Resolution No. 5777-21 approved on June 8, 2021 and any amendments and subsequent plans for subdivision improvements.

72. Prior to issuance of a building permit or grading permit, plans shall be consistent with the Tentative Map for Tract 8251 pursuant to Resolution No. 5777-21 approved on June 8, 2021 and any amendments and subsequent plans for subdivision improvements. In the event of any discrepancies between the Tentative Map approved June 8, 2021 and later amendments, plans shall be in substantial conformance with the latest amendment.

Utilities

73. The applicant and/or property owner shall install all public utilities in the Public Utility Easement or in the public right-of-way. No public utilities shall be installed on private property without appropriate easements.

74. The applicant and/or property owner shall dedicate a Public Utility Easement behind the right-of-way on private property for utilities such as Pacific Gas & Electric (PG&E), AT&T, Comcast cable and any fiber optic providers, as needed.

75. The applicant and/or property owner shall underground all new utility lines underground. No new overhead services to the development or overhead extensions of main lines will be permitted.

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76. The applicant and/or property owner shall provide all public utility and access easements for the development to the satisfaction of the City Attorney and the Director of Public Works, including but not limited to provisions that require the property owner to be responsible for restoring the property to its former condition as nearly as possible following work within the easement which excavated or otherwise disturbed or damaged the easement area.

77. The applicant and/or property owner shall contact the Union Sanitary District at (510) 477-7500 to determine sewer service and permit requirements.

78. The applicant and/or property owner shall contact the Alameda County Flood Control and Water Conservation District to determine any approval requirements.

Trees

79. The applicant and/or property owner shall ensure that trees planted within 10 feet of any paved or concrete area include a root control barrier and deep watering sleeve, the design of which shall be subject to approval by the Public Works Department.

80. Unless all trees that are proposed for removal are removed as part of the subdivision improvements for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021, the applicant and/or property owner shall obtain a Tree Removal permit from the Public Works Department prior to proceeding with any tree removal associated with demolition and grading operations.

Permits, Agreements, and Fees

81. The applicant and/or property owner shall secure an Encroachment Permit from the Public Works Department for all work in the public right-of-way. The applicant and/or property owner shall be responsible for any required repairs associated with the development, including paving, trenching, curbs and gutters, sidewalks, street lights, or installation of same where not existing, as determined by the City Engineer.

82. The applicant and/or property owner shall pay all Public Works Department fees such as Plan Check & Inspection fees, Traffic Signalization fee, Grading Permit Fee (and associated bonds), and Encroachment Permit fee. Except for the Encroachment Permit fee, all other fees shall be paid prior to the issuance of the Grading Permit as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866- 21 on June 22, 2021 and any amendments.

83. The applicant and/or property owner shall pay a fee and post a Bond for all work in the public right-of-way, including trenching, roadwork, concrete, striping and work related to intersection and traffic signal modifications, etc.

84. The applicant and/or property owner shall provide a detailed breakdown of the engineer’s estimate for all on-site work including grading, storm drainage facilities, stormwater treatment facilities, street structural section including paving, pavers, sidewalk, curb & gutter, lighting and landscaping. The Plan Check & Inspection Fees will be based upon this estimate.

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85. The applicant and/or property owner shall pay a Traffic Signalization Fee in the amount prescribed for the 50 multi-family units in the Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866- 21 on June 22, 2021.

86. Prior to proceeding with any demolition and grading operations, the applicant and/or property owner shall apply for a Grading Permit, pay a fee and post a Grading Permit Bond, which will be based upon the final estimate of the number of cubic yards of dirt estimated to be moved, including cut, fill and import, etc.

87. The applicant and/or property owner shall place a copy of the approved Public Works conditions of approval on the grading plans released to the contractor.

88. The applicant and/or property owner shall ensure that on-site and off-site construction activity complies with Section 9.40.053 of the Union City Municipal Code, and is limited to the following hours:

Monday through Friday - 8:00 a.m. to 8:00 p.m.

Saturday - 9:00 a.m. to 8:00 p.m.

Sundays & Holidays - 10:00 a.m. to 6:00 p.m.

Stormwater

89. The applicant and/or property owner shall ensure that the project complies with the most current requirements of the Alameda County Clean Water Program (ACCWP) as detailed in the California Regional Water Quality Control Board’s (RWQCB) San Francisco Bay Region Municipal Regional Stormwater Permit (MRP 2), Order R2- 2022-0018, NPDES Permit No. CAS612008, dated May 11, 2022.

90. The applicant and/or property owner shall submit the ‘Applicability of C.3 and C.6 Stormwater Requirements’ checklist demonstrating that the project meets the requirements of the Municipal Regional Stormwater Permit (MRP) for approval by the City Engineer.

91. The applicant and/or property owner shall enter into a storm water treatment measures maintenance agreement with the City of Union City assuring both the responsibility for the post-construction operation and maintenance (O&M) of any non-Low Impact Development (LID) treatment measures installed on the lot as well as the access by public agency personnel strictly for the purpose of O&M verification. The applicant may propose to include the maintenance of the non-LID filtration system in the O&M for the entire development if the timing of the proposed mechanical unit installation on PA4 will work with the development of the roadway infrastructure and the associated LID stormwater treatment measures, such as the bio-treatment basins. This maintenance agreement shall be recorded by the property owner at the Alameda County Recorder's Office. An O&M Plan and an annual Inspection Report for storm water treatment measures shall be provided for review and approval by the Public Works Department, Environmental Programs Division in compliance with the California RWQCB Order R2-2015-0049, NPDES Permit No. CAS612008, dated November 19, 2015, or the latest edition in affect at the time of issuance of the grading permit. A sample ‘boiler plate’ City Council/RSA Agenda 174 Tuesday, April 25, 2023
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version of this agreement prepared by the City Attorney is available from the Public Works Department for use on this project.

92. The applicant and/or property owner shall install a full waste trash capture device (TCD), as approved by the City Engineer, at all new storm drain structures just prior to connection with the public storm drain system. TCDs shall also be installed at all new and existing storm drain inlets located along the perimeter of the development in order to prevent solid waste from entering the public storm drainage system.

93. The applicant and/or property owner, prior to issuance of grading and/or building permits, shall submit a plan showing the proposed measures to minimize impacts to water quality in conformance with the requirements of the Alameda Countywide Clean Water Program. Project plans and specifications for Storm Water controls shall be prepared and stamped by a California licensed Professional Engineer who is also a Qualified Stormwater Designer (QSD).

94. The applicant and/or property owner shall ensure that the design of any Stormwater quality treatment measures incorporated in the project must include the treatment control design guidance for vector control (Alameda Countywide Clean Water Program’s Vector Control Plan).

95. The applicant and/or property owner shall ensure that the storm water treatment devices proposed are consistent with the information in the hydraulics report that was prepared for the entire development. For example, if additional non-LID filter units are proposed than previously anticipated, clarify if such changes would require the overall hydraulics report for the entire development to be updated to reflect these changes, prior to the approval of the site plan for this PA, subject to review and approval of the City Engineer.

Stormwater “During Construction” Best Management Practices (BMPs)

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d. The applicant and/or property owner shall minimize the removal of natural vegetation or ground cover from the site in order to minimize the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall commence unless approved erosion control measures are in place.
e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:
i. Start of the rainy season (October 1st);
ii. Site dewatering activities;
iii. Street washing activities; and
iv. Saw cutting asphalt or concrete.

Filter materials shall be maintained and/or replaced as necessary to ensure effectiveness and prevent street flooding. Filtered particles shall be disposed of in an appropriate manner based upon constituents.
f. The applicant and/or property owner shall gather all construction debris on a regular basis and place in a dumpster or other container, which is emptied or removed at a minimum on a weekly basis. When appropriate, tarps shall be used on the ground to collect falling debris, paint over-spray, etc. that could contribute to storm water pollution.
g. The applicant and/or property owner shall ensure that solid waste enclosures and/or recycling containers, paved outdoor storage, staging, or lay down areas shall be designed and constructed to prevent pollutants from entering storm drain system. h. The applicant and/or property owner shall ensure the availability of a contained and covered area on the site for the storage of bags of cement, paints, flammables, oils, fertilizers, pesticides or any other materials used on the project site that have the potential of becoming a pollutant and/or being discharged to the storm drain system. i. The applicant and/or property owner shall ensure that dirt, gravel, debris and green waste shall be removed from the sidewalk, street pavement, and storm drains adjoining the project site. These areas shall be broom swept on a daily basis. Caked on mud or dirt shall be scraped before sweeping. During wet weather, the applicant and/or property owner should avoid excavation and other activities that lead to pollutants entering storm water such as driving vehicles on unpaved areas, etc. j. The applicant and/or property owner shall ensure that outdoor washing or pressure washing shall be managed to prevent pollutants from getting into storm water and/or into the storm drain system.
k. The applicant and/or property owner shall ensure that On-site storm drain inlets shall be labeled “No Dumping - Drains to Bay” using a stencil approved by the Public Works Department.

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c. Pave, apply water three times daily to all unpaved areas on the site, or apply (nontoxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites.
d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Protect the closest downstream inlet with filter fabric inserts and sand/gravel bags and maintain it during the course of the project.

Mitigation Measures (pursuant to the California Environmental Quality Act [CEQA]) as required by Resolution No. 5772-21 adopted June 8, 2021 certifying the Environmental Impact Report for the Station East Residential / Mixed Use Project and adopted a Mitigation and Monitoring Program.

98. Mitigation Measure AQ-2a: Require Low-Volatile Organic Compounds (VOC) Coatings During Construction. The project applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive Reactive Organic Gases (ROG) emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during construction. Prior to permit issuance, the project applicant shall submit evidence to the City regarding the use of low-VOC coatings to the City.

Prior to permit issuance, the project applicant, in coordination with the construction contractor, shall submit evidence to the City regarding the use of EPA-approved Tier 4 Final engines or cleaner for project construction.
100.Mitigation Measure AQ-2c: Require Use of Diesel Trucks with 2010-Compliant Model Year Engines. The project applicant shall ensure that contractors, as a condition of contract, to use diesel trucks that have 2010 model year or newer engines, but no less than the average fleet mix for the current calendar year as set forth in the California Air Resources Board’s (CARB’s) Emission Factor (EMFAC) 2017 model database. In the event that 2010 model year or newer diesel trucks cannot be obtained, the project applicant, in coordination with the construction contractor, must provide documentation to the City showing that a good faith effort to locate such engines was conducted, such as outreach to at least two vendors. Prior to permit issuance, the project applicant shall submit evidence compliance with this mitigation measure to the City. 101.Mitigation Measure AQ-2d: Implement Bay Area Air Quality Management District (BAAQMD) Basic Construction Mitigation Measures. The project applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by BAAQMD. The emissions reduction measures shall include, at a minimum, all of the following: Prior to permit issuance, the project applicant shall provide documentation that these basic construction measures are reflected in all construction contracts.

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 All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) will be watered two times a day.
 All haul trucks will be covered when transporting soil, sand, or other loose material offsite.
 All visible mud or dirt track-out material on adjacent public roads will be removed using wet-power vacuum-type street sweepers at least once a day. The use of drypower sweeping is prohibited.  All vehicle speeds will be limited to 15 miles per hour on unpaved roads.  All roadways, driveways, and sidewalks that are to be paved will be paved as soon as possible. Building pads will be laid as soon as possible after grading, unless seeding or a soil binder is used.
 All construction equipment will be maintained and properly tuned in accordance with manufacturers' specifications. All equipment will be checked by a certified visible-emissions evaluator.
 Idling times will be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure).
 Publicly visible signs will be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD's phone number will also be visible to ensure compliance with applicable regulations. 102.Mitigation Measure AQ-2e: Require Low-VOC Coatings during Operation. The project applicant shall require their contractors, as a condition of contract, to reduce operation-related fugitive ROG emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during operation. 103.Mitigation Measure AQ-2f: Require Use of Green Consumer Products during Operation. The project applicant shall provide education for residential and commercial tenants concerning green consumer products. Prior to receipt of any certificate of final occupancy, the project applicant shall work with the City of Union City to develop electronic correspondence to be distributed by email to new residential and commercial tenants that require the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC cleaning supplies and consumer products.
104.Mitigation Measure AQ-2g: Purchase of Mitigation Credits for Emissions Exceeding BAAQMD’s Daily Pollutant Thresholds. The project applicant shall provide annual operational emissions estimates to the City for review prior to receipt of any certificate of final occupancy of new buildings. Average annual emissions shall be forecasted for each operational year over the life of the project (30 years). Emissions shall be calculated using BAAQMD-accepted emissions model and projectspecific land use and design features. Should the proposed development not result in operational emissions exceeding BAAQMD’s daily pollutant thresholds, the project City Council/RSA Agenda 178 Tuesday, April 25, 2023
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would result in less-than-significant air quality impacts during operation and no further action would be required.

If it is shown that the project would result in exceedances of thresholds during any year of the project’s life, the project applicant shall pay a mitigation offset fee pursuant to BAAQMD’s emission reduction credit or interchangeable emission credit program, in an amount to be determined prior to the first year of exceedance over the life of the project (30 years). All fees for such credits shall be paid by the project applicant prior to the receipt of any certificate of final occupancy. If, at the time of the certificate of occupancy for the final building is issued, the project applicant demonstrates there are no exceedances, no further action shall be required.
105.Mitigation Measure BIO-1a: Burrowing Owl Protection. The project applicant shall implement the following measures prior to any construction activities:
 If construction activities occur between April and August, the project applicant shall retain a qualified biologist* to conduct preconstruction surveys for burrowing owl 14 days prior to and within 24 hours of the start of construction activities.  If an active burrow is identified, an appropriate no-disturbance buffer zone shall be established that extends a minimum of 250 feet around the burrow, and construction activities shall be prohibited within this zone during the nesting season (April through July).
 Buffers may be modified based on the opinion of the biological monitor and in coordination with California Department of Fish and Wildlife (CDFW) taking into consideration site specific conditions (e.g., line of sight to activities, specific activities taking place).
 Representatives of the CDFW shall be consulted to determine whether the nest burrow should be protected and a permanent buffer established or whether the nest site may be destroyed once the young have fled.
 Construction activities within the buffer zone shall not proceed until the qualified biologist has determined that the owls have fled and the nest can be destroyed or a CDFW-approved relocation plan is successfully implemented. *  The experience requirements for a “qualified biologist” shall include a minimum of 4 years of academic training and professional experience in biological sciences and related resource management activities, and a minimum of 2 years of experience conducting surveys for each species that may be present within the project area. 106.Mitigation Measure BIO-1b: Bat Protection. The project applicant shall implement the following measures prior to any construction activities:
 The project applicant shall retain a qualified biologist to conduct preconstruction surveys and implement protective measures for hoary bat, pallid bat, Townsend’s big-eared bat, and other roosting bats. At least 2 months prior to the demolition of the existing buildings and structures, a qualified biologist shall conduct an initial City Council/RSA Agenda 179 Tuesday, April 25, 2023
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daytime survey to assess the building for potential bat roosting habitat, and to look for bats and bat sign. Qualified biologists shall have knowledge of the natural history of the species that could occur and sufficient experience determining bat occupancy and bat survey techniques. The qualified biologist shall examine both the inside and outside of the building and structures for potential roosting habitat, as well as routes of entry to the building and structures. Locations of any roosting bats, signs of bat use, and entry and exit points shall be noted and mapped on a drawing of the buildings and structures. Roost sites shall also be photographed as feasible. Depending on the results of the habitat assessment, the following steps will be taken as described below.
 If the building and structures can be adequately assessed (i.e., all areas of the building and structures can be examined) and no habitat or limited habitat for roosting bats is present and no signs of bat use are present, a preconstruction survey of the interior and exterior of the buildings and structures by a qualified biologist shall be conducted within 24 hours of demolition.
 If moderate or high potential habitat is present but there are no signs of bat use, the project applicant shall implement measures under the guidance of a qualified biologist to exclude bats from using the buildings and structures as a roost site, such as sealing off entry points. Prior to installing exclusion measures, a qualified biologist shall re-survey the buildings and structures to ensure that no bats are present. Additionally, a preconstruction survey of the interior and exterior of the building and structures shall be conducted within 24 hours of demolition to confirm that no bats are present.
 If moderate or high potential habitat is present and bats or bat sign are observed, or if exclusion measures are not installed as described above, or the buildings and structures provides suitable habitat but could not be adequately assessed, the following protective measures shall be implemented.
o Follow-up surveys shall be conducted to determine if bats are still present. If species identification is required by the California Department of Fish and Wildlife (CDFW), surveys using night vision goggles and active acoustic monitoring using full spectrum bat detectors shall be used. A survey plan (number, timing, and type of surveys) shall be determined in coordination with CDFW.
o Based on the timing of demolition, the extent of bat sign or occupied habitat, and the species present (if determined), the qualified biologists shall work with the City and CDFW to develop a plan to discourage or exclude bat use prior to demolition. The plan may include installing exclusion measures or using light or other means to deter bats from using the buildings and structures to roost. o A preconstruction survey of the interior and exterior of the buildings and structures shall be conducted within 24 hours of demolition.  Depending on the species of bats present, size of the bat roost, and timing of the demolition, additional protective measures may be necessary. Appropriate measures shall be determined in coordination with the CDFW and may include measures listed below.

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o To avoid impacts on maternity colonies or hibernating bats, the buildings and structures shall not be demolished while bats are present, generally between April 1 and September 15 (maternity season) and from October 30 to March 1 (hibernation).
o Removal of roosting habitat shall only occur only following the maternity season and prior to hibernation, generally between September 15 and October 30, unless exclusionary devices are first installed (as described below). Other measures, such as using lights to deter bat roosting, may be used if developed in coordination with and approved by CDFW.
o Installation of exclusion devices shall occur before maternity colonies establish or after they disperse, generally from March 1 –30 or September 15–October 30 to preclude bats from occupying a roost site during demolition. Exclusionary devices shall only be installed by or under the supervision of a qualified biologist.
o The project applicant shall implement the following measures prior to tree removal or trimming:
 Project applicant(s) shall avoid impacts on maternity colonies or hibernating bats if identified by avoiding tree removal between April 1 and September 15 (maternity season) and between October 30 and March 1 (hibernation) to the extent feasible.
 No more than 2 weeks prior to the start of tree removal or trimming, a qualified biologist shall examine the trees that are to be removed or trimmed to identify suitable bat roosting habitat. High-quality habitat features (e.g., large tree cavities, basal hollows, loose or peeling bark, larger snags) shall be identified, and the area around these features shall be searched for bats and bat sign (e.g., guano, culled insect parts, staining). If the qualified biologist concludes that the trees do not provide suitable bat roosting habitat, no further actions are necessary and tree removal or trimming may commence.

Night-vision goggles or full-spectrum acoustic detectors shall be used during emergence surveys to assist in species identification. All emergence surveys shall be conducted during favorable weather conditions (i.e., calm nights with temperatures conductive to bat activity [55 degrees and above] and no precipitation). If it is found that roosting special-status bats are present, protective measures determined by the qualified biologist in coordination with CDFW shall be implemented, as needed (see previous description for the types of measures). The CDFW may require compensatory mitigation for the loss of roosting habitat, depending on the species present and size of the bat roost. Compensation, if required, shall be determined in consultation with the City Council/RSA Agenda 181 Tuesday, April 25, 2023
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CDFW and may include constructing, installing, or monitoring suitable replacement habitat on-site or near the project site to ensure it functions as intended. 107. Mitigation Measure BIO-1c: Nesting Bird Protection.  To the extent practicable, vegetation and tree removal, structural demolition, and other construction-related activities shall be performed from September 1 through January 31 to avoid the general nesting period for migratory birds protected by the (Migratory Bird Treaty Act) MBTA.
 If construction occurs during migratory bird nesting season (February 1 to August 31), the project applicant shall be responsible for the retention of a qualified biologist with demonstrated nesting bird survey experience to conduct a preconstruction nesting bird survey within 7 days prior to the start of construction in areas that have not been previously disturbed by project activities or after any construction breaks of 7 days or more. The survey shall be performed in suitable habitat to locate active passerine and raptor species (birds of prey) within 100 and 300 feet, respectively, of the applicable construction phase area.  If active nests are located during the preconstruction nesting bird surveys, a qualified biologist shall determine if the schedule of construction activities could affect the active nest; if so, the following measures shall apply, as determined by the qualified biologist:
o If the qualified biologist determines that construction would not affect an active nest, construction may proceed without restriction; however, a qualified biologist shall regularly monitor the nest at a frequency determined appropriate for the surrounding construction activity to confirm that there would be no adverse effect. The frequency of spot check monitoring would be determined on a case-by-case basis, considering the particular construction activity, duration, proximity to the nest, and physical barriers that may screen activity from the nest. The qualified biologist may revise his or her determination at any time during the nesting season, in coordination with the City.
o If it is determined that construction may affect an active nest, the qualified biologist shall establish a no-disturbance buffer around the nest(s), and all project work shall halt within the buffer to avoid disturbance or destruction until the qualified biologist determines that the nest is no longer active.

Typically, buffer distances are no less than 50 feet for passerines and no less than 250 for raptors. These are standard buffer distances that State and federal regulators agree on as it is widely known in the avian community to minimize disturbances to nesting birds. The buffer size, which can vary with different species, shall be based on species' sensitivity to disturbance, planned work activities in the vicinity of the nest, the level of noise or construction disturbance, the line of sight between the nest and the area(s) of disturbance, ambient levels of noise and other disturbances, and topographical or artificial barriers.

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o Modifying nest buffer distances, allowing certain construction activities within the buffer, and/or modifying construction methods in proximity to active nests shall be done at the discretion of the qualified biologist, in compliance with the California Fish and Game Code and other applicable laws.
o Any work that must occur within established no-disturbance buffers around active nests shall be monitored by a qualified biologist. If adverse effects in response to project work within the buffer are observed that could compromise the nest, work within the no-disturbance buffer(s) shall halt until the nest occupants have fledged.
o Any birds that begin nesting within the project area and survey buffers amid construction activities are assumed to be habituated to construction-related or similar noise and disturbance levels. Therefore, exclusion zones around nests may be reduced or eliminated in these cases, as determined by the qualified biologist. Work may proceed around these active nests as long as the nests and their occupants are not directly affected.
o Any inactive non-raptor nest on the project site shall be removed by a qualified biologist to deter nesting.
108. Mitigation Measure CUL-2a: Preconstruction Archaeological Sensitivity Training. Prior to the start of any construction activities, a qualified archaeologist shall conduct a preconstruction archaeological sensitivity training to the excavation crew.

This training shall include an overview of what cultural resource are and why they are important, archaeological terms (such as site, feature, deposit), project site history, types of cultural resources likely to be uncovered during excavation, laws that protect cultural resources, and the unanticipated discovery protocol. 109. Mitigation Measure CUL-2b: Unanticipated Discovery Protocol. Should an archaeological resource be encountered during project construction activities, the construction contractor shall halt construction within 50 feet of the find and immediately notify the City. Construction activities shall be redirected and a qualified archaeologist, in consultation with the City, shall 1) evaluate the archaeological resource to determine if it meets the CEQA definition of a historical or unique archaeological resource and 2) make recommendations about the treatment of the resource, as warranted. If the resource does meet the CEQA definition of a historical or unique archaeological resource, then it shall be avoided to the extent feasible by project construction activities. If avoidance is not feasible, then adverse effects to the deposit shall be mitigated as specified by CEQA Guidelines Section 15126.4(b) (for historic resources) or Section 21083.2 (for unique archaeological resources). This mitigation may include, but is not limited to, a thorough recording of the resource on Department of Parks and Recreation Form 523 records, or archaeological data recovery excavation. If data recovery excavation is warranted, CEQA Guidelines Section 15126.4 (b)(3)(C), which requires a data recovery plan prior to data recovery excavation, shall be followed. If the significant identified resources are unique archaeological resources, mitigation of these resources shall be subject to the City Council/RSA Agenda 183 Tuesday, April 25, 2023
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limitations on mitigation measures for archaeological resources identified in CEQA Guidelines Sections 21083.2 (c) through 21083.2 (f).
110. Mitigation Measure CUL-3: Handling of Human Remains. In the event that any human remains are encountered during construction activities, work within 50 feet of the discovery shall be redirected and the Alameda County Coroner shall be notified immediately. Concurrently, an archaeologist shall be contacted to assess the situation and consult with the appropriate agencies. If the human remains are of Native American origin, the coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours of this identification in accordance with section 5097.98 of the California Public Resources Code, and section 7050.5 of the California Health and Safety Code, as applicable. The NAHC shall identify a most likely descendant to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.
111. Mitigation Measure GEO-7: Paleontological Monitoring and Mitigation Plan.

Prior to initial ground disturbance in previously undisturbed strata of geologic units, the applicant shall retain a Qualified Paleontologist, as defined by the Society of Vertebrate Paleontology, to direct all mitigation measures related to paleontological resources and design a Paleontological Mitigation and Monitoring Program (PMMP) for the proposed project. The PMMP shall include measures for a preconstruction survey, a training program for construction personnel, paleontological monitoring, fossil salvage, curation, and final reporting, as applicable. 112. Mitigation Measure GHG-1a: Require Implementation of BAAQMDrecommended Construction BMPs. The project sponsor shall require their contractors, as a condition of contracts (e.g., standard specifications), to reduce construction-related GHG emissions by implementing BAAQMD's recommended BMPs, including (but not limited to) the following measures (based on BAAQMD's CEQA Guidelines ). The project applicant shall submit evidence of compliance to the City prior to permit issuance.
 Ensure alternative fueled (e.g. biodiesel, electric) construction vehicles/equipment make up at least 15 percent of the fleet
 Use local building materials of at least 10 percent (sourced from within 100 miles of the Planning Area)
 Recycle and reuse at least 65 percent of construction waste or demolition materials
113. Mitigation Measure HAZ-2a: Site Management Plan. Prior to issuance of a grading permit, the project sponsor shall retain the services of a qualified environmental engineering firm to prepare and implement, during site preparation and grading activities, a Site Management Plan (SMP). The SMP shall be designed to protect human health and the environment and include protocols, measures, and techniques for the proper handling, management, and disposition of affected soils and groundwater associated with construction dewatering (if any) found on the site and any areas of offsite work during site preparation and grading activities. The SMP shall also be designed to protect workers and off-site receptors during site activities and ensure the proper characterization, management, and/or disposal of contaminated environmental media City Council/RSA Agenda 184 Tuesday, April 25, 2023
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that exceed applicable environmental screening levels established by the RWQCB, regional screening levels established by EPA, or other screening thresholds approved for the project. The environmental engineering firm shall determine the applicability of Bay Area Air Quality Management District (or other agency) rules for fugitive dust control and/or VOC emissions during earthwork, and the SMP shall provide compliance protocols to be adhered to, including air monitoring protocols, if required.

The SMP shall be prepared by a commercial environmental engineering firm with demonstrated expertise and experience in the preparation of SMPs and be stamped by an appropriately licensed professional. The SMP shall be submitted for City and outside agency review in conformance with Decoto Industrial Park Study Area (DIPSA) Specific Plan, Toxic and Hazardous Substances Policy 5, and implemented throughout all ground-disturbing work.

The SMP shall establish protocols and measures for addressing the discovery of presently unknown environmental conditions or subsurface structures such as USTs or sumps. At a minimum, there shall be protocols for the sampling and testing of soil unearthed during the construction of new or replacement of existing water mains offsite. If the environmental engineering firm subsequently identifies the need for further sampling, the project sponsor shall implement this and any other requirements identified in the SMP. The project sponsor shall enter into a voluntary agreement with the RWQCB for review and approval of the SMP. As lead agency for the site cleanup, the RWQCB will also have oversight authority pertaining to implementation of the SMP. If directed by the RWQCB, additional site investigation and characterization may be required prior to construction to ensure that hazardous materials in the soil, soil vapor, and/or groundwater do not exceed applicable regulatory thresholds. If additional site investigation and characterization is required prior to construction, the project sponsor shall implement said studies (and their respective recommendations,1 if necessary) prior to construction. The RWQCB will also consult and coordinate with the Alameda County Water District (ACWD) on the scope of the SMP. The project sponsor shall provide a copy of the SMP to the ACWD at the same time the SMP is submitted to the RWQCB for review and comment. As part of its review of the SMP, the ACWD shall also review the design of long-term drainage and stormwater treatment plans. The project sponsor shall incorporate all recommendations and requirements from the ACWD into the SMP and drainage/stormwater treatment plans as appropriate. As the oversight agency, the RWQCB shall provide the project sponsor with comments on the SMP. Prior to issuance of the grading permit, the project sponsor shall provide the City with a copy of the approved SMP and implement the SMP during site preparation and grading under the approving agency’s oversight at the project sponsor’s cost.
114. Mitigation Measure HAZ-2b: Engineering Controls on the Project Site. Prior to the issuance of a grading permit, the project sponsor shall demonstrate compliance with the recommendations in the Step-out Soil Gas Assessment (ENGEO 2013) to address vapor intrusion concerns. Implementation of engineering controls shall be implemented on the project site in accordance with the Step-out Soil Gas Assessment (ENGEO 2013) to address the presence of elevated VOCs (in areas where TCE and PCE concentrations exceeded residential screening levels). Engineering controls shall be installed to redirect and or minimize VOC concentrations. Said engineering controls shall consist City Council/RSA Agenda 185 Tuesday, April 25, 2023
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of controls that allow for appropriate ventilation and discharge of the vapors into the atmosphere.

Specific engineering controls may include, but will not be limited to:
 Installation of subsurface migration barriers; and/or  Inclusion of ventilated foundations for any proposed structures; and/or  The use and implementation of an alternative method or structural design that would address soil gas releases and reduce the potential for hazardous conditions to occur.

Appropriate engineering control system(s) shall be determined with concurrence, approval, and oversight of the DTSC and RWQCB (as applicable) and shall be dependent on future building placement and construction. Any DTSC requirements for long-term operation, monitoring, and maintenance (OMM) of the vapor mitigation systems shall be complied with, including any requirements to secure the cost of such OMM with a financial security instrument such as a performance bond. Any land use covenant required by DTSC to ensure the long-term efficacy of the vapor mitigation systems shall be recorded in property title records by the project sponsor or successor owner. If monitoring or extraction wells remain in place at the time that engineering controls are submitted to DTSC and RWQCB, the placement of such engineering controls shall either not interfere with operation of the well facilities, or DTSC and/or RWQCB shall have approved any required modifications to the well facilities.

Prior to project grading, the project sponsor shall enter into a voluntary oversight agreement (or California Land Reuse and Revitalization Act [CLRRA] agreement) with DTSC and submit for DTSC’s approval a remedial plan for the evaluation and removal of known hazardous substances present in soil. The remedial plan shall specify risk-based screening levels appropriate for future residential use (in the residential areas) and for commercial use (in the commercial areas). The project sponsor shall implement the approved remedial plan under DTSC’s oversight. Confirmation sampling shall document that all soil exceeding the screening levels has been successfully removed. Prior to commencement of project grading, DTSC shall have issued written concurrence that known soil contamination has been satisfactorily addressed. The project sponsor shall provide a copy of DTSC’s written concurrence to the City.
115. Mitigation Measure HAZ-2c: Conduct a Hazardous Building Materials Survey prior to Demolition Activities. Prior to the issuance of a demolition permit, a comprehensive Hazardous Building Materials Assessment shall be conducted by a licensed contractor prior to demolition activities associated with the project. Should this assessment determine that lead-based paint, treated-wood waste, and/or asbestos or other hazardous building materials are present, the following actions shall be implemented:
 A health and safety plan shall be developed by a certified industrial hygienist for potential lead-based paint, asbestos or other hazardous building materials risks present during demolition. The health and safety plan shall then be implemented by a licensed contractor.

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 Both the federal Occupational Safety and Health Administration (OSHA) and the California Occupational Safety and Health Administration (Cal/OSHA) regulate worker exposure during construction activities that affect lead-based paint. The Interim Final Rule found in 29 Code of Federal Regulations, Part 1926.62 covers construction work in which employees may be exposed to lead during such activities as demolition, removal, surface preparation for repainting, renovation, cleanup, and routine maintenance.
 Acquire necessary approvals from the City and/or County for specifications or commencement of abatement activities. Abatement activities shall be conducted by a licensed contractor.
 Prior to demolition of construction debris containing asbestos the BAAQMD shall be notified ten days prior to initiating construction and demolition activities.

Demolition permit submittal to the City shall include BAAQMD Asbestos Demolition/Renovation job number (J#) and related BAAQMD acknowledgement letter.
 Asbestos shall be disposed of at a licensed disposal facility. Section 19827.5 of the California Health and Safety Code, adopted January 1, 1991, requires that local agencies not issue demolition or alteration permits until an applicant has demonstrated compliance with notification requirements under applicable federal regulations regarding hazardous air pollutants, including asbestos.  The local office of the Cal/OSHA shall be notified of asbestos abatement activities.
 Asbestos abatement contractors shall follow State regulations contained in 8 California Code of Regulations (CCR) 1529 and 8 CCR 341.6 through 341.14 where there is asbestos-related work involving 100 square feet or more of asbestos containing material.
 Asbestos removal contractors shall be certified as such by the Contractors Licensing Board of the State of California. The owner of the property where abatement is to occur shall have a Hazardous Waste Generator Number assigned by and registered with the Office of the California Department of Health Services in Sacramento.
 Contractors and subcontractors shall comply with Union City Municipal Code

13.42.050 in performing a priority building materials screening assessment.

The contractor and hauler of hazardous building materials shall file a Hazardous Waste Manifest that details the hauling of the material from the site and the disposal of it. Pursuant to California law, the City of Union City shall not issue the required permit until the applicant has complied with the notice requirements described above.
116. Mitigation Measure NOI-1a: Construction Noise Control Plan. Prior to demolition or grading permit issuance, the project applicant shall submit a noise control plan to reduce construction noise levels such that project construction noise would be in compliance with the City’s Community Noise Ordinance, as determined by a qualified acoustical consultant, for approval by the Economic and Community Development Department. The plan shall require one of the following measures in order to achieve this result:

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 Noise producing construction activities shall be restricted to the hours of 8:00 a.m. to 8:00 p.m. during weekdays; 9:00 a.m. to 8:00 p.m. on Saturdays; and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. In addition, permitted construction activities shall meet at least one of the following noise limitations:
o No individual piece of equipment shall be permitted to produce a noise level exceeding 83 decibels (dBA) as measured at a distance of 25 feet.

This could be achieved in a variety of ways, including but not limited to selecting quieter equipment that generates noise levels of less than 83 dBA Lmax at a distance of 25 feet, or incorporating sound muffling devices on construction equipment;
OR
o The noise levels at any point outside the property plane (for the purposes of this analysis, the “property plane” is assumed to be the boundaries of the project site) of the project shall not exceed 86 dBA. This could be achieved in a variety of ways, including but not limited to ensuring equipment is operating at sufficient distances from the edge of the project site property line, incorporating sound muffling devices on construction equipment, or utilizing temporary noise barriers to reduce construction noise when construction equipment must be in proximity to the edge of the property line (particularly near noise-sensitive land uses).
 All construction equipment shall have appropriate sound muffling devices, which shall be properly maintained and used at all times such equipment is in operation.
 The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest off-site sensitive receptors.  The construction contractor shall locate on-site equipment staging areas so as to maximize the distance between construction-related noise sources and the noise-sensitive receptors closest to the project construction areas.  A publicly visible sign shall be posted with the telephone number and contact information for the designated on-site construction manager available to receive and respond to noise complaints. This person shall report all complaints to the City of Union City Public Works Department.
117. Mitigation Measure NOI-1b: Operational Equipment Noise Control Plan. An Operational Equipment Noise Control Plan shall be prepared prior to issuance of the first City-issued building permit for the proposed development for approval by the Building Division. The plan shall include a noise analysis for the project that evaluates HVAC and other stationary mechanical equipment with the potential to generate noise levels in excess of ambient noise levels by 10 dB on new residential properties and by 12 dB on new commercial properties.

City Council/RSA Agenda 188 Tuesday, April 25, 2023
Resolution No. -23
SD-22-003
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The analysis shall be prepared by persons qualified in acoustical analysis and/or engineering and demonstrate with reasonable certainty that the operational noise sources associated with the project would not result in a noise level that would be in excess of the Community Noise Ordinance. All recommendations from the acoustical analysis necessary for ensuring that noise sources would meet applicable requirements of the noise ordinance and would not result in 10 dB (for sources on residential properties) or 12 dB (for sources on commercial properties) increases in ambient noise levels shall be incorporated into plans submitted for building permit issuance and building operation.

Alameda County Water District (ACWD) Conditions
118. Any public water system extension and all appurtenances must be constructed in “clean corridors,” which would be assured by either further testing of native soil, groundwater and/or soil vapors along the proposed public water system alignments, or by use of clean imported fill as backfill for all trenches excavated for any part of the public water system. The use of upgraded materials, including but not limited to, all steel pipelines with upgraded gaskets, may be required.
119. New development shall comply with the “Water Efficiency Measures for New Developments” included in Appendix D to the Station District Specific Plan. 120. ACWD requires that new proposed water mains be in service and conditionally accepted by the District prior to installing any proposed water meters or fire line detector check valves (I.e., fire services) for this project. Special coordination will be required with the proposed public water system extension (PWSE) developer and installer of the proposed water mains in 8th Street, 9th Street, and “L” Street so that there are not delays in providing water service for this proposed project. 121. The District requires that minimum clearance requirements are maintained between water meters, service lines, fire hydrants or mains and the nearest utilities, buildings, and trees. Reference District Standard Drawings CL-1-08 through CL-5-08. 122. The most likely service configurations would appear to involve a domestic master meter for the residential units, separate service and meter(s) for fire service, and separate meter(s) serving the landscape irrigation demands. 123. Each residential domestic, non-residential, and irrigation services will, and the fire service may, require an above-ground reduced pressure backflow prevention device.

Backflow prevention devices must be located in accordance with District Standard Drawings BP-1-08 through BP-3-08. The location and screening of these above-ground devices should be considered in the site design to address both District installation standards as well as aesthetic concerns of the development. Backflows located within buildings shall not be acceptable. Backflow devices shall be accessible to District forces.
124. Master meters sized greater than 2-inches serving this property shall be contained within below-ground vaults, whose sizes shall be determined by the meter size and associated appurtenances. Generally, such vaults may measure 5-feet wide by 7-feet City Council/RSA Agenda 189 Tuesday, April 25, 2023
Resolution No. -23
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long or could be as large as 6-feet wide by 10-feet long. Vaults, or any part thereof, on private property must be located within public right-of-way or easements dedicated to the District and these easements must extend a minimum of 5-feet around the perimeter of the vault (reference Condition 125, below). The vaults must be flush with the existing grade and be set at no less than 6-inches below the top of the adjacent curb.

The vault and service laterals should be located to provide a minimum horizontal clearance of five feet from other utilities and from trees. Reference District Standard Drawings CL-4-08 and CL-5-08. Similarly, the proposed water services must meet District installation and clearance requirements, such as minimum horizontal clearances between service laterals. Space must also be provided for the required private backflow prevention devices (reference Condition 123, above). 125. ACWD requires private sub-metering of all master metered units in compliance with Water Code Division 1, Chapter 8, Article 5 for newly constructed multi-unit residential structures served by master meters. Water service will not be provided until the City has inspected and certified that individual submeters to each dwelling unit have been installed and tested. It is the District's understanding that onsite sub-meters are under the jurisdiction of the California Department of Food and Agriculture, Division of Measurement Standards (CDFA DMS). The District recommends that the applicant and/or property owner contact CDFA DMS regarding any requirements they may have.

Prior to the release of jobs for master meter installation and in accordance with the Water Code, applicant and/or property owner shall submit written verification by the City of Union City or applicant and/or property owner that private submeters have been installed to each individual unit served off the master meter. 126. Easements dedicated to the District shall be provided for all District-owned appurtenances located in private property and outside the public right-of-way.

Easements dedicated to the District will require a plat and legal description, prepared by a licensed surveyor, to District standards, along with a current title report for any property or properties affected by the easement. The applicant and/or property owner should refer to the Development Specifications or contact the District Engineering Department for more information.
127. Copies of the District’s Standard Specifications for Water Main Installation and Development Specifications for Public Water System Extensions are available on the District's website at http://www.acwd.org or may be purchased from the District’s engineering division.
128. For modifications of existing water facilities or to initiate new water service to the property, the applicant and/or property owner should contact the District Engineering Department. Any existing water services which will not be used in the new development must be removed by the District at the applicant’s and/or property owner’s expense.
129. Applicant and/or property owner shall contact ACWD’s Groundwater Resources Division regarding requirements related to any drilling, deep excavations, existing wells or elevator shaft construction.

City Council/RSA Agenda 190 Tuesday, April 25, 2023
Resolution No. -23
SD-22-003
PA 4/Station East Residential

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130. Elevator Shafts: The installation of elevator shafts that intersect an aquifer or may impact the integrity of any aquitard located directly above an aquifer are regulated as other excavations under ACWD’s Ordinance No. 2010-01. Elevator shafts are frequently installed similar to wells and exploratory holes. If the annular space between the excavation or borehole wall and the shaft is not properly sealed, it can act as a vertical conduit and may create preferential pathways that allow pollutants to rapidly infiltrate the subsurface and impact groundwater. For this reason, ACWD requests the applicant and/or property owners coordinate the design of the elevator shaft with ACWD.
131. The State of California is currently experiencing a water supply emergency. With the Governor’s declaration of a drought emergency for California, the District’s Board of Directors declared a water shortage emergency and adopted an ordinance with mandatory water use restrictions aimed at reducing water use by 15% across the TriCity area. These restrictions will remain in place through the end of the State declared water shortage emergency. ACWD may adopt additional water use restrictions or implement other measures should they become necessary.

City Council/RSA Agenda 191 Tuesday, April 25, 2023
Resolution No. -23
SD-22-003
PA 4/Station East Residential

Page 32 ends

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 25th day of April 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:
________________________

CAROL DUTRA-VERNACI
Mayor
ATTESTED: APPROVED AS TO FORM:
_________________________ _________________________
ANNA M. BROWN KRISTOPHER J. KOKOTAYLO
City Clerk City Attorney
City Council/RSA Agenda 192 Tuesday, April 25, 2023
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A0.0.0 COVER SHEET TEL. ARCHITECTURE KTGY Group, Inc. 1814 Franklin Street, Suite 400 Oakland, CA 94612 (510) 272-2910 Contact: Jae Hwang [email protected] TEL. CIVIL CBG 2633 Camino Ramon, Suite 350 San Ramon, CA 94583 (925) 866-0322 x343 Contact: Gordon Zanin [email protected] TEL. APPLICANT & DEVELOPER INTERGRAL COMMUNITIES 2603 Camino Ramon, Suite 480 San Ramon, CA 94583 (925) 899-5065 Contact: Kevin Fryer [email protected] PROJECT DIRECTORY TEL. LANDSCAPE URBAN ARENA 66 Franklin Street, Suite 300 Oakland, CA 94612 (415) 857-3388 Contact: Misa Sullivan [email protected] STATION EAST PA 4 DESIGN REVIEW SUBMITTAL SET SEPTEMBER 2022 Exhibit A City Council/RSA Agenda 193 Tuesday, April 25, 2023
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 0 250 500 1000 A0.1.0 LOCATION MAP 238 238 238 UNION CITY BART Decoto Rd Alvarado Niles Rd 7th St. Decoto Rd Railroad Ave PROJECT SITE City Council/RSA Agenda 194 Tuesday, April 25, 2023 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 NTS A0.2.0 VICINITY MAP & SHEET INDEX SHEET INDEX: COVER SHEET ARCHITECTURAL A0.1.0 LOCATION MAP A0.2.0 VICINITY MAP & SHEET INDEX A1.0.0 SITE PLAN A1.1.0 CODE ANALYSIS A1.2.0 RESIDENTIAL PROJECT DATA SHEET A2.0.0 BUILDING ELEVATIONS _8- PLEX A2.0.1 BUILDING ELEVATIONS _8- PLEX A2.0.2 BUILDING ELEVATIONS _8- PLEX A2.1.0 BUILDING ELEVATIONS _10- PLEX A2.1.1 BUILDING ELEVATIONS _10- PLEX A2.1.2 BUILDING ELEVATIONS _10- PLEX A3.0.0 BUILDING PLANS _8- PLEX A3.0.1 BUILDING PLANS _8- PLEX A3.0.2 BUILDING PLANS _8- PLEX A3.1.0 BUILDING PLANS _10- PLEX A3.1.1 BUILDING PLANS _10- PLEX A3.1.2 BUILDING PLANS _10- PLEX A4.0.0 BUILDING SECTION A4.0.1 BUILDING SECTION A4.0.2 BUILDING SECTION A5.0.0 UNIT PLANS _PLAN 1 & PLAN 2 A5.0.1 UNIT PLANS _PLAN 1 & PLAN 2 A6.0.0 ARCHITECTURAL DETAILS A7.0.0 COLOR AND MATERIAL SCHEME CIVIL C 1 EXISTING CONDITIONS C 2 SITE PLAN C 3 PRELIMINARY UTILITY & GRADING PLAN C 4 STORMWATER CONTROL PLAN C 5 FIRE ACCESS & TRASH MANAGEMENT PLAN LANDSCAPE L0.0.00 OVERALL SITE PLAN L0.0.01 FENCE & WALL PLAN L1.1.01 CONSTRUCTION PLAN L1.1.02 CONSTRUCTION PLAN L1.1.03 CONSTRUCTION PLAN L2.1.01 IRRIGATION PLAN L2.1.02 IRRIGATION PLAN L2.1.03 IRRIGATION PLAN L2.2.01 IRRIGATION DETAILS L2.2.02 IRRIGATION DETAILS L2.2.03 IRRIGATION DETAILS L2.2.04 IRRIGATION DETAILS L2.2.05 IRRIGATION DETAILS L2.3.01 IRRIGATION SPECS L2.3.02 IRRIGATION SPECS L3.1.01 PLANTING PLAN L3.1.02 PLANTING PLAN L3.1.03 PLANTING PLAN City Council/RSA Agenda 195 Tuesday, April 25, 2023 BUILDING # 1 10 PLEX BUILDING #2 8 PLEX BUILDING #3 8 PLEX BUILDING #4 8 PLEX BUILDING #5 8 PLEX BUILDING #6 8 PLEX Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 8TH STREET 9TH STREET L STREET 0 10 20 40 A1.0.0 SITE PLAN Designation of 5 complying units to be based on grading design - see Civil Engineering plan Sheet ACCESSIBLE UNITS shall comply with accessible and adaptable requirements of CBC 1102A.3. [10% of total multi-story dwelling units] 5 Multi-story dwelling units NOTES: 1. Refer to Civil sheets for all property lines, easements, site dimensions, accessible unit locations, etc. 2. Refer to Landscape Sheets for landscape design, dimensions and detailed information. Station East PA 4 - Project Summary General Site Information Assessor Parcel # : 87-21-5-2 Address: 700 Decoto Road, Union City, CA 94587 Site Area( acres) : 1.71 AC Fema Flood Zone: Zone X, Flood Insurance Rate Map: 06001C0432G General Plan Land Use Designation : Station East Mixed Use Zoning Designation: Station East Mixed Use Residential (SEMU-R) Scope of Work The building types in this package are comprised of 50 attached R-2/U condominium dwelling units. The dwelling units are divided among 6 four-story buildings. The dwelling units are to be TYPE VA, rated construction. The 6 buildings are categorized into two building types: (1) 10-plex and (5) 8-plex. All utilities will be located on the sides of buildings and will run in the raceway at the unit garages.

City Council/RSA Agenda 196 Tuesday, April 25, 2023
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A1.1.0 CODE ANALYSIS EXITING (CBC SECTION 1006.2.1 EXCEPTION 1, CBC TABLE 1006.2.1 & 1006.3.2(1)) 125 FEET MAXIMUM EXIT TRAVEL DISTANCE FOR A SINGLE EXIT IN 4-STORY R-2 DWELLING UNIT. EMERGENCY ESCAPE AND RESCUE OPENINGS (EGRESS WINDOWS) ARE REQUIRED IN ALL SLEEPING ROOMS BELOW THE FOURTH STORY. SEE EXITING DIAGRAMS. ROOF ACCESS (CBC SECTION 1011.12) STAIRWAY TO THE ROOF NOT REQUIRED ON 4-STORY BUILDINGS WITH ROOF SLOPES > 4:12 ALLOWABLE OPENINGS (CBC TABLE 705.8) UNPROTECTED SPRINKLERED - PER C.B.C. TABLE 705.8 SEE SITE PLAN FOR FIRE SEPARATION DISTANCE RATED EXTERIOR WALLS (CBC TABLE 601) TYPE VA, 4-STORY: 1-HOUR RATED CONSTRUCTION REQUIRED FOR THE FOLLOWING: PRIMARY STRUCTURAL FRAME, EXTERIOR AND INTERIOR BEARING WALLS, FLOOR CONSTRUCTION AND ASSOCIATED SECONDARY MEMBERS, AND ROOF CONSTRUCTION. A HEAVY TIMBER (6X6 MIN) MEMBER SHALL BE ALLOWED FOR SUBSTITUTION FOR A 1-HOUR FIRE-RESISTANCE RATING. ALLOWABLE AREA (CBC TABLE 506.2) TYPE V-A: 60 FEET MAXIMUM (WITH REQUIRED NFPA 13 FOR 4 STORIES & WITH AREA INCREASE) 65' FEET PER PROJECT DEVELOPMENT STANDARDS ACTUAL HEIGHT < 50 FEET - SEE ELEVATIONS R-2, TYPE V-A: 4 STORIES (3 STORIES BASE ALLOWABLE + 1 STORY SPRINKLER INCREASE FOR NFPA 13)U, TYPE V-A: 2 STORIES (1 STORIES BASE ALLOWABLE + 1 STORY SPRINKLER INCREASE) ALLOWABLE HEIGHT (CBC TABLE 504.3 & SEC. 504) ALLOWABLE STORIES: (CBC TABLE 504.4 & SEC. 504) SEE "ALLOWABLE AREA" TABLES ON THIS SHEET. FIRE SUPRESSION SYSTEMS CBC 903.3.1.1 & 905.3.1(EXEMPTIONS)) FIRE SPRINKLER: NFPA 13 FIRE ALARM MONITORING (CBC SECTION 907.2.11.2 & 907.6.5 EXCEPTION 1) SINGLE AND MULTIPLE-STATION ALARMS SMOKE ALARMS ARE REQUIRED PER 907.2.11. MONITORING BY A SUPERVISING STATION IS NOT REQUIRED PER 907.6.5 EXCEPTION 1 THIS PROJECT SHALL COMPLY WITH ALL OTHER REGULATIONS AND ORDINANCES ADOPTED BY JURISDICTION HAVING AUTHORITY. APPLICABLE CODES: 2019 CALIFORNIA BUILDING CODE (CBC) PART 2, VOLUMES 1 AND 2, TITLE 24 [BASED ON 2018 INTERNATIONAL BUILDING CODE] CITY OF UNION CITY MUNICIPAL CODE PARTIAL LIST OF APPLICABLE NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) STANDARDS APPLICIABLE TO ALL BUILDING TYPES: NFPA 13, AUTOMATIC SPRINKLER SYSTEMS NFPA 24, PRIVATE FIRE SERVICE MAINS NFPA 72, NATIONAL FIRE ALARM CODE REFER TO CBC CHAPTER 35 FOR ADDITIONAL STANDARDS NOT PROVIDED ON THIS LIST. 2019 CALIFORNIA ELECTRICAL CODE (CEC) PART 3, TITLE 24 [BASED ON 2017 NATIONAL ELECTRICAL CODE] 2019 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 [BASED ON 2018 UNIFORM MECHANICAL CODE] 2019 CALIFORNIA PLUMBING CODE (CPC) PART 5, TITLE 24 [BASED ON 2018 UNIFORM PLUMBING CODE] 2019 CALIFORNIA ENERGY CODE PART 6, TITLE 24 2019 CALIFORNIA FIRE CODE (CFC) PART 9, TITLE 24 [BASED ON 2018 INTERNATIONAL FIRE CODE] 2019 CALIFORNIA GREEN BUILDING CODE (CAL GREEN) PART 11 R-2: BUILDINGS CONTAINING MORE THAN TWO DWELLING UNITS (CONDOMINIUMS) U: PRIVATE GARAGES USE & OCCUPANCY (CBC SECTION 310.4 & 312.1) CONSTRUCTION TYPE TYPE VA, 4-STORY (CBC SECTION 602.5 & TABLE 504.4) SEPARATIONS: (CBC SECTION 420) CODE SUMMARY DWELLING UNIT SEPARATION PER CBC 420.2 & 420.3: WALLS SEPARATING DWELLING UNITS IN THE SAME BUILDING AND SEPARATING DWELLING UNITS FROM OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME BUILDING SHALL BE CONSTRUCTED AS 1-HOUR FIRE PARTITIONS IN ACCORDANCE WITH CBC 708. DWELLING UNITS OF DIFFERENT TENANCY SHALL BE SEPARATED BY A 1-HOUR RATED HORIZONTAL ASSEMBLY PER TABLE 601 AND CBC 711 GARAGE SEPARATION: PRIVATE GARAGES (U) SHALL BE SEPARATED FROM THE DWELLING UNIT (R2) BY NOT LESS THAN 5/8" TYPE "X" GYP. BOARD PER 406.3.2.1. PRIVATE GARAGES (U) SHALL BE SEPARATED FROM ITS DWELLING UNIT (R2) BY NOT LESS THAN A 1-HR RATED ASSEMBLY PER TABLE 601 FOR TYPE VA CONSTRUCTION SUPERCEDING 406.3.2.1 WHERE BEARING WALLS OCCUR. PRIVATE GARAGES (U) SHALL BE SEPARATED FROM OTHER PRIVATE GARAGES (U) AND DWELLING UNITS (R2) OF A DIFFERENT TENANCY BY A 1-HOUR FIRE BARRIER PER 406.3.1 CONSTRUCTED IN ACCORDANCE WITH CBC 707. RATED FLOOR/CEILING ASSEMBLY PER CBC TABLE 601: ALL HORIZONTAL ASSEMBLIES IN TYPE VA CONSTRUCTION SHALL BE 1-HOUR RATED STC/IIC 50 MIN. REQUIRED BETWEEN HABITABLE ROOMS OF DIFFERENT TENANCIES PER CBC 1206.2 & 1206.3. DOOR BETWEEN PRIVATE GARAGE (U) AND ITS OWN DWELLING UNIT (R2) SHALL BE 20MIN RATED - SELF-CLOSING, SELF-LATCHING, SOLID WOOD DOOR OR SOLID OR HONEYCOMB CORE STEEL DOOR, MINIMUM 1-3/8 INCHES (34.9 MM) THICK. CODE ANALYSIS PLAN 1 FIRST FLOOR PATH OF TRAVEL = 6.4' PLAN 1 TOTAL PATH OF TRAVEL = 87.5' PLAN 1 SECOND FLOOR PATH OF TRAVEL = 81.1' PLAN 2 FIRST FLOOR PATH OF TRAVEL = 0 PLAN 2 SECOND FLOOR PATH OF TRAVEL = 19.7' PLAN 2 TOTAL PATH OF TRAVEL = 109.0' PLAN 2 THIRD FLOOR PATH OF TRAVEL = 23.5' PLAN 2 FOURTH FLOOR PATH OF TRAVEL = 65.8' Aa = {At + (NS x If) } Aa = ALLOWABLE BUILDING AREA(SQUARE FEET) At = TABULAR BUILDING AREA FACTOR (NS, S13R OR SM VALUE, AS APPLICABLE)IN ACCORDANCE WITH TABLE 506.2 NS = TABULAR ALLOWABLE AREA FACTOR IN ACCORDANCE WITH TABLE 506.2 FOR A NON SPRINKLERED BUILDING(REGARDLESS OF WHETHER THE BUILDING IS SPRINKLERED) If = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3 (EQUATION 5-5) If = {F/P - 0.25 } W /30 P= PERIMETER OF ENTIRE BUILDING W= WIDTH OF PUBLIC WAY OR OPEN SPACE ( WHERE W VARIES, USE WEIGHTED AVERAGE, EQUATION 5-4) WEIGHTED WIDTH AVERAGE ( EQUATION 5-4) W= (L1 X w1 + L2 x w2 + l3 x w3...)/F W= CALCULATED WIDTH OF PUBLIC WAY OR OPEN SPACE Ln= LENGTH OF A PORTION OF THE EXTERIOR PERIMETER WALL wn= WIDTH( GREATER THAN 20') OF A PUBLIC WAY OR OPEN SPACE ASSOCIATED WITH THAT PORTION OF THE EXTERIOR PERIMETER WALL F= BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING A WIDTH OF 20 FEET MIXED - OCCUPANCY, MULTISTORY RATIO CALCULATION ALLOWABLE AREA PER STORY CALCULATION FOR MIXED-OCCUPANCY MULTISTORY BUIDLINGS (CBC SEC. 506.2.4): ALLOWABLE AREA R2 CONDOMINIUMS MIXED - OCCUPANCY, MULTISTORY BUILDINGS. R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) U ACTUAL U ALLOWABLE (Eq. 5-3) <1 R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) 2ND STORY: 3RD STORY: <1<1<2 TOTAL SUM OF RATIOS: R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) 4TH STORY: <1 1ST STORY: + MIXED - OCCUPANCY, MULTISTORY RATIO CALCULATION (TYPE V-A CONSTRUCTION): R-2 MIXED- OCCUPANCY ALLOWABLE AREA (Eq 5-3) Aa = {At + (NS x If) } Aa = {36,000 + (12,000 x 0)} Aa = 36,000 U MIXED- OCCUPANCY ALLOWABLE AREA (Eq 5-3) Aa = {At + (NS x If) } Aa = {27,000 + (9,000 x 0)} Aa = 27,0001,732 36,000 1ST STORY: + 4,059 27,000 = 0.05 + 0.15= 0.20 <1 5,932 36,000 2ND STORY: = 0.16 <1 5,516 36,000 3RD STORY: = 0.15 <1 TOTAL SUM OF RATIOS = 0.62 <2 3,900 36,000 4TH STORY: = 0.11 <1 8 PLEX 2,165 36,000 1ST STORY: + 5,046 27,000 = 0.06 + 0.19= 0.25 <1 7,415 36,000 2ND STORY: = 0.21 <1 6,895 36,000 3RD STORY: = 0.19 <1 TOTAL SUM OF RATIOS = 0.79 <2 4,875 36,000 4TH STORY: = 0.14 <1 10 PLEX FRONTAGE INCREASE NOT REQUIRED FRONTAGE INCREASE NOT REQUIRED City Council/RSA Agenda 197 Tuesday, April 25, 2023 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A1.2.0 RESIDENTIAL PROJECT DATA SHEET Station East Mixed Use Residential Station East Mixed Use 74,582 SQ.FT. 3,500 SQ.FT. 36,166 SQ.FT. 132,091 SQ.FT. 24,675 SQ.FT. 5029 100 6 15 ft. - 24 ft. 48 ft. 4 6 ft. - 7 ft. 15 ft. - 24 ft. 15 ft. - 24 ft. 6 ft. 15 ft. - 24 ft. 11.5 ft. - 13.5 ft. 6 ft. 6 ft. 6 ft. 6 ft. 6 ft. 6 ft. 100 ft. NOT REQUIRED 49 NOT RESTRICTED 100 100 1000 22 ft - 26ft 22,350 sq.ft. 0 sq.ft. City Council/RSA Agenda 198 Tuesday, April 25, 2023 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A2.0.0 8 PLEX ELEVATIONS 0 4 8 16 1.FRONT ELEVATION 3.FRONT LEFT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. AC Screen (see A6.0.0) 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 10 1 1 5 6 2 3 4 1 2 KEY MAP N.T.S. Egress window for emergency escape 12 13 14 13 13 11 14 City Council/RSA Agenda 199 Tuesday, April 25, 2023 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A2.0.1 8 PLEX ELEVATIONS 0 4 8 16 1.INTERIOR FACING SIDE ELEVATION 3.FRONT RIGHT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. AC Screen (see A6.0.0) 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 2.STREET FACING SIDE ELEVATION 4 1 1 2 6 5 5 6 1 2 1 4 KEY MAP N.T.S. Egress window for emergency escape 3 13 14 2 11 1 14 13 City Council/RSA Agenda 200 Tuesday, April 25, 2023 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A2.0.2 8 PLEX ELEVATIONS 0 4 8 16 1.REAR ELEVATION 2.REAR RIGHT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. AC Screen (see A6.0.0) 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 7 4 1 1 KEY MAP N.T.S. Egress window for emergency escape 11 11 13 13 13 City Council/RSA Agenda 201 Tuesday, April 25, 2023 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A2.1.0 10 PLEX ELEVATIONS 0 4 8 16 1.FRONT ELEVATION 2.FRONT LEFT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. AC Screen (see A6.0.0) 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 10 1 4 1 5 6 2 3 1 2 KEY MAP N.T.S. Egress window for emergency escape 12 14 11 13 13 14 13 City Council/RSA Agenda 202 Tuesday, April 25, 2023 +/-48'-0" Level 1
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9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A2.1.1 10 PLEX ELEVATIONS 0 4 8 16 2.INTERIOR FACING LEFT ELEVATION 3.FRONT RIGHT PERSPECTIVE 1.INTERIOR FACING RIGHT ELEVATION Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. AC Screen (see A6.0.0) 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 1 4 1 2 6 5 5 6 1 2 4 1 KEY MAP N.T.S. Egress window for emergency escape 13 14 14 13 City Council/RSA Agenda 203 Tuesday, April 25, 2023 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A2.1.2 10 PLEX ELEVATIONS 0 4 8 16 2.REAR RIGHT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. AC Screen (see A6.0.0) 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 7 4 1 1 1.REAR ELEVATION KEY MAP N.T.S. Egress window for emergency escape 11 11 13 13 13 City Council/RSA Agenda 204 Tuesday, April 25, 2023 51'-10" 127'-6" 124'-9"
51'-10" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW AUGUST 04, 2022 LEVEL 1 P 1 P 2 LEVEL 2 P 1 P 2 P 1 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 A3.0.0 BUILDING PLANS 0 4 8 16 8 PLEX P 2 KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E E E E City Council/RSA Agenda 205 Tuesday, April 25, 2023 124'-10"
51'-10" 124'-10"51'-10"
28'-3" 8'-8" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW AUGUST 04, 2022 LEVEL 3 P 2 LEVEL 4 P 2 P 2 P 2 P 2 P 2 P 2 P 2 A3.0.1 BUILDING PLANS 0 4 8 16 8 PLEX KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E E E E City Council/RSA Agenda 206 Tuesday, April 25, 2023 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
617 sq.ft. 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
617 sq.ft.

Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 ROOF_ BLDGS #4 & 6 A3.0.2 BUILDING PLANS 0 4 8 16 8 PLEX KEY MAP N.T.S. SOLAR READY ROOF REQUIREMENTS: For low rise multifamily buildings, the solar zone shall be located on the roof or overhang of the building or on the roof or overhang of another structure located within 250' of the building and have a total area of no less than 15% of the total roof area of the building (2019 Energy Code Section 110.10B) Orientation: All sections of the solar zone located on steep-sloped roofs shall be oriented between 90 degrees and 300 degrees of true north. N 300 Total Roof Area: 3,952 sq.ft. Solar Ready Zone: 617 sq.ft. % of Total: 16 % Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 3rd Floor BLDG #1 BLDG #2 BLDG #3 BLDG #4 BLDG #5 BLDG #6 ROOF_ BLDGS #2,3 & 5 Total Roof Area: 3,952 sq.ft. Solar Ready Zone: 617 sq.ft. % of Total: 16 % Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 3rd Floor City Council/RSA Agenda 207 Tuesday, April 25, 2023 158'-8"
51'-10" 155'-11"
51'-10" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW AUGUST 04, 2022 LEVEL 1 P 1 P 2 LEVEL 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 P 1 P 2 A3.1.0 BUILDING PLANS 0 4 8 16 10 PLEX KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E E E E E E E City Council/RSA Agenda 208 Tuesday, April 25, 2023 156'-0"
51'-10" 156'-0"
51'-10"
28'-3" 8'-8" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW AUGUST 04, 2022 LEVEL 3 P 2 LEVEL 4 P 2 P 2 P 2 P 2 P 2 P 2 P 2 P 2 P 2 A3.1.1 BUILDING PLANS 0 4 8 16 10 PLEX KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E E E E E E E City Council/RSA Agenda 209 Tuesday, April 25, 2023 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 789 sq.ft.

Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 ROOF - BLDG #1 A3.1.2 BUILDING PLANS 0 4 8 16 10 PLEX KEY MAP N.T.S. SOLAR READY ROOF REQUIREMENTS: For low rise multifamily buildings, the solar zone shall be located on the roof or overhang of the building or on the roof or overhang of another structure located within 250' of the building and have a total area of no less than 15% of the total roof area of the building (2019 Energy Code Section 110.10B) Orientation: All sections of the solar zone located on steep-sloped roofs shall be oriented between 90 degrees and 300 degrees of true north. N 300 Total Roof Area: 4,945sq.ft. Solar Ready Zone: 789 sq.ft. % of Total: 16 % Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor BLDG #1 BLDG #2 BLDG #3 BLDG #4 BLDG #5 BLDG #6 City Council/RSA Agenda 210 Tuesday, April 25, 2023 Plan 2 - Private Garage T.O. PLT. T.O. FLR. SHTNG. T.O. FLR. SHTNG. 9'-3/4" ± 1'-3" 9'-3/4" ± 1'-3" T.O. PLT.9'-3/4" ± 1'-3" 9'-3/4" T.O. SLAB (FF) T.O. FLR. SHTNG. T.O. PLT. T.O. PLT. ± 48'-0" Plan 1 - Living Space Fire Rated Assembly, between dwelling units. Plan 2 - Living Space Plan 2 - Living Space 4 1/8 12 Private Balcony varies 4 1/8 12
7'-0" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 SECTION 1 A4.0.0 BUILDING SECTION 0 2 4 8 KEY PLAN - 8 PLEX 10 30 20 City Council/RSA Agenda 211 Tuesday, April 25, 2023 T.O. PLT. T.O. FLR. SHTNG. T.O. FLR. SHTNG.
9'-3/4" ± 1'-3" 9'-3/4" ± 1'-3" T.O. PLT.9'-3/4" ± 1'-3" 9'-3/4" T.O. FLR. SHTNG. T.O. PLT. T.O. PLT. ± 48'-0"
varies Plan 1 - Living Space Plan 2 - Private Garage Plan 1 - Living Space Plan 2 - Living Space Plan 2 - Living Space Fire Rated Assembly, between dwelling units. 4 1/8 12 4 1/8 12 7'-0" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 SECTION 2 A4.0.1 BUILDING SECTION 0 2 4 8 KEY PLAN - 8 PLEX 10 20 30 City Council/RSA Agenda 212 Tuesday, April 25, 2023 T.O. PLT. T.O. FLR. SHTNG. T.O. FLR. SHTNG.
9'-3/4" ± 1'-3" 9'-3/4" ± 1'-3" T.O. PLT.9'-3/4" ± 1'-3" 9'-3/4" T.O. FLR. SHTNG. T.O. PLT. T.O. PLT. ± 48'-0"
varies Plan 1 - Private Garage Plan 1 - Living Space Plan 2 - Living Space Plan 2 - Living Space Fire Rated Assembly, between dwelling units. 7'-2" 40'-1" 4 1/8 12 4 1/8 12
7'-0" 4 1/8 12 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 SECTION 3 A4.0.2 BUILDING SECTION 0 2 4 8 KEY PLAN - 8 PLEX 10 20 30 City Council/RSA Agenda 213 Tuesday, April 25, 2023 31'-0" 51'-10"
up
up
up
recycle W.H. recycle
trash
trash
compost
compost
2-Car
Garage
20'-0" x 20'-0"
Bedroom 3
11'-6" x 10'-8"
Entry
Bath 3
Tandem
Garage
10'-0" x 40'-0"
entry dr.
above
storage
(200 c.f.)
Patio
7'-11" x 8'-8"
69 s.f.
stair treads
above
P1
P2
AC Flush Threshold
@ acessible 3' door
3'-0" dr. 3'-0" dr.
3'-0" dr.

Flush Threshold
@ acessible 3' door
Flush Threshold
@ acessible 3' door 3'-0" dr. W.H. 3'-0" dr. 51'-2"
31'-0"
dn
coats
Primary
Bath
Primary
Bedroom
13'-0" x 16'-6"
Bedroom 2
10'-0" x 12'-0"
Bath 2
Kitchen
media
wall
P
WIC
14'-10" l.f.
opt.
dr.

Laund.
42" x 42"
Open to
Below
Entry
F.A.U.
36" x 48"
Dining
13'-0" x 10'-0"
Great Room
17'-6" x 13'-0"
Deck
7'-9" x 7'-11"
61 s.f.
dn
dn
up
P1
P2
Elec.

Meters
Fire
Command
Center
LEVEL 2 LEVEL 1
Plan 1
(accessible)
3 Bedrooms
3 Baths
1,544 N.S.F.
463 S.F. Garage
Plan 2
3 Bedrooms
3 Baths
2,275 N.S.F.
466 S.F. Garage
Accessible 1st
Floor where
occurs per CBC
1102 A.3
TOTAL PATH OF TRAVEL : 121.7'
LEVEL 1
@END UNITS
LEVEL 2
@END UNITS
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STATION EAST PA 4
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 A5.0.0

UNIT PLANS
0 2 4 8 PLAN 1 & PLAN 2
LEVEL 1
@STREET
FACING
LEVEL 2
@STREET
FACING
City Council/RSA Agenda 214 Tuesday, April 25, 2023
31'-0" dn up Bedroom 2 13'-4" x 14'-3" Home Mgmt. Kitchen pantryGreat Room 22'-4" x 15'-0" media wall Deck 15'-2" x 7'-11" 120 s.f. Bath 2 opt. shutters WIC 15'-9" l.f. 51'-4" P2 AC 31'-0"
28'-2 1/2" opt. dr. Primary Bedroom 13'-11" x 17'-10" Primary Bath Bedroom 3 12'-6" x 11'-10" Bath 3 WIC 20'-9" l.f. Laund. 68" x 42" linendn P2 WIC 11'-0" l.f. LEVEL 4 LEVEL 3 LEVEL 3 @END UNITS LEVEL 4 @END UNITS Plan 2 3 Bedrooms 3 Baths 2,275 N.S.F. 466 S.F. Garage Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A5.0.1 BUILDING PLANS 0 2 4 8 PLAN 1 & PLAN 2 LEVEL 3 @STREET FACING LEVEL 4 @STREET FACING City Council/RSA Agenda 215 Tuesday, April 25, 2023 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A6.0.0 ARCHITECTURAL DETAILS Plan 1 & 2- Front Right Corner Lighting Fixture &Unit Address Elec. Garage Door Meter Cabinet Stucco Plan 1 & 2- Rear Right Corner Fire Command Center High Density Foam Trim Stone Veneer Fiber Cement Panels Metal Railing Fiber Cement Lap Siding Elec. Meter Cabinet Fire Command Center Metal Screen Stucco Fiber Cement Lap Siding Vinyl Window High Density Foam Trim AC screen AC screen AC Screen- Isometric View Fiber Cement Panels Min. 3'-6" tall Perforated Metal Panel (Color match to adjacent Fiber Cement Panels) Metal Column AC Screen- Front View Align Align Fiber Cement Trim Fiber Cement Trim Fiber Cement Panels Fiber Cement Panels City Council/RSA Agenda 216 Tuesday, April 25, 2023 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 4 UNION CITY, CA # 2021-1258 DESIGN REVIEW SEPTEMBER 12, 2022 A7.0.0 COLOR AND MATERIAL SCHEME City Council/RSA Agenda 217 Tuesday, April 25, 2023 OHW

DECOTO ROAD
9TH STREET
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
EXISTING CONDITIONS C1
40' 0' 20' 40' 80'
SCALE: 1" = 40'
LEGEND
NOTES:

City Council/RSA Agenda 218 Tuesday, April 25, 2023
9TH STREET (PUBLIC)

PLANNING
AREA 2
BUILDING 1 BUILDING 2
BUILDING 3 BUILDING 4
BUILDING 5
BUILDING 6 L STREET (PUBLIC)
8TH STREET (PUBLIC) L STREET (PUBLIC)
26' PRIVATE STREET
22' PRIVATE STREET
24' PRIVATE STREET
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
SITE PLAN C2
20' 0' 10' 20' 40'
SCALE: 1" = 20'
LEGEND
City Council/RSA Agenda 219 Tuesday, April 25, 2023
9TH STREET

PLANNING
AREA 2
BUILDING 1 BUILDING 2
BUILDING 3 BUILDING 4
BUILDING 5
BUILDING 6 L STREET L STREET
8TH STREET
FF 68.0
P 67.0
FF 68.2
P 67.2
FF 67.4
P 66.4
FF 68.8
P 67.8
FF 67.3
P 66.3
FF 66.9
P 65.9
C C
A A
E
E
D D
B B

SECTION C

SECTION B

SECTION D

SECTION E

SECTION A
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022

PRELIMINARY UTILITY &
GRADING PLAN C3
20' 0' 10' 20' 40'
SCALE: 1" = 20'
LEGEND
City Council/RSA Agenda 220 Tuesday, April 25, 2023
8TH STREET
9TH STREET
BUILDING 1 BUILDING 2
BUILDING 3 BUILDING 4
BUILDING 5
BUILDING 6 L STREET

PLANNING
AREA 2
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
STORMWATER CONTROL PLAN C4
20' 0' 10' 20' 40'
SCALE: 1" = 20'
NOTES:

LEGEND
TREATMENT FLOW CALCULATIONS:

TREATMENT DEVICE DETAILS
City Council/RSA Agenda 221 Tuesday, April 25, 2023
8TH STREET
9TH STREET

PLANNING
AREA 2
BUILDING 1 BUILDING 2
BUILDING 3 BUILDING 4
BUILDING 5
BUILDING 6 L STREET

ALAMEDA FIRE ALAMEDA FIRE ALAMEDA FIRE
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022

FIRE ACCESS & TRASH
MANAGEMENT PLAN C5
20' 0' 10' 20' 40'
SCALE: 1" = 20'
LEGEND

FIRE FLOW REQUIREMENTS

BUILDING

CONSTRUCTION
TYPE
1 TOTAL BUILDING
FLOOR AREA (SF) 1

FIRE FLOW
NEEDED (GPM) 2

MINIMUM

HYDRANTS
5 NOTES:

BUILDING HEIGHT SUMMARY
BUILDING # OF STORIES

BUILDING
HEIGHT
1 FIRE ACCESS ROAD WIDTH
City Council/RSA Agenda 222 Tuesday, April 25, 2023
City Council/RSA Agenda 223 Tuesday, April 25, 2023

SYMBOL DESCRIPTION
6' TEMPORARY WOOD FENCE AT

PROPERTY LINE
18" SEAT WALL
3'-6" AC UNIT SCREEN (REFER TO

ARCHITECTURE PLANS FOR MATERIAL

SPECIFICATIONS)

FENCE & WALL SCHEDULE
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
8TH STREET
9TH STREET

L STREET
L0.0.01

NORTH FENCE & WALL PLAN
0 20 40
1"=20'-0"SCALE
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
6' WOOD TEMPORARY WOOD FENCE AT PROPERTY LINE
3'-6" AC UNIT SCREENING FENCE (MATERIAL SPECIFICATION PER ARCHITECTURE PLANS) 18"SEAT WALL WITH WOOD SLATS
City Council/RSA Agenda 224 Tuesday, April 25, 2023
BUILDING 2

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
8TH STREET

L STREET
2 4 5
1 P-01 P-01 P-01 P-01 P-01 P-01 P-01 P-01 P-01
P-01
P-02
3'-5"
4'
6'
3 9
BUILDING 1

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

LIMIT OF WORK
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
8TH STREET
2 1
P-01
P-01 P-01 P-01 P-01 P-01 P-01 P-01 P-01
3 P-02
3'-5"
1'-6"
4'
5 10
9 SYMBOL DESCRIPTION

UTILITIES

ARCHITECTUAL UTILITY CLOSET

EDGING STEEL

A/C UNIT SCREENING FENCE (REFER TO ARCHITECTURE PLANS FOR

MATERIAL SPECIFICATION)
18" SQUARE CONCRETE STEPPERS

BICYCLE PARKING

CANTILEVER OVERHEAD TRELLIS

SEAT WALL

BOLLARD LIGHTING
6` TEMPORARY WOOD FENCE AT PROPERTY LINE - REFER TO PA 2

SUBMITTAL PACKAGE FOR FUTURE PASEO DESIGN
PAVING

SYMBOL DESCRIPTION

CONCRETE

CRUSHED GRAVEL

DECORATIVE GRAVEL

DECOMPOSED GRANITE

SYNTHETIC TURF
1 2
3 4
5 6
7 8
9 10
P-01
P-02
P-03
P-04
P-05

REFERENCE NOTES SCHEDULE
L1.1.01

NORTH CONSTRUCTION PLAN
0 10 20
1"=10'-0"SCALE

MATCHLINE - SEE SHEET BELOW

MATCHLINE - SEE SHEET ABOVE
MATCHLINE - SEE SHEET L1.1.02
MATCHLINE - SEE SHEET L1.1.03
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L1.1.01
L1.1.02
L1.1.01
L1.1.03
8TH STREET

L STREET
9TH STREET

SHIELDED ASYMMETRICAL

BOLLARD BY BEGA
City Council/RSA Agenda 225 Tuesday, April 25, 2023
BUILDING 3 BUILDING 4

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
9TH STREET
1 2
4 5
6 5
P-01
P-01
P-01
P-02
1 4'
4'
4' 4'
10 3'-7"
9 SYMBOL DESCRIPTION

UTILITIES

ARCHITECTUAL UTILITY CLOSET

EDGING STEEL

A/C UNIT SCREENING FENCE (REFER TO ARCHITECTURE PLANS FOR

MATERIAL SPECIFICATION)
18" SQUARE CONCRETE STEPPERS

BICYCLE PARKING

CANTILEVER OVERHEAD TRELLIS

SEAT WALL

BOLLARD LIGHTING
6` TEMPORARY WOOD FENCE AT PROPERTY LINE - REFER TO PA 2

SUBMITTAL PACKAGE FOR FUTURE PASEO DESIGN
PAVING

SYMBOL DESCRIPTION

CONCRETE

CRUSHED GRAVEL

DECORATIVE GRAVEL

DECOMPOSED GRANITE

SYNTHETIC TURF
1 2
3 4
5 6
7 8
9 10
P-01
P-02
P-03
P-04
P-05

REFERENCE NOTES SCHEDULE
MATCHLINE - SEE SHEET L1.1.03
MATCHLINE - SEE SHEET L1.1.01
Architecture + Planning
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L1.1.01
L1.1.02
L1.1.01
L1.1.03
8TH STREET

L STREET
9TH STREET
L1.1.02

CONSTRUCTION PLAN
0 10 20
1"=10'-0"SCALE NORTH
3 HORIZONS BIKE RACK

BY ULTRA SITE
City Council/RSA Agenda 226 Tuesday, April 25, 2023
BUILDING 5
BUILDING 6

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER
9TH STREET

L STREET
4 5
2 P-01
P-01 P-01 P-01 P-01 P-01 P-01 P-01 P-01
P-01
P-01
1 3
P-02
3'
1'-2"
4'
4'
3'-2"
3'-11"
8 7
P-03
P-03
P-03
P-04
P-04
P-04
P-05
P-05
3 8
6 9

SYMBOL DESCRIPTION

UTILITIES

ARCHITECTUAL UTILITY CLOSET

EDGING STEEL

A/C UNIT SCREENING FENCE (REFER TO ARCHITECTURE PLANS FOR

MATERIAL SPECIFICATION)
18" SQUARE CONCRETE STEPPERS

BICYCLE PARKING

CANTILEVER OVERHEAD TRELLIS

SEAT WALL

BOLLARD LIGHTING
6` TEMPORARY WOOD FENCE AT PROPERTY LINE - REFER TO PA 2

SUBMITTAL PACKAGE FOR FUTURE PASEO DESIGN
PAVING

SYMBOL DESCRIPTION

CONCRETE

CRUSHED GRAVEL

DECORATIVE GRAVEL

DECOMPOSED GRANITE

SYNTHETIC TURF
1 2
3 4
5 6
7 8
9 10
P-01
P-02
P-03
P-04
P-05

REFERENCE NOTES SCHEDULE
MATCHLINE - SEE SHEET L1.1.02
MATCHLINE - SEE SHEET L1.1.01
Architecture + Planning
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L1.1.01
L1.1.02
L1.1.01
L1.1.03
8TH STREET

L STREET
9TH STREET
L1.1.03

NORTH CONSTRUCTION PLAN
0 10 20
1"=10'-0"SCALE

CONCEPT IMAGERY FOR

CANTILEVER OVERHEAD TRELLIS
City Council/RSA Agenda 227 Tuesday, April 25, 2023

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
8TH STREET
BUILDING 2

L STREET

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

LIMIT OF WORK
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
8TH STREET
BUILDING 1

GENERAL IRRIGATION NOTES
A. ALL IMPROVEMENTS SHALL COMPLY WITH THE STANDARD UNIFORM BUILDING CODE.

B. THIS IRRIGATION DESIGN IS DIAGRAMMATIC. ALL IRRIGATION EQUIPMENT SHOWN WITHIN PAVED OR BUILDING AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN SHRUB AREAS WHEREVER POSSIBLE.

C. MATERIAL COUNTS ARE APPROXIMATIONS AND SHOULD NOT BE TAKEN TO BE AN EXACT AMOUNTS. CONTRACTOR IS RESPONSIBLE FOR THEIR OWN MATERIAL QUANTITIES.

D. IRRIGATION CONTROL VALVES SHALL BE INSTALLED TOGETHER IN VALVE MANIFOLDS AS MUCH AS POSSIBLE. CONTRACTOR SHALL INSTALL ONE (1) SHUT-OFF BALL VALVE PER VALVE MANIFOLD.

E. ONE (1) SHUT-OFF BALL VALVE SHALL BE INSTALLED PRIOR TO ANY STREET CROSSINGS.

F. CONTRACTOR SHALL INSTALL ADDITIONAL INLINE CHECK VALVES AS NEEDED.

G. IT IS CONTRACTOR'S RESPONSIBILITY TO KEEP THE EXISTING IRRIGATION SYSTEM IN OPERABLE CONDITION THROUGHOUT THE CONSTRUCTION PERIOD. THE SCOPE OF RESTORING AND REPAIRING OF EXISTING SYSTEM SHALL INCLUDE, BUT NOT LIMITED TO

CAPPING-OFF LATERAL END LINES AND MAINLINES, REROUTING MAINLINE AND CONTROL WIRES, AND RELOCATING VALVES OR REPLACING PER EXISTING STANDARDS.

H. DUE TO THE PRESENCE OF SUBSURFACE SOIL AND GROUNDWATER CONTAMINATION AND THE POSSIBILITY OF VAPOR MIGRATION

OR INTRUSION, DTSC MAY REQUIRE IN-TRENCH ENGINEERING MITIGATION, SUCH AS VAPOR-PROOF PENETRATIONS, CLAY LENSES IN TRENCHES AND IRRIGATION APPURTENANCES.

PRESSURE AND FLOW NOTE
ASSUME WATER PRESSURE TO BE X PSI AND FLOW TO BE X GPM. CONTRACTOR SHALL VERIFY BEFORE ANY INSTALLATION. IF LESS THAN DESIGN INTENT, CALL LANDSCAPE ARCHITECT FOR DIRECTION.

ACC-99D 2-WIRE INSTALLATION NOTES
A. GROUNDING PLATES TO BE INSTALLED AT EVERY 12TH DECODER OR EVERY 1000' WHICH EVER IS SHORTER. THE FINAL DECODER IN ANY WIRE RUN SHOULD BE GROUNDED.

B. IT IS PREFERRED THAT MASTER VALVE AND FLOW SENSOR BE HARDWIRED DIRECTLY TO CONTROLLER.

C. DECODER GROUNDING HARDWARE SHOULD ALWAYS BE CONNECTED AND PLACED AT RIGHT ANGLES TO THE RUN OF THE TWO-WIRE PATH.

D. ID1 14-AWG WIRE RUNS SHALL NOT EXCEED 10,000' AND ID2 12-AWG WIRE RUNS SHALL NOT EXCEED 15,000' FOR ACC/ICD SYSTEMS.

E. MAXIMUM RECOMMENDED DISTANCE BETWEEN SOLENOID AND DECODER IS 150'.

I-CORE DUAL 2-WIRE INSTALLATION NOTES
A. GROUNDING PLATES AND DUAL-S SURGE PROTECTION DECODERS SHALL BE INSTALLED AT EVERY 12TH STATION DECODER OR 1000' OF WIRE RUN, WHICHEVER IS SHORTER. THE FINAL DECODER IN ANY WIRE RUN SHOULD BE GROUNDED AS WELL.

B. MASTER VALVE AND FLOW SENSOR SHALL BE HARDWIRED DIRECTLY TO CONTROLLER AND NOT ON THE 2-WIRE PATH.

C. ID1 14-AWG WIRE RUNS NOT TO EXCEED 5,000' AND ID2 12-AWG WIRE RUNS NOT TO EXCEED 7,500' FOR I-CORE DUAL SYSTEMS.

D. MAXIMUM RECOMMENDED DISTANCE BETWEEN SOLENOID AND DECODER IS 100'.

IRRIGATION PIPE SIZING CHART
(GPM AT 5 FEET PER SECOND)
PIPE SIZE PVC CL 200 PVC CL 315 PVC SCH 40 COPPER TYPE 'K' 3/4" 10 9 8 6
1" 16 14 12 12
1-1/4" 26 24 22 18
1-1/2" 35 30 30 26
2" 55 50 50 45
2-1/2" 80 70 70 70
3" 120 100 110 100
CONTRACTOR SHALL SIZE ALL LATERAL PIPE ACCORDING TO THIS SIZING LEGEND. 3/4" PIPE SHALL BE SMALLEST ALLOWABLE SIZE. NO 1/2" PIPE SHALL BE USED.

DRIPLINE SUPPLY/EXHAUST HEADER SIZING

ZONE FLOW (GPM) HEADER SIZE
0-5.0 3/4" PVC PIPE OR DRIPLINE TUBING

5.1-8.0 3/4" PVC PIPE OR RAIN BIRD QF-HEADER

8.1-13.0 1" PVC PIPE OR RAIN BIRD QF-HEADER

13.1-22.0 1-1/4" PVC PIPE

22.1-30.0 1-1/2" PVC PIPE

SLEEVE CHART FOR IRRIGATION PIPE
PIPE SCH. 40/80 PVC SLEEVE SIZE CONTROLLER WIRES SCH. 40/80 PVC SLEEVE SIZE 3/4" 2" 1-18 2"
1" 2" 19-24 2-1/2"
1-1/4" 2-1/2" 25-36 3"
1-1/2" 3" 37-48 4"
2" 4" 49-72 6"
2-1/2" 6" 73-90 6"
3" 6" 91-110 6"

HUNTER HDL MAXIMUM LATERAL LENGTHS

INLET PRESSURE (PSI)

NOMINAL FLOW

0.6 GPH 0.9 GPH
15 PSI
20 PSI
25 PSI
30 PSI
171 117
40 PSI
239 164
280 192
314 217
363 251
12" EMITTER SPACING
15 PSI
20 PSI
25 PSI
30 PSI
239 164
40 PSI
336 233
398 273
441 307
516 355
18" EMITTER SPACING
NOTE: WHEN USING 17mm INSERT FITTINGS WITH A
DESIGN PRESSURE OF 50-60 PSI, USE STAINLESS STEEL
CLAMPS ON EACH FITTING.
50 PSI 404 280
60 PSI 438 302
50 PSI 570 395
60 PSI 619 429
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L2.1.01
L2.1.02
L2.1.01
L2.1.03
8TH STREET

L STREET
9TH STREET
L2.1.01

NORTH IRRIGATION PLAN
0 10 20
1"=10'-0"SCALE

MATCHLINE - SEE SHEET BELOW

MATCHLINE - SEE SHEET ABOVE
MATCHLINE - SEE SHEET L3.1.02
MATCHLINE - SEE SHEET L3.1.03
MATCHLINE - SEE SHEET L2.1.02
MATCHLINE - SEE SHEET L2.1.03
City Council/RSA Agenda 228 Tuesday, April 25, 2023

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
9TH STREET
BUILDING 3 BUILDING 4

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY ARC PSI GPM RADIUS

BUBBLER ASSEMBLY FOR TREES
INSTALL TWO (2) 18" RAINBIRD RWS-M-B-C-1402 WITH 0.50 GPM BUBBLER PER TREE.
17 30 1.00 4'

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
RAIN BIRD XCZ-100-PRB-COM

WIDE FLOW DRIP CONTROL KIT FOR COMMERCIAL
APPLICATIONS. 1" BALL VALVE WITH 1" PESB VALVE AND 1"
PRESSURE REGULATING 40PSI QUICK-CHECK BASKET FILTER. 0.3 GPM-20 GPM
1 RAIN BIRD XCZ-150-LCDR

HIGH FLOW CONTROL ZONE KIT, FOR LARGE COMMERCIAL
DRIP ZONES. 1-1/2\" PESB-R SCRUBBER GLOBE VALVE WITH
SINGLE 1-1/2\" PRESSURE REGULATING 40PSI QUICK-CHECK
BASKET FILTERS. FLOW RANGE: 15-62 GPM.
1 PIPE TRANSITION POINT ABOVE GRADE

PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP TUBING
WITH RISER TO ABOVE GRADE INSTALLATION.
1 NETAFIM TLSOV
NETAFIM TLSOV- 1/2" MANUAL FLUSH VALVE, BARBED INSERT.

INSTALL IN 10" BOX, WITH ADEQUATE BLANK OR "COBRA"
TUBING TO EXTEND VALVE OUT OF VALVE BOX. 2/3 IN FITS

TECHLINE HCVXR, HCVXR-RW/RWP, CV, DL, RW AND RWP

DRIPLINES, AND PE IRRIGATION HOSE
1 HUNTER ECO-ID
ECO-ID: 1/2" FPT CONNECTION WITH 12-60 PSI OPERATING
PRESSURE. SPECIFY WITH HUNTER SJ SWING JOINT.
1 AREA TO RECEIVE DRIPLINE
HUNTER HDL-09-12-CV
HDL-09-12-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 12" O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK STRIPING.

DRIPLINE LATERALS SPACED AT 12" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH HUNTER PLD
BARBED OR PLD-LOC FITTINGS.
169.0 L.F.

AREA TO RECEIVE DRIPLINE
HUNTER HDL-09-18-CV
HDL-09-18-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 18" O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK STRIPING.

DRIPLINE LATERALS SPACED AT 18" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH HUNTER PLD
BARBED OR PLD-LOC FITTINGS.
112.7 L.F.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY

RAIN BIRD PESB-PRS-D
1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW
OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH

PRESSURE REGULATING MODULE, AND SCRUBBER

TECHNOLOGY FOR RELIABLE PERFORMANCE IN DIRTY WATER
IRRIGATION APPLICATIONS.
1 HUNTER HQ-33DLRC

QUICK COUPLER VALVE, YELLOW LOCKING RUBBER COVER, RED
BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET, 2-PIECE BODY.
12 MATCO-NORCA 759
BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWO PIECE BODY,

BLOW-OUT PROOF STEM, CHROME PLATED SOLID BRASS BALL,
THREADED, WITH PTFE SEATS. SAME SIZE AS MAINLINE PIPE.
5 BUCKNER-SUPERIOR 3200 1-1/2"

NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES

DIRTY WATER PROTECTION AND NO MINIMUM FLOW FEATURE,

WHICH ENSURES RELIABLE OPENING AND CLOSING OF THE
VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.

AVAILABLE IN 3/4",1"1-1/2",2",2-1/2" AND 3".
1 FEBCO 825Y 2"

REDUCED PRESSURE BACKFLOW PREVENTER
1 HUNTER PED-SS-A2C-75D-SS
75-STATION DECODER CONTROLLER IN AN OUTDOOR
STAINLESS STEEL PEDESTAL.
1 HUNTER WSS

WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR

INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE
CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM

BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT
BRACKET.
1 FLOMEC QS200-15 1-1/2"
1-1/2" INSERTION FLOWMETER, SCHEDULE 80 PVC HOUSING.

0.55-82 GPM RANGE, MAX. OPERATING PRESSURE 150PSI.
2-WIRE CONNECTOR W/ LED INDICATORS FOR POWER AND
PULSE. STORAGE TEMPS -20 F TO +160 F.
1 STRONG BOX SBBC-30SS

LOW PROFILE, TUBE AND WIRE CONSTRUCTION SMOOTH
TOUCH SURFACE, STAINLESS STEEL BACKFLOW ENCLOSURE.

31.5"L, 28"H, 17.75"W.
1 WATER METER 1-1/2" 1
IRRIGATION LATERAL LINE: PVC SCHEDULE 40 12.8 L.F.

IRRIGATION MAINLINE: PVC SCHEDULE 40 1,156 L.F.

IRRIGATION MAINLINE: TYPE K COPPER PIPE 35.9 L.F.

IRRIGATION MAINLINE: PVC CLASS 315 SDR 13.5 27.5 L.F.

PIPE SLEEVE: PVC SCHEDULE 40 288.4 L.F.

F
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EN
WM
#"
#
Valve Number
Valve Size
Valve Flow
Valve Callout
#

IRRIGATION SCHEDULE
MATCHLINE - SEE SHEET L2.1.03
MATCHLINE - SEE SHEET L2.1.01
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L2.1.01
L2.1.02
L2.1.01
L2.1.03
8TH STREET

L STREET
9TH STREET
L2.1.02

NORTH IRRIGATION PLAN
0 10 20
1"=10'-0"SCALE
City Council/RSA Agenda 229 Tuesday, April 25, 2023

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER
9TH STREET

L STREET
BUILDING 5
BUILDING 6

FS MV BF WM
EN
SS C

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY ARC PSI GPM RADIUS

BUBBLER ASSEMBLY FOR TREES
INSTALL TWO (2) 18" RAINBIRD RWS-M-B-C-1402 WITH 0.50 GPM BUBBLER PER TREE.
17 30 1.00 4'

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
RAIN BIRD XCZ-100-PRB-COM

WIDE FLOW DRIP CONTROL KIT FOR COMMERCIAL
APPLICATIONS. 1" BALL VALVE WITH 1" PESB VALVE AND 1"
PRESSURE REGULATING 40PSI QUICK-CHECK BASKET FILTER. 0.3 GPM-20 GPM
1 RAIN BIRD XCZ-150-LCDR

PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP TUBING
WITH RISER TO ABOVE GRADE INSTALLATION.
1 NETAFIM TLSOV
NETAFIM TLSOV- 1/2" MANUAL FLUSH VALVE, BARBED INSERT.

INSTALL IN 10" BOX, WITH ADEQUATE BLANK OR "COBRA"
TUBING TO EXTEND VALVE OUT OF VALVE BOX. 2/3 IN FITS

TECHLINE HCVXR, HCVXR-RW/RWP, CV, DL, RW AND RWP

DRIPLINE LATERALS SPACED AT 12" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH HUNTER PLD
BARBED OR PLD-LOC FITTINGS.
169.0 L.F.

AREA TO RECEIVE DRIPLINE
HUNTER HDL-09-18-CV
HDL-09-18-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 18" O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK STRIPING.

DRIPLINE LATERALS SPACED AT 18" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH HUNTER PLD
BARBED OR PLD-LOC FITTINGS.
112.7 L.F.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY

RAIN BIRD PESB-PRS-D
1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW
OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH

PRESSURE REGULATING MODULE, AND SCRUBBER

TECHNOLOGY FOR RELIABLE PERFORMANCE IN DIRTY WATER
IRRIGATION APPLICATIONS.
1 HUNTER HQ-33DLRC

QUICK COUPLER VALVE, YELLOW LOCKING RUBBER COVER, RED
BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET, 2-PIECE BODY.
12 MATCO-NORCA 759
BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWO PIECE BODY,

BLOW-OUT PROOF STEM, CHROME PLATED SOLID BRASS BALL,
THREADED, WITH PTFE SEATS. SAME SIZE AS MAINLINE PIPE.
5 BUCKNER-SUPERIOR 3200 1-1/2"

NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES

DIRTY WATER PROTECTION AND NO MINIMUM FLOW FEATURE,

WHICH ENSURES RELIABLE OPENING AND CLOSING OF THE
VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.

AVAILABLE IN 3/4",1"1-1/2",2",2-1/2" AND 3".
1 FEBCO 825Y 2"

REDUCED PRESSURE BACKFLOW PREVENTER
1 HUNTER PED-SS-A2C-75D-SS
75-STATION DECODER CONTROLLER IN AN OUTDOOR
STAINLESS STEEL PEDESTAL.
1 HUNTER WSS

WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR

INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE
CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM

BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT
BRACKET.
1 FLOMEC QS200-15 1-1/2"
1-1/2" INSERTION FLOWMETER, SCHEDULE 80 PVC HOUSING.

0.55-82 GPM RANGE, MAX. OPERATING PRESSURE 150PSI.
2-WIRE CONNECTOR W/ LED INDICATORS FOR POWER AND
PULSE. STORAGE TEMPS -20 F TO +160 F.
1 STRONG BOX SBBC-30SS

LOW PROFILE, TUBE AND WIRE CONSTRUCTION SMOOTH
TOUCH SURFACE, STAINLESS STEEL BACKFLOW ENCLOSURE.

31.5"L, 28"H, 17.75"W.
1 WATER METER 1-1/2" 1
IRRIGATION LATERAL LINE: PVC SCHEDULE 40 12.8 L.F.

IRRIGATION MAINLINE: PVC SCHEDULE 40 1,156 L.F.

IRRIGATION MAINLINE: TYPE K COPPER PIPE 35.9 L.F.

IRRIGATION MAINLINE: PVC CLASS 315 SDR 13.5 27.5 L.F.

PIPE SLEEVE: PVC SCHEDULE 40 288.4 L.F.

F
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EN
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#"
#
Valve Number
Valve Size
Valve Flow
Valve Callout
#

IRRIGATION SCHEDULE
MATCHLINE - SEE SHEET L2.1.02
MATCHLINE - SEE SHEET L2.1.01
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L2.1.01
L2.1.02
L2.1.01
L2.1.03
8TH STREET

L STREET
9TH STREET
L2.1.03

NORTH IRRIGATION PLAN
0 10 20
1"=10'-0"SCALE

POINT OF CONNECTION '-'
INSTALL A 1.5" WATER METER WITH A 2" SERVICE LINE FROM THE STREET MAIN. REFER TO CIVIL'S PLANS FOR EXACT METER LOCATION.

INSTALL A 2" REDUCED PRESSURE BACKFLOW PREVENTION DEVICE WITHIN A BACKFLOW ENCLOSURE. VERIFY FINAL LOCATION WITH LANDSCAPE ARCHITECT.

City Council/RSA Agenda 230 Tuesday, April 25, 2023
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 L2.2.01

IRRIGATION DETAILS
ICA6 CONTROLLER PEDESTAL - I.T.S. 1 1/2" = 1'-0"
0'-4"
NOTES:

A. CONTROLLER PEDESTAL ASSEMBLY WILL BE
ASSEMBLED BY IMPERIAL TECHNICAL SERVICES.

B. ALL GROUNDING REQUIREMENT FOR SHALL

CONFORM TO LOCAL AND NATIONAL
ELECTRICAL CODES.

C. ALL WIRING SHALL BE INSTALLED PER LOCAL
CODE.

D. REFER TO SITE ELECTRICAL PLANS FOR FINAL
POWER SUPPLY LOCATION.
1 16" STAINLESS STEEL TOP-ENTRY CONTROLLER PEDESTAL - NEMA 3R

RAINPROOF ENCLOSURE (UL LISTED)
1 2
2 CONTROLLER
3 3 POWER SUPPLY / GFI RECEPTACLE
4 MASTER VALVE RELAY ASSEMBLY OR PUMP START

RELAY ASSEMBLY (OPTIONAL)
4 5
5 TERMINAL BOARD
6 6 REMOTE RECEIVER CONNECTOR (OPTIONAL)
7 7 1" PVC CONDUIT FOR 120 VAC FROM POWER SUPPLY
8 PVC CONDUIT FOR CONTROL WIRES (SIZE AS

REQUIRED)
8 9
9 FILL VOIDS WITH 3/8" PEA GRAVEL
10 1" PVC CONDUIT FOR FLOW SENSOR CABLE - PAIGE
ELECTRIC CABLE P-7162-D (IF APPLICABLE)
10 11

CONCRETE SLAB - SLOPE AWAY FROM CONTROLLER

PEDESTAL
11 0'-6"

DARYL GREEN
P: 949.584.7311
E: [email protected]
1 NOTES
A. ALL WIRE SHALL BE INSTALLED PER LOCAL CODES.

B. PROVIDE EXPANSION COILS AT EACH WIRE CONNECTION IN VALVE BOX.

C. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL.

D. INSTALL ONLY 1 VALVE PER VALVE BOX.

E. TEFLON TAPE ALL THREADS.

F. LEAVE 2" OF AIR SPACE BETWEEN THE BOTTOM OF VALVE AND PEA GRAVEL SUMP.
1" = 1"
1 2
3 4
5 6
7 8
9 10
11 MASTER VALVE 1" = 1"
1 FINISH GRADE
2 PVC MAINLINE PIPE
3 SCHEDULE 40 PVC MALE ADAPTER
4 VALVE BOX
5 MASTER VALVE
6 WATERPROOF WIRE CONNECTION
7 12" MINIMUM OF COILED SPARE WIRE
8 UNDISTURBED NATIVE SOIL SUBGRADE
9 SCHEDULE 40 PVC 45 ELL
10 FOUR (4) COMMON RED BRICK
11 2" PEA GRAVEL SUMP
P-20-135.7-02-28 FLOW SENSOR 1" = 1" 2
1 3
4 5
6 7
9 10
12 13
14 11
2 8
5x PIPE MIN.

DOWNSTREAM
10x PIPE MIN.

DOWNSTREAM
18"
1 MAINLINE FROM MASTER VALVE
2 UNDISTURBED NATIVE SOIL SUBGRADE
3 FINISH GRADE
4 RECTANGULAR VALVE BOX
5 SCH. 40 PVC CONDUIT BUSHING
6 WATERPROOF WIRE CONNECTORS
7 FLOW SENSOR CABLE P-7162D
8 I.D. TAG # ID.MAX.Y2.PW017
9 EDGE OF HARDSCAPE

MAINLINE TO REMOTE CONTROL
VALVES
10 11 (4) FOUR COMMON RED BRICK
12 GRAVEL SUMP - 1 CUBIC FOOT
13 FLOW SENSOR
1-1/4" SCH. 40 PVC CONDUIT

SWEEP ELBOW
14 3
P-20-135.7-02-18
MIN. 15X PIPE DIA. MIN. 15X PIPE DIA.

WATER FLOW
MASTER VALVE & FLOW SENSOR 1" = 1'-0"
NOTES
A. THERE SHALL BE NO SPLICES BETWEEN FLOW SENSORS
AND CONTROLLER. ALL CONDUIT END POINTS SHALL BE
FILLED WITH EPOXY TO ENSURE WATERPROOFING.

B. CONTRACTOR SHALL USE DIFFERENT COLORS FOR

VALVE LEAD WIRES TO DISTINGUISH BETWEEN SENSOR
AND FIELD LEADS.

C. MAINLINE MUST BE DOWNSIZED TO SIZE OF FLOW

SENSOR TEE BETWEEN MASTER VALVE AND FLOW
SENSOR AND AFTER FLOW SENSOR. DISTANCES ARE
SHOWN ABOVE.
1 2
3 5
6 4
1 FLOW SENSOR UNIT
2 FLOW SENSOR WIRE (PER PLAN)
3 1" PVC ELEC. WIRE CONDUIT TO CONTROLLER
4 MASTER VALVE
5 MAINLINE TO AUTOMATIC CONTROL VALVES
6 2 WIRE DECODER - IF NEEDED
4 P-20-135.7-02-14
12" MIN.
18" MAX.

NOTES:

A. ALL BRASS SHALL BE RED BRASS.

B. NO CLOSE NIPPLES SHALL BE USED.

C. EQUIPMENT SHALL BE INSTALLED A MIN. OF 12" FROM WALLS, BUILDINGS, ETC.

D. INSTALL AND TEST BACKFLOW PREVENTER AS REQUIRED BY LOCAL CODES & HEALTH DEPT. VERIFY LOCAL REQUIREMENTS PRIOR TO INSTALLATION.

E. INSTALL ASSEMBLY IN SHRUB AREA ONLY.

F. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED. 1 4
8 6
9 3
2 7
12 11
5 10
13 14
BACKFLOW - WYE & PRES. REGULATOR 1" = 1"
15 1 REDUCED PRESSURE BACKFLOW PREVENTER
2 3" BRASS NIPPLE (TYP.)
3 BRASS UNION
4 FINISH GRADE
5 BRASS RISER (LENGTH AS REQUIRED) (TYP.)
6 THREADED BRASS ELBOW (TYP.)
7 COPPER PIPE FROM POINT OF CONNECTION

COPPER MALE ADAPTER FITTING
(SLIP x THREAD)
8 9 BACKFLOW ENCLOSURE
10 PVC MAINLINE PIPE TO IRRIGATION SYSTEM
4" THICK CONCRETE PAD, SLOPE TOP

AWAY FROM ENCLOSURE
11 12 UNDISTURBED NATIVE SOIL SUBGRADE
13 WATTS LF777 BRONZE WYE STRAINER

PRESSURE REGULATOR (IF REQUIRED)
(SEE IRRIGATION PLANS FOR TYPE)
14 PVC SCHEDULE 80 MALE ADAPTER FITTING
(SLIP x THREAD)
15 P-20-135.7-02-08 5

TOP VIEW PAD

SIDE VIEW
BACKFLOW ENCLOSURE 1" = 1'-0"
NOTES
A. SMOOTH TOUCH ANCHOR BASE.

B. MOUNTING BASE SECURED IN CONCRETE WITH 3
8"
J BOLTS (4 PLACES).

C. EXISTING CONCRETE CORNERS WILL NEED TO 3
8"X
3" REDHEAD ANCHORS.

D. SEE BACKFLOW DETAIL FOR BACKFLOW
INSTALLATION.

E. BACKFLOW DEVICE AND ENCLOSURE SHALL BE
INSTALLED IN SHRUB AREAS ONLY.
4"
4"
1 2
3 4
5 6
8 9
7 7
1 7
8 STRONGBOX BACKFLOW ENCLOSURE AS SPECIFIED ON

IRRIGATION SCHEDULE
1 ENCLOSURE LOCKING SWING DOOR (DOOR

MOUNTED TO ANCHOR BASE)
2 3 PADLOCK PROTECTIVE COVER
4 PADLOCK

BACKFLOW PREVENTER AS SPECIFIED ON IRRIGATION
SCHEDULE.
5 ENCLOSURE SWIVEL POINT ATTACHED TO
MOUNTING BASE. ENCLOSURE SECURED TO BASE (6

PLACES)
6 7 ANCHOR BASE MOUNT
POURED CONCRETE BASE, 6" MINIMUM THICKNESS.

EXTEND 4" BEYOND OUTSIDE DIMENSIONS OF
ENCLOSURE.
8 9 UNDISTURBED NATIVE SOIL SUBGRADE
6 P-20-135.7-02-09
M
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P.O.C. EQUIPMENT LAYOUT 3/16" = 1'-0"
1 2
3 4
5 4
4 4
1 WATER METER (INSTALLED PER CIVIL PLANS)
2 COPPER PIPE FROM WATER METER TO BACKFLOW ASSEMBLY
3 BACKFLOW ASSEMBLY - SEE BACKFLOW ASSEMBLY DETAIL
4 PVC PIPE
5 MASTER VALVE (IF REQUIRED) - SEE MASTER VALVE DETAIL
6 6 FLOW SENSOR - SEE FLOW SENSOR DETAIL
7 7 QUICK COUPLER - SEE QUICK COUPLER DETAIL
8 8 SHUT-OFF BALL VALVE - SEE BALL VALVE DETAIL
NOTES
A. TEFLON TAPE ALL THREADS. NO PIPE DOPE
ALLOWED.

B. ALL BRASS FITTINGS SHALL BE RED BRASS.

C. SEE IRRIGATION SCHEDULE FOR EQUIPMENT TYPE
AND SIZE.

D. EQUIPMENT SHALL BE PLACED IN LOCATION PER
PLAN.

E. CONTRACTOR SHALL CHECK STATIC WATER PRESSURE

AND FLOW AT THE WATER METER PRIOR TO
INSTALLATION OF ANY IRRIGATION EQUIPMENT. IF

PRESSURE AND/OR FLOW DOES NOT MATCH PLANS,

CONTRACTOR SHALL CONTACT THE LANDSCAPE
ARCHITECT IMMEDIATELY FOR DIRECTION.
7 P-20-135.7-02-17
City Council/RSA Agenda 231 Tuesday, April 25, 2023
Architecture + Planning
888.456.5849
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 L2.2.02

IRRIGATION DETAILS
CONTROLLER GROUNDING - ROD 3" = 1'-0"
NOTES:

A. CONTRACTOR SHALL CONSULT SITE UTILITY

AS-BUILTS FOR ALL UNDERGROUND ITEM
WITHIN LIMIT OF WORK.

B. ALL ITEMS SHALL BE INSTALLED PER
MANUFACTURER'S RECOMMENDATIONS.

C. ALL INSTALLATIONS SHALL MEET THE NATIONAL
ELECTRICAL CODE.

D. EARTH RESISTANCE SHALL BE MEASURED AND

RECORDED AFTER INSTALLATION WITHIN

ACCORDANCE OF LATEST REQUIREMENTS OF
NFPA 780. DESIRED READINGS ARE 5 TO 10
OHMS BUT NO MORE THAN 25 OHMS.

E. CONSULT THE A.S.I.C. GUIDELINE 100-2002 FOR

EARTH GROUNDING ELECTRONIC EQUIPMENT
IN IRRIGATION SYSTEMS.

F. DO NOT INSTALL ANY OTHER WIRES OR CABLE
WITHIN THE SPHERE OF INFLUENCE.

DARYL GREEN
P: 949.584.7311
E: [email protected]
10'-0"
10'-0"
10'-0"
12"
1 2
3 4
5 1
2 3
1 CONTROLLER
2 #6 AWG SOLID COPPER WIRE
3 GROUNDING ROD (5/8" x 8')
4 ELECTRODE SPHERE OF INFLUENCE BOUNDARY
5 SPHERE OF INFLUENCE AREA
7 P-20-135.7-02-23 BALL VALVE 1" = 1"
1 2
3 4
5 6
9 8
7 NOTES
A. TEFLON TAPE ALL THREADS.

B. LEAVE 2" OF AIR SPACE BETWEEN BALL VALVE
AND GRAVEL SUMP.

C. INSTALL ONE BALL VALVE PER VALVE MANIFOLD.

D. INSTALL ONE BALL VALVE PRIOR TO EVERY
STREET CROSSING.
10 1 UNDISTURBED NATIVE SOIL SUBGRADE
2 FINISH GRADE
3 ROUND VALVE BOX
4 BALL VALVE
5 SCHEDULE 80 PVC NIPPLE (IF THREADED)
6 SCHEDULE 40 PVC 45 ELL FITTING
7 PVC MAINLINE PIPE
8 GRAVEL SUMP
9 TWO (2) COMMON RED BRICK
10 WATER TYPE I.D. TAG
P-20-135.7-02-27 QUICK COUPLER W/ REBAR 1" = 1'-0" 8
NOTES
A. ALL BRASS SHALL BE RED BRASS.

B. TEFLON TAPE ALL THREADS.

C. BRAND VALVE BOX WITH THE LETTERS "QC".

D. CONCRETE SHALL ALLOW THREADED ENDS ON
BRASS NIPPLES TO BE EXPOSED.
2 1
3 4
5 6
8 10
11 12
9 9
1 ROUND VALVE BOX
2 FINISH GRADE
3 UNDISTURBED NATIVE SOIL SUBGRADE
4 QUICK COUPLER VALVE
5 GRAVEL SUMP
6 (2) TWO COMMON RED BRICK
P.V.C. SCH. 80 THREADED NIPPLE(LENGTH AS
REQUIRED) (TYP.)
8 9 P.V.C. SCH. 80 ELL
PVC MAINLINE, SEE IRRIGATION SPECS. FOR

PIPE DEPTH
10 11 #4 REBAR 24" LENGTH
12 SCHEDULE 80 PVC NIPPLE
7 7 STAINLESS STEEL CLAMP (2 MIN.)
P-20-135.7-02-29 TRENCHING 1" = 1'-0" 9
NOTES
A. PIG TAIL & LOOP CONTROL WIRE AT ALL 90°
CHANGES IN DIRECTION.

B. LOCATOR TAPE SHALL BE LOCATED 6" ABOVE THE
ENTIRE MAINLINE RUN.

C. CONTROL WIRES SHALL BE BUNDLED & TAPED EVERY
12" O.C. AND INSTALLED ADJACENT TO PRESSURE
SUPPLY LINE.
1 2
3 4
5 6
7 0'-6"
ABOVE
1 CLEAN BACKFILL - 90% COMPACTION REQUIRED
2 NON-PRESSURE LATERAL LINE
3 CONTROL WIRES
4 PRESSURE SUPPLY LINE
5 UNDISTURBED NATIVE SOIL SUBGRADE
6 FINISH GRADE
7 3" DETECTABLE LOCATOR TAPE
10 P-20-135.7-02-19
SLEEVES 1" = 1'-0"
NOTES
A. ALL SLEEVES SHALL BE PVC SCHEDULE 40 OR GREATER.

B. EXTEND SLEEVES 12" BEYOND EDGE OF HARDSCAPE AT BOTH ENDS.

C. INSTALL SLEEVES UNDER HARDSCAPE.

D. ALL SLEEVES SHALL BE SIZED TWICE THE DIAMETER OF THE CARRIER PIPE.

E. LOCATOR TAPE SHALL BE INSTALLED 6" ABOVE THE ENTIRE MAINLINE RUN. 1 2
5 6
4 3
7 8
1 HARDSCAPE
CLEAN BACKFILL - 90% COMPACTION

REQUIRED
2 3 CLEAN SAND
4 NON-PRESSURE LATERAL LINE SLEEVE
5 CONTROL WIRE SLEEVE
6 PRESSURE SUPPLY LINE SLEEVE
7 UNDISTURBED NATIVE SOIL SUBGRADE
8 3" DETECTABLE LOCATOR TAPE
11 P-20-135.7-02-20
FLOW
THRUST BLOCKS 1 1/2" = 1'-0"
1 2
3 4
NOTES:

A. ALL THRUST BLOCKS SHALL BE SIZED AND

INSTALLED ACCORDING TO THE

MANUFACTURER'S RECOMMENDATIONS/
B. CONTRACTOR SHALL PLACE ANY ADDITIONAL

THRUST BLOCKS WHERE NECESSARY TO PROTECT
FITTINGS FROM PRESSURE OR FLOW SURGE.

C. FITTINGS SHALL NOT BE ENCASED IN CONCRETE.

FLOW
FLOW
FLOW
FLOW
FLOW

FLOW FLOW
FLOW
FLOW
1 WATER PIPE AND FITTING (TYP.)

CONCRETE THRUST BLOCK TO BE POURED IN
PLACE - TYPE 5 CONCRETE (TYP.)
2 3 PIPE TRENCH (TYP.)
4 UNDISTURBED NATIVE SOIL SUBGRADE
12 P-20-135.7-02-21
NOTES
A. CENTER VALVE BOX OVER VALVE TO ALLOW FOR SERVICING.

B. NOT ALL MANIFOLDS WILL HAVE A QUICK COUPLER.

CONTRACTOR SHALL INSTALL QUICK COUPLERS ON VALVE
MANIFOLDS AS MUCH AS POSSIBLE. QUICK COUPLERS SHALL BE
NO MORE THAN 100' O.C. OF EACH OTHER THROUGHOUT
THE ENTIRE SYSTEM.

E. VALVE BOX MANIFOLDS SHALL BE INSTALLED IN SHRUB AREAS ONLY WHEREVER POSSIBLE. INSTALL MANIFOLDS IN TURF AREAS ONLY IF THERE IS NO ADJACENT SHRUB PLANTING AREA.

F. SEE VALVE BOX LAYOUT DETAIL FOR VALVE BOX SPACING
DISTANCES.

G. TEFLON TAPE ALL THREADS.

TYPICAL VALVE MANIFOLD LAYOUT 1" = 1"
1 2
3 4
5 6
7 8
9 10
11 1 MAINLINE CAP TO ALLOW FOR FUTURE EXPANSION
2 VALVE BOX BRANDING - SEE BRANDING DETAIL
3 IRRIGATION LATERAL LINE
4 CONTROLLER WIRE OUTPUT
5 PVC TEE FROM MANIFOLD MAINLINE TO REMOTE CONTROL VALVE

IRRIGATION CONTROLLER WIRE RUNNING CONTINUOUSLY

ALONG SYSTEM MAINLINE
6 7 CONTROLLER WIRE TO REMOTE CONTROL VALVES

QUICK COUPLER VALVE - IF INSTALLED ON VALVE

MANIFOLD
8 9 MANIFOLD SHUT-OFF BALL VALVE

PRESSURE SUPPLY MAINLINE - SEE IRRIGATION LEGEND

FOR SIZE AND TYPE
10 PRESSURE SUPPLY MAINLINE TO MANIFOLD - SAME SIZE

AND TYPE AS SYSTEM MAINLINE
11 13
P-20-135.7-02-13
12"
12"
12"
12"

PLAN VIEW
VALVE BOX LAYOUT 1" = 1"
12"
MIN.
4 NOTES
A. CENTER VALVE BOX OVER VALVE TO FACILITATE
SERVICING OF VALVE.

B. SET VALVE BOXES 2" MAXIMUM ABOVE GRADE

IN MULCH COVER OR GROUNDCOVER/SHRUB
AREAS - SET 1" ABOVE FINISH GRADE IN TURF
AREAS.

C. SET VALVE BOX AND VALVE ASSEMBLY IN

GROUND - COVER/SHRUB AREA WHERE

POSSIBLE - INSTALL IN TURF ONLY IF THERE IS
NO ADJACENT GROUND COVER.

D. SET VALVE BOXES PARALLEL TO ONE ANOTHER
AND PERPENDICULAR TO EDGE.

E. AVOID HEAVY COMPACTION OF SOIL AROUND

VALVE BOXES TO PREVENT THEIR
DEFORMATION/COLLAPSE.
3 3
3 1
2 1 10" DIAMETER CIRCULAR VALVE BOX

EDGE OF PLANTING AREA, WALK, FENCE,
CURB, ETC.
2 3 12" x 18" RECTANGULAR VALVE BOX.
4 20" x 30" RECTANGULAR VALVE BOX.

P-20-135.7-02-15 14
City Council/RSA Agenda 232 Tuesday, April 25, 2023
Architecture + Planning
888.456.5849
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 L2.2.03

IRRIGATION DETAILS

POC - A
MV - A
FS - A
RCV - A#

FLUSH VALVE

AIR RELIEF VALVE

QUICK COUPLER
FV - A
AR - A
QC - A
CONTROLLER I.D.

QUICK COUPLER

GATE VALVE GV - A
CONTROLLER I.D.

STATION NUMBER

REMOTE CONTROL VALVE
P.O.C. ASSEMBLY

MASTER VALVE

FLOW SENSOR

CONTROL VALVE

PULL BOX PB - A

PRESSURE REDUCER PR - A
RCV - A1
QC - A
IRRIGATION ITEM: BRANDING:

RCV - A1
QC - A

BALL VALVE BV - A
VALVE BOX BRANDING 1" = 1'-0"
NOTES
A. CONTRACTOR TO CONTACT LANDSCAPE

ARCHITECT FOR DIRECTION FOR ALL OTHER

IDENTIFICATION MARKINGS NOT SHOWN ON
CHART PROVIDED.
2 1
2 3

RECTANGULAR VALVE BOX - SEE IRRIGATION

SPECIFICATIONS FOR TYPE
1 3" IDENTIFICATION BRAND - SEE CHART FOR BRANDING

REQUIREMENT
2 ROUND VALVE BOX - SEE IRRIGATION

SPECIFICATIONS FOR TYPE
3 P-20-135.7-02-16 15
BACK
NOTES
A. SAMPLE WARNING TAG - PROVIDE
SUBMITTAL FOR APPROVAL.

B. TAG BACKGROUND COLOR SHALL BE
PURPLE (PANTONE 512).

C. ALL LETTERING SHALL BE BLACK - HEIGHT
PER S.D.D.E.H. STANDARDS.

RECYCLED WATER I.D. TAGS 1" = 1"
1 PURPLE RECYCLED WATER I.D. TAG - SEE IRRIGATION
SPECIFICATIONS FOR TYPE.
1 WARNING

RECYCLED WATER

DO NOT DRINK

AVISO, AQUA

IMPURA NO TOMAR
FRONT
16 3" MIN.

NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

B. CONTRACTOR SHALL FOLLOW IRRIGATION MAINTENANCE PROCEDURES FOR CLEANING OUT BASKET FILTER.

C. LEAVE 1-2" OF AIR SPACE BETWEEN VALVE AND GRAVEL.

DRIP CONTROL ZONE KIT - BASKET 1" = 1'-0"
1 4
2 3
5 6
7 8
10 11
12 14
15 16
17 18
9 11
13 1 FINISH GRADE
2 MULCH LAYER
3 CONTROL ZONE KIT
4 VALVE BOX
5 VALVE I.D TAG
6 TWO-WIRE DECODER (IF NEEDED)
7 WATERPROOF WIRE CONNECTORS
8 30-INCH LINEAR LENGTH OF COILED WIRE
9 UNDISTURBED NATIVE SOIL SUBGRADE
10 PVC SCHEDULE 40 MALE ADAPTER (THREAD x THREAD)
11 PVC MAINLINE PIPE (LENGTH AS REQUIRED)
12 PVC SCHEDULE 40 ELBOW (SLIP x SLIP)
13 (4) COMMON RED BRICK
14 PVC SCHEDULE 40 MAINLINE FITTING
15 PVC MAINLINE PIPE
16 PEA GRAVEL SUMP
17 PVC SCHEDULE 40 COUPLING (THREAD x THREAD)
18 LATERAL LINE
P-20-135.7-02-01 17
3" MIN.

DRIP CONTROL ZONE KIT - Y FILTER 1 1/2" = 1'-0"
6 7
8 12
11 13
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

B. CONTRACTOR SHALL FOLLOW IRRIGATION MAINTENANCE PROCEDURES FOR CLEANING CONTROL ZONE FILTER.

C. LEAVE 1-2" OF AIR SPACE BETWEEN VALVE AND GRAVEL.
5 4
3 2
1 14
15 16
12 17
18 9
10 10
1 FINISH GRADE
2 MULCH OR DECOMPOSED GRANITE LAYER
3 CONTROL ZONE KIT
4 VALVE BOX
5 VALVE I.D TAG
6 2 WIRE DECODER (IF NEEDED)
7 WATERPROOF WIRE CONNECTORS
8 30-INCH LINEAR LENGTH OF COILED WIRE
9 UNDISTURBED NATIVE SOIL SUBGRADE
10 PVC MAINLINE PIPE (LENGTH AS REQUIRED)
11 PVC SCHEDULE 40 ELBOW (SLIP x SLIP)
12 PVC SCHEDULE 40 MALE ADAPTER (THREAD x SLIP)
13 PVC SCHEDULE 40 SLIP FITTING
14 PEA GRAVEL SUMP
15 PVC MAINLINE PIPE
16 PVC SCHEDULE 80 THREADED UNION
17 (4) FOUR COMMON RED BRICK
18 LATERAL LINE
18 P-20-135.7-02-03
(2"-4")

DRIP MANIFOLD

BURIAL DEPTH
DRIPLINE - CENTERFEED LAYOUT 1" = 1'-0"
4 6
8 9
10 4
3 14
15 1
10 4
5 12
3 13
9 9
8 15
14 16
NOTES:

A. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM ALLOWED PER MANUFACTURER'S RECOMMENDATIONS.

B. INSTALL FLUSH VALVES AT ALL LOW POINTS WITHIN A CONTROL ZONE.

C. INSTALL AIR RELIEF VALVES AT ALL HIGH POINTS WITHIN A CONTROL ZONE. 3 2
7 5
1 1
3 11
10 12
10 1 FLUSH POINT - REFER TO IRRIGATION PLAN FOR FLUSH VALVE TYPE (AUTOMATIC OR MANUAL) 2 PERIMETER OF AREA

BARB FITTING ON QF HEADER - INSTALL ON PVC LATERAL PIPE PER DRIPLINE HEADER CONNECTION DETAIL.
3 4 PVC LATERAL PIPE FLUSH HEADER - SEE PLAN FOR HEADER SIZE 5 PVC SCHEDULE 40 CAP (TYP.)
6 PERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROM PERIMETER OF AREA 7 TIE-DOWN STAKES (EVERY 3'-0" O.C) (TYP.)
8 PVC SUPPLY PIPE FROM CONTROL ZONE KIT
9 SCHEDULE 40 PVC SUPPLY HEADER CONTINUED FROM CONTROL ZONE KIT 10 DRIPLINE (TYP.) - REFER TO IRRIGATION PLAN FOR TYPE
11 MULCH LAYER - SEE PLANTING SPECIFICATIONS
12 BLANK DRIPLINE RISER (LENGTH AS REQUIRED)
13 DRIPLINE INSERT TEE (BARB X BARB)
14 MALE INSERT ADAPTER FITTING
15 STAINLESS STEEL CLAMP
16 DRIPLINE FITTINGS
19 P-20-135.7-02-06
City Council/RSA Agenda 233 Tuesday, April 25, 2023
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 L2.2.04

IRRIGATION DETAILS
EQ. EQ. EQ. PVC RISER

DRIPLINE SECTION

HEADER SECTION
E.Q. E.Q.

PLAN VIEW
PLANTING AREAS 3'

WIDE OR LESS

SPACING

SETBACK

SETBACK
NOTES:

A. INCLUDE AIR RELIEF VALVES AT ALL HIGH POINTS WITHIN CONTROL ZONE AND FOR EVERY 6.5 GPM.

B. INCLUDE FLUSH VALVES AT ALL EXHAUST HEADERS.

C. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

DRIPLINE - LAYOUT & HEADER CONNECTION FOR SHRUBS 1" = 1" 3 10
6 7
4 5
3 2
1 8
15 2
3 1
10 6
7 4
5 11
15 14
11 8
3 1
8 9
12 13
12 8
1 SECTION
2"
9 1 DRIPLINE - INSTALLED ON-GRADE UNDER MULCH LAYER - REFER TO IRRIGATION PLAN FOR TYPE 2 3 DRIPLINE TEE OR ELL 4 PVC PIPE - LENGTH AS REQUIRED
5 SCHEDULE 40 PVC ELL 6 PVC TO DRIPLINE ADAPTER (THREAD x BARB) 7 SCHEDULE 40 PVC TEE OR ELL CONNECTION TO HEADER 8 ADJACENT HARDSCAPE - SEE PLAN 9 O.C. SPACING DISTANCE EQUAL TO INLINE EMITTER SPACING WITH A SPACING OF 24" MAXIMUM - REFER TO IRRIGATION PLAN FOR SPECIFIED SPACING 10 BLANK DRIPLINE TUBING RISER - LENGTH AS REQUIRED
11 UNDISTURBED NATIVE SOIL SUBGRADE 12 2" SETBACK FROM STRUCTURE OR HARDSCAPE. 4" SETBACK FROM SOFTSCAPE. 13 TIE DOWN STAKE SPACED @ 3'-0" O.C. AND BEFORE & AFTER EVERY TURN. 14 INLINE DRIP EMITTER 15 FINISH GRADE 2 MULCH LAYER - SEE PLANTING SPECIFICATIONS
20 P-20-135.7-02-07 ECO INIDICATOR 1" = 1"
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR
TEFLON PASTE SHALL BE USED.

B. INSTALL INDICATOR WHERE EASILY VISIBLE FOR EASY
IDENTIFICATION OF STATION OPERATION.
3 2
1 5
7 8
6 7
9 4
1 6" POP-UP SPRAY RISER
2 MULCH LAYER
3 FINISH GRADE
4 UNDISTURBED NATIVE SOIL SUBGRADE

POP-UP SPRINKLER BODY WITH

INTERNAL CHECK VALVE
5 FUNNY PIPE
(LENGTH AS REQUIRED) (12" MINIMUM)
6 FUNNY PIPE ELBOW FITTING
(MALE THREAD x BARB)
7 8 PVC LATERAL LINE
9 PVC SCHEDULE 40 FITTING
P-20-135.7-02-04 21
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

B. LENGTH OF LONGEST LATERAL DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM LENGTH AS SPECIFIED BY MANUFACTURER.

C. PLACE TIE DOWN STAKES EVER 3'-0" O.C. AND BEFORE & AFTER EVERY TURN.

D. INSTALL AIR RELIEF VALVES AND FLUSH VALVES PER PLAN.

E. DRIPLINE SHALL BE INSTALL ON GRADE, BELOW MULCH LAYER.

F. SEE DRIPLINE HEADER CONNECTION FOR INSTALLATION.

G. SEE AIR RELIEF AND FLUSH VALVE DETAILS FOR INSTALLATION.

H. USE STAINLESS STEEL CLAMPS WHEREVER NEEDED.

DRIP MANIFOLD

BURIAL DEPTH
2"-4"
F
2"-4"

INSET A INSET A
DRIPLINE - LAYOUT ON IRREGULAR AREAS 3" = 1'-0"
1 2
3 4
5 6
7 8
9 10
F
A
11 8
9 A
11 6
7 4
3 5
1 2
12 13
14 8
1 PVC EXHAUST HEADER
2 SCHEDULE 40 PVC FITTING (TYP.)
3 FLUSH VALVE
4 DRIPLINE BARB FITTINGS (TYP.)
5 DRIPLINE ADAPTER FITTING (BARB x THREAD) (TYP.)
6 AREA PERIMETER
7 DRIPLINE TUBING (TYP.)
8 PVC SUPPLY HEADER
9 PVC LATERAL PIPE
10 LATERAL PIPE RISER
11 AIR RELIEF VALVE
12 MULCH
13 FINISHED GRADE
14 UNDISTURBED NATIVE SOIL SUBGRADE
22 P-20-135.7-02-12
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE

DOPE OR TEFLON PASTE SHALL BE
USED.

B. FOR PRESSURES OF 50 PSI AND ABOVE,
USE CLAMPS ON INSERT BARB FITTINGS.

MULCH HEIGHT
DRIPLINE - SINGLE RISER ASSEMBLY 3" = 1'-0"
1 2
3 4
5 6
7 8
1 DRIPLINE TUBING
2 DRIPLINE BARB FITTINGS (TYP.)
3 PVC LATERAL PIPE
4 DRIPLINE ADAPTER (BARB x THREAD)
5 UNDISTURBED NATIVE SOIL SUBGRADE
6 MULCH LAYER
7 TURF STAKE
8 BLANK DRIPLINE TUBING
9 PVC FITTING (SLIP x SLIP x THREAD) OR (SLIP x

THREAD)
9 23
P-20-135.7-02-30 MANUAL FLUSH CAP 3" = 1'-0"
NOTES
A. INSTALL FLUSH VALVES ON ALL LOW ENDS AND
EXHAUST HEADERS WITHIN A CONTROL ZONE.

B. ALLOW ENOUGH SLACK ON BLANK DRIPLINE TUBING
TO FLUSH OUTSIDE OF VALVE BOX.
2 1
4 5
7 6
8 3
1 FINISH GRADE
2 ROUND VALVE BOX

UNDISTURBED NATIVE SOIL

SUBGRADE
3 4 MANUAL FLUSH CAP

BLANK DRIPLINE TUBING
(TYP.)
5 6 PEA GRAVEL SUMP
(2) COMMON RED
BRICK
(TYP.)
7 8 BARB FITTING (TYP.)
24 P-20-135.7-02-05
City Council/RSA Agenda 234 Tuesday, April 25, 2023
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 L2.2.05

IRRIGATION DETAILS
NOTES
A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR
TEFLON PASTE SHALL BE USED.

B. INSTALL AT ALL THE HIGH POINTS OF A
CONTROL ZONE AND (1) FOR EVERY 7 GPM.

INSTALLATION ON DRIPLINE
DRIP AIR RELIEF VALVE 3" = 1'-0"
2 1
2 4
5 6
7 8
9 10
11 3
4 3
12 INSTALLATION ON PVC LATERAL
1 FINISH GRADE
2 ROUND VALVE BOX
3 UNDISTURBED NATIVE SOIL SUBGRADE
4 AIR RELIEF VALVE

FEMALE REDUCTION BUSHING
(3/4" MALE x 1/2" FEMALE)
5 6 DRIPLINE TUBING

DRIPLINE ADAPTER TEE
(3/4" FEMALE x BARB x BARB)
7 8 (2) COMMON RED BRICK
9 GRAVEL SUMP
10 1/2" PVC COUPLING (THREAD x THREAD)
11 PVC SCHEDULE 80 NIPPLE (LENGTH AS REQUIRED)
12 PVC LATERAL PIPE AND FITTINGS
P-20-135.7-02-02 IN-LINE CHECK VALVE ON MAINLINE 1" = 1" 25 1 4
5 3
2 6
7 1 VALVE BOX
2 IN-LINE CHECK VALVE (TYP.)
3 MAINLINE PIPE
4 FINISHED GRADE
5 UNDISTURBED NATIVE SOIL SUBGRADE
6 SCHEDULE 40 PVC 45 ELL FITTINGS
7 PEA GRAVEL SUMP
NOTES:

A. TEFLON TAPE ALL THREADS IF CHECK VALVE IS
THREADED.

P-20-135.7-02-11 26
NOTES
A. TEFLON TAPE ALL THREADS. NO TEFLON PASTE OR PIPE
DOPE SHALL BE USED.

B. PROVIDE 24" OF EXPANSION WIRE AT EACH WIRE
CONNECTION IN VALVE BOX.

C. IF REQUIRED, INSTALL 2-WIRE DECODER PER DECODER
DETAIL.

REMOTE CONTROL VALVE 1" = 1"
1 2
10 4
5 7
8 14
12 13
11 6
9 3
1 FINISH GRADE
SCHEDULE 40 PVC ELBOW FITTING
(SLIP x SLIP)
2 3 VALVE I.D TAG
4 REMOTE CONTROL VALVE

CONTROL WIRES WITH WATERPROOF

WIRE CONNECTORS
5 UNDISTURBED NATIVE SOIL

SUBGRADE
6 SCHEDULE 80 PVC UNION
(SLIP x SLIP)
7 8 PVC LATERAL PIPE
9 VALVE BOX
SCHEDULE 40 PVC MALE
ADAPTER (THREAD x SLIP) (TYP.)
10 11 PEA GRAVEL SUMP
12 PVC MAINLINE FITTINGS
13 PVC MAINLINE PIPE
14 (4) FOUR COMMON RED BRICK
P-20-135.7-02-31 WIRE CONNECTORS 1" = 1" 27
NOTES:

A. CONTRACTOR SHALL USE WATERPROOF WIRE
CONNECTORS ONLY.

B. ALL ELECTRICAL WORK MUST BE IN

ACCORDANCE WITH THE NATIONAL ELECTRIC
CODE.

LOCKING

FINGERS

TUBE COVER
1 2
3 4
5 STRIP BOTH WIRES. TWIST STRAND AROUND HALF THE
LENGTH OF THE RIGID STRAND.
1 STEP 2: FOLD THE OTHER HALF OF THE RIGID STRAND
OVER THE TWISTED STRAND AS SHOWN.
2 STEP 3: INSERT THE TWISTED SPLICE INTO THE

ELECTRICAL SPRING CONNECTION AND TWIST OVER
WIRE STRANDS IN A CLOCKWISE DIRECTION.
3 STEP 4: INSERT THE CONNECTOR INTO THE GEL-FILLED
DIRECT BURY SPLICE KIT. PUSH PAST THE LOCKING
FINGERS TO SECURE CONNECTOR INSIDE TUBE.
4 STEP 5: POSITION ALL WIRES THROUGH THE

DEDICATED INSULATOR CHANNELS AND SNAP
INSULATOR TUBE COVER CLOSED.
5 P-20-135.7-02-24 28
VALVE

DECODER
4" STRIP
5 NOTES:

A. INSTALL ONE DECODER PER VALVE AND PLACE
INSIDE OF VALVE BOX.

B. ALL ELECTRICAL SHALL BE IN ACCORDANCE WITH
THE NATIONAL ELECTRIC CODE.

C. CONTRACTOR SHALL REFER TO

MANUFACTURER'S SPECIFICATIONS FOR MORE
PRODUCT INFORMATION.

TWO-WIRE DECODER 1" = 1"
1 2
3 4
6 7
1 DIRECT BURIAL WATERPROOF WIRE CONNECTOR
14 GAUGE TWO-WIRE CABLE - PROVIDE 24"

EXPANSION COIL TAPED AT BOTTOM OF VALVE BOX
2 RED AND BLACK WIRES - CONNECT TO TWO-WIRE
CABLE
3 4 CONTROL VALVE SOLENOID WIRES

SINGLE STATION DECODER - ONE DECODER PER

STATION
5 WHITE AND ORANGE WIRES - CONNECT TO

CONTROL VALVE
6 CONTROL VALVE - SEE IRRIGATION LEGEND FOR

SPECIFICATION
7 P-20-135.7-02-25 29
BACK
NOTES
A. SAMPLE TAG - PROVIDE SUBMITTAL FOR
APPROVAL.

B. TAG BACKGROUND COLOR SHALL BE YELLOW IN
COLOR.

C. ALL LETTERING SHALL BE BLACK.

D. TAGS SHALL BE ADDED TO ALL IRRIGATION
CONTROL VALVES FOR IDENTIFICATION.

FRONT
1 STANDARD YELLOW IRRIGATION VALVE I.D. TAG - SEE
IRRIGATION SPECIFICATIONS FOR TYPE.
1 VALVE I.D. TAG 1" = 1"
2 2 ALL LETTERING SHALL BE BLACK IN COLOR.

P-20-135.7-02-26 30
City Council/RSA Agenda 235 Tuesday, April 25, 2023

LANDSCAPE IRRIGATION SPECIFICATIONS

1. SCOPE:

PROVIDE LABOR, MATERIALS, PERMITS, EQUIPMENT, SUPERVISION, SERVICES AND TRANSPORTATION

AND ALL OTHER ITEMS NECESSARY TO PERFORM ALL IRRIGATION WORK AS INDICATED AND SPECIFIED

ON PLANS PREPARED BY URBAN ARENA, INCLUDING ALL RECORD DRAWINGS, REDUCED DIAGRAMMATIC PLANS, GUARANTEES, AND SERVICE MANUALS. WORK SHALL BE COMPLETED IN AN

EFFICIENT AND SATISFACTORY MANNER TO THE HIGHEST WORKMANLIKE STANDARDS ESTABLISHED FOR SPRINKLER INSTALLATION AND OPERATION.

2. GENERAL CONDITIONS:

2.1. CONTRACTOR SHALL VERIFY ALL CONDITIONS INDICATED ON THE PLANS. CONTRACTOR SHALL

NOTIFY OWNER'S REPRESENTATIVE IN WRITING OF ANY DISCREPANCIES IN THE PLANS AND FIELD CONDITIONS PRIOR TO THE COMMENCEMENT OF WORK. FAILURE TO NOTIFY THE OWNER'S

REPRESENTATIVE IN WRITING EXEMPTS THE CONTRACTOR FROM GAINING COMPENSATION FOR REQUIRED CHANGES.

2.2. CONTRACTOR SHALL CHECK ALL SITE CONDITIONS, AND VERIFY THE EXISTENCE, LOCATION AND SIZE OF UTILITIES AND SERVICES PRIOR TO BEGINNING WORK.

2.3. THE IRRIGATION DESIGN AS INDICATED ON THE DRAWINGS IS DIAGRAMMATIC. SCALED DIMENSIONS ARE APPROXIMATE. BEFORE PROCEEDING WITH WORK, CHECK AND VERIFY SITE DIMENSIONS.

2.4. DO NOT INSTALL THE IRRIGATION SYSTEMS WHEN UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES OR DISCREPANCIES IN AREAS OR DIMENSIONS EXIST. IMMEDIATELY BRING DISCREPANCIES TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE. IF NOTIFICATION IS NOT

GIVEN, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR REQUIRED REVISIONS AND COSTS.

2.5. CONTRACTOR SHALL COORDINATE INSTALLATION OF IRRIGATION WORK TO AVOID CONFLICTS WITH PLANTING, UTILITIES, ENGINEERING AND ARCHITECTURAL FEATURES. CONTRACTOR IS RESPONSIBLE FOR COORDINATING HIS WORK WITH OTHER TRADES.

2.6. CONTRACTOR SHALL PROTECT INSTALLED CONTRACT WORK AND WORK OF OTHERS.

2.7. CONTRACTOR SHALL APPLY AND PAY FOR NECESSARY PERMITS AND FEES REQUIRED IN PURSUIT OF WORK AS REQUIRED BY GOVERNING CODES.

2.8. LOCAL, MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATED TO A PORTION OF THIS WORK ARE HEREBY MADE A PART OF THESE SPECIFICATIONS.

2.9. CONTRACTOR SHALL KEEP PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO WORK DURING CONSTRUCTION AND MAINTENANCE PERIOD. BROOM CLEAN ALL PAVED AREAS.

2.10. NO DEVIATION FROM PLANS AND SPECIFICATIONS IS AUTHORIZED, UNLESS WRITTEN

AUTHORIZATION IS OBTAINED FROM THE OWNER'S REPRESENTATIVE OR HIS APPOINTED REPRESENTATIVE IN ADVANCE.

2.11. THE CONTRACTOR SHALL OBTAIN AN ENCROACHMENT REMOVAL AGREEMENT IF REQUIRED FOR ALL IRRIGATION EQUIPMENT LOCATED WITHIN PUBLIC RIGHT OF WAY.

3. SUBMITTAL:

CONTRACTOR'S MAINTENANCE PERIOD SHALL NOT BE TERMINATED UNTIL THE FOLLOWING CONDITIONS ARE MET:

3.1. RECORD DRAWINGS:

3.1.1. CONTRACTOR SHALL RECORD WORK AS IT IS ACTUALLY INSTALLED ON AN ERASABLE

XEROX VELLUM BASE OF THE IRRIGATION DRAWING, MAKE CHANGES TO XEROX VELLUM

BASE IN INK (NO BALL POINT PEN), AND MAINTAIN CURRENT RECORD DRAWINGS ON THE SITE. THE FINAL "AS BUILT" RECORD DRAWINGS SHALL BE DRAFTED EMPLOYING A COMPETENT DRAFTSMAN.

3.1.2. RECORD DIMENSIONS FROM TWO DIFFERENT PERMANENT POINTS OF REFERENCE (BUILDINGS, MONUMENTS, CURB RETURNS, ETC.) FOR THE FOLLOWING ITEMS:

3.1.2.1. WATER METER AND BACKFLOW ASSEMBLY

3.1.2.2. CONNECTIONS TO EXISTING WATER LINES

3.1.2.3. BALL, QUICK COUPLING AND AUTOMATIC CONTROL VALVES

3.1.2.4. ROUTING OF PRESSURE LINES

3.1.2.5. SOURCE OF ELECTRICAL POWER FOR CONTROLLER, LOCATION OF CONDUIT AND

CONDUCTORS FROM SOURCE TO CONTROLLER, ROUTING OF ELECTRICAL WIRES,

AND SPARE WIRE LOCATIONS

3.1.2.6. PIPE AND ELECTRICAL SLEEVES

3.1.3. CONTRACTOR SHALL SUBMIT ONE SET OF COMPLETED RECORD DRAWINGS TO THE

OWNER'S REPRESENTATIVE PRIOR TO THE BEGINNING OF THE SPECIFIED MAINTENANCE

PERIOD AND OWNER'S REPRESENTATIVE SHALL VERIFY COMPLETENESS PRIOR TO FINAL ACCEPTANCE.

3.2. CONTROLLER CHARTS:

THE CONTRACTOR SHALL PREPARE THE CONTROLLER CHARTS AND PLACE THEM IN THE CONTROLLERS BEFORE COMMENCING SERVICE. CONTRACTOR SHALL VERIFY COMPLETENESS OF

RECORD DRAWINGS WITH OWNER'S REPRESENTATIVE PRIOR TO PREPARING THE CONTROLLER CHARTS. THE CONTROLLER CHARTS SHALL BE PREPARED AS FOLLOWS:

3.2.1. PROVIDE ONE CONTROLLER CHART FOR EACH AUTOMATIC CONTROLLER SHOWING THE AREA COVERED BY THE CONTROLLER. THE CHART MUST SHOW CLEARLY ALL AREAS UTILIZING RECLAIMED IRRIGATION WATER AND POTABLE IRRIGATION WATER. THE CHART SHALL BE THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW.

3.2.2. THE CHART IS TO BE A REDUCED DRAWING OF THE ACTUAL AS-BUILT SYSTEM. THE LINE

WEIGHTS AND LETTERING ON THE ORIGINAL CONTROLLER CHART DRAWING SHALL BE SO DRAWN THAT THE REDUCED CHART IS CLEARLY READABLE.

3.2.3. THE CHART SHALL BE A BLACKLINE PRINT WITH A DIFFERENT COLOR USED TO SHOW AREA OF COVERAGE FOR EACH STATION.

3.2.4. WHEN COMPLETED AND APPROVED, THE CHARTS SHALL BE HERMETICALLY SEALED BETWEEN TWO PIECES OF PLASTIC, EACH PIECE BEING A MINIMUM OF TEN (10) MILS THICK.

3.3. SERVICE MANUALS, KEYS, EQUIPMENT, AND GUARANTEES:

3.3.1. CONTRACTOR SHALL SUBMIT TWO (2) SERVICE MANUALS FOR IRRIGATION EQUIPMENT TO OWNER'S REPRESENTATIVE. MANUALS MAY BE LOOSE LEAF AND SHALL CONTAIN

COMPLETE DRAWINGS OF ALL EQUIPMENT INSTALLED SHOWING COMPONENTS AND CATALOG NUMBERS TOGETHER WITH THE MANUFACTURER'S NAME AND ADDRESS.

OPERATION INSTRUCTIONS SHALL BE SIMPLE ENOUGH TO BE UNDERSTOOD WITHOUT SPECIALIZED KNOWLEDGE.

3.3.2. CONTRACTOR SHALL SUBMIT TWO (2) SETS OF KEYS PER EACH CONTROLLER. A COPY OF THE EQUIPMENT GUARANTEES SHALL BE PROVIDED TO THE OWNER'S REPRESENTATIVE.

3.3.3. THE CONTRACTOR SHALL SUPPLY THE FOLLOWING TOOLS:

3.3.3.1. TWO (2) SETS OF SPECIAL TOOLS REQUIRED FOR REMOVING, DISASSEMBLING, AND ADJUSTING EACH TYPE OF SPRINKLER AND VALVE ON THIS PROJECT.

3.3.3.2. ONE (1) QUICK COUPLER KEY AND MATCHING HOSE SWIVEL FOR EACH TYPE OF QUICK COUPLING VALVE INSTALLED.

3.4. LANDSCAPE IRRIGATION AUDIT REPORT:

3.4.1. CONTRACTOR SHALL SUBMIT TO THE OWNER'S REPRESENTATIVE A LANDSCAPE

IRRIGATION AUDIT REPORT PREPARED BY A THIRD-PARTY CERTIFIED LANDSCAPE IRRIGATION AUDITOR.

4. WATER SUPPLY:

4.1. GENERAL:

4.1.1. POTABLE WATER SUPPLY SHALL BE CLEAN, FREE OF SUSPENDED PARTICLES, ALGAE, OR

CHEMICALS THAT MAY FORM INSOLUBLE PRECIPITATES IN THE EQUIPMENT OR MAY BE DETRIMENTAL TO PLANTINGS.

4.2. WATER SERVICE:

4.2.1. INDIVIDUALLY ASSESSED AREAS AND INDIVIDUALLY OWNED (OR TO BE OWNED) LOTS SHALL HAVE SEPARATELY METERED AND CONTROLLED IRRIGATION SYSTEMS. IRRIGATION

SHALL BE CONFINED TO THE INDIVIDUAL AREAS, WITHOUT OVERSPRAY ONTO ADJACENT AREAS OR ACROSS PROPERTY LINES. SPECIAL SITUATIONS MAY BE APPROVED OR

REQUIRED BY THE PLANNING DIRECTOR ARCHITECT TO VARY FROM THESE REQUIREMENTS.

4.2.2. CITY APPROVED BACKFLOW PREVENTION UNITS ARE REQUIRED ON ALL IRRIGATION SYSTEMS. INSTALLATION SHALL COMPLY WITH ALL APPLICABLE HEALTH AND SAFETY CODES.

5. GUARANTEE:

THE SITE SPRINKLER SYSTEM, INCLUDING WORK DONE UNDER THIS CONTRACT, SHALL BE GUARANTEED

IN WRITING AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED AREAS BELOW

GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE ENDING OF THE SPECIFIED MAINTENANCE PERIOD. THE OWNER'S REPRESENTATIVE SHALL DETERMINE THIS DATE AFTER REVIEW OF THE SPECIFIED IRRIGATION WORK. IMMEDIATELY REPAIR DAMAGE TO THE SYSTEM AND SITE CAUSED BY FAULTY MATERIALS OR WORKMANSHIP AT NO COST TO THE OWNER. PROVIDE INSTRUCTION TO THE OWNER'S

REPRESENTATIVE AND FUTURE MAINTENANCE PERSONNEL IN THE OPERATION OF THE IRRIGATION SYSTEMS. THE OWNER RETAINS THE RIGHT TO MAKE EMERGENCY REPAIRS WITHOUT RELIEVING THE CONTRACTOR'S GUARANTEE OBLIGATIONS. IN THE EVENT THE CONTRACTOR DOES NOT RESPOND TO

THE OWNER'S REQUEST FOR REPAIR WORK UNDER THIS GUARANTEE WITHIN A TIMELY MANNER, THE

OWNER MAY MAKE SUCH REPAIRS AS HE MAY DEEM NECESSARY AT THE FULL EXPENSE OF THE CONTRACTOR.

6. MATERIALS:

6.1. GENERAL:

6.1.1. PROVIDE NEW MATERIALS AND EQUIPMENT OF BEST QUALITY OBTAINABLE, WHICH COMPLY WITH DRAWINGS AND SPECIFICATIONS.

6.1.2. NO SUBSTITUTION OF SPECIFIED MATERIALS OR EQUIPMENT SHALL BE MADE WITHOUT

REVIEW BY URBAN ARENA AND WRITTEN APPROVAL FROM THE OWNER'S REPRESENTATIVE.

6.2. IRRIGATION PIPE AND FITTINGS:

6.2.1. PVC PIPE:

6.2.1.1. PIPE SHALL BE MADE FROM NSF APPROVED, TYPE I, GRADE II PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATION D1784. PIPE SHALL MEET REQUIREMENTS SET FORTH IN FEDERAL SPECIFICATION PS-22-70 WITH AN APPROPRIATE STANDARD DIMENSION RATIO.

6.2.1.2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION: MANUFACTURER'S NAME, NOMINAL PIPE SIZE,

SCHEDULE OR CLASS, PRESSURE RATING IN PSI, NSF APPROVAL AND DATE OF EXTRUSION.

6.2.1.3. ALL SOLVENT SHALL BE AS RECOMMENDED BY MANUFACTURER OF PIPE FITTING AND AS APPROVED. USE NO SOLVENT FROM CANS THAT HAVE BEEN OPENED OVERNIGHT.

6.2.1.4. PVC PRESSURE LINES TO BE INSTALLED UNDERGROUND:

6.2.1.4.1. ALL PIPE 2" AND LARGER SHALL BE CLASS 315

6.2.1.4.2. ALL PIPE SMALLER THAN 2" SHALL BE SCH 40

6.2.1.4.3. FITTINGS SHALL BE SCH. 40.

6.2.1.5. PVC NON-PRESSURE LINES TO BE INSTALLED UNDERGROUND:

6.2.1.5.1. ALL PIPE SHALL BE SCH. 40.

6.2.1.5.2. FITTINGS SHALL BE SCH. 40.

6.2.1.6. PVC FITTINGS, SOLVENT WELDED TYPE PVC SCH 40, TYPE II NSF APPROVED, SHALL CONFORM TO ASTM TEST PROCEDURE D 2466.

6.2.1.7. PVC FITTINGS SHALL BEAR THE MANUFACTURER'S NAME OR TRADEMARK, MATERIAL DESIGNATION, SIZE, APPLICABLE I.P.S. SCHEDULE AND NSF APPROVAL.

6.2.1.8. NO CLOSE NIPPLES OR CROSSES SHALL BE USED. PVC NIPPLES SHALL BE BLACK IN COLOR.

6.2.2. ULTRAVIOLET RESISTANT PVC PIPE AND FITTINGS:

6.2.2.1. PRESSURE LINE PIPE SHALL BE ULTRAVIOLET RESISTANT PVC 1120, TYPE I GRADE I NSF APPROVED, IN ACCORDANCE WITH ASTM D-1785 AND SHALL BE OF NOMINAL SCHEDULE 40 PIPE CLASSIFICATION. MATERIAL SHALL MEET ASTM D-1784, CELL CLASS 12454B.

6.2.2.2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION: MANUFACTURER'S NAME, NOMINAL PIPE SIZE,

UVR-PVC TYPE AND GRADE, PRESSURE RATING IN PSI, NSF APPROVAL AND DATE OF EXTRUSION.

6.2.2.3. ALL FITTINGS SHALL BE ULTRAVIOLET RESISTANT PVC 1120, TYPE I, GRADE 1 NSF APPROVED, IN ACCORDANCE WITH ASTM D-2466, SCHEDULE 40 SOCKET TYPE WITH THE DIMENSION CONFORMING TO AND INTENDED FOR USE WITH I.P.S.

OUTSIDE DIAMETER SCHEDULE 40 PIPE.

6.2.2.4. ALL RISER NIPPLES SHALL BE UVR-PVC SCHEDULE 80, PVC 1120, TYPE I, GRADE I,

NSF APPROVED AS MANUFACTURED BY BROWNLINE PIPE COMPANY (OR EQUAL) IN ACCORDANCE WITH ASTM D-1785. MATERIAL SHALL MEET ASTM D-1784 CELL CLASS 12454B. THE NIPPLES SHALL BE 1/2" OR 3/4" I.P.S. DIMENSION WITH LENGTH AS SPECIFIED ON PLANS.

6.2.3. BRASS PIPE AND FITTINGS:

BRASS PIPE SHALL BE I.P.S. STANDARD WEIGHT, I.P.S., REGULAR, 85% RED BRASS CONFORMING TO ASTM B43. FITTINGS SHALL BE WITH STANDARD 125 POUND CAST BRONZE THREADED FITTINGS.

6.2.4. COPPER PIPE:

COPPER PIPE SHALL BE SEAMLESS, TYPE K, HARD DRAWN TUBING.

6.3. IDENTIFICATION TAPE:

6.3.1. MARKER TAPE FOR SLEEVES SHALL BE METALLIC BACKED LOCATING TAPE MARKED "IRRIGATION" IN TWO INCH CAPITAL LETTERS EVERY THREE FEET ALONG THE TAPE.

6.3.2. MARKER TAPE FOR DIRECT BURIAL WIRES SHALL BE RED COLORED "ALLEN MARKING TAPE" OR APPROVED EQUAL. TAPE SHALL BE 3 " WIDE.

6.4. SLEEVING:

6.4.1. PIPE SLEEVES SHALL BE PVC SCH 40 MINIMUM.

6.5. VALVES:

6.5.1. REMOTE CONTROL VALVES AND PRESSURE REGULATING REMOTE CONTROL VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.2. BALL VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.3. CHECK VALVES SHALL BE HUNTER HCV-SERIES.

6.5.4. QUICK COUPLING VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.5. MASTER VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.6. FLUSH / AIR RELIEF VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.6. VALVE/PULL BOXES:

6.6.1. REMOTE CONTROL VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE

MANUFACTURED BY RAINBIRD MODEL VB-STD-B (BLACK BODY) WITH VB-STD-BKL (BLACK LID).

6.6.2. BALL VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-10RND-B (BLACK BODY) WITH VB-10RND-BKL (BLACK LID).

6.6.3. QUICK COUPLING VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-10RND-B (BLACK BODY) WITH VB-10RND-BKL (BLACK LID).

6.6.4. PULL BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-10RND-B (BLACK BODY) WITH VB-10RND-BKL (BLACK LID).

6.6.5. MASTER VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-STD-B (BLACK BODY) WITH VB-STD-BKL (BLACK LID).

6.6.6. FLUSH / AIR RELIEF VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-7RND-BK (BLACK BODY WITH BLACK LID).

6.7. BUBBLER HEADS:

BUBBLER HEADS SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.8. DRIP EMITTER HEADS/LINE:

DRIP EMITTER HEADS/LINE SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.9. WEATHER SENSING DEVICES:

WEATHER SENSING DEVICES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.10. CONTROL WIRING:

6.10.1. CONVENTIONAL CONTROLLER WIRE:

6.10.1.1. USE DIRECT BURIAL COPPER WIRE AWG-U.F. 600 VOLT, SINGLE CONDUCTOR

SOLID COPPER, PLASTIC INSULATED CABLE RATED FOR DIRECT BURIAL APPLICATION, U.F., U.L. APPROVED 14 GAUGE (MINIMUM) PILOT AND SPARE WIRES, 12 GAUGE (MINIMUM) FOR COMMON GROUND RETURN WIRE. WIRE COLOR AS FOLLOWS: COMMON WIRE SHALL BE WHITE, CONTROL WIRES SHALL BE COLOR-CODED ANY COLOR BUT RED OR WHITE. EACH CONTROL WIRE COLOR SHALL BE UNIQUE FROM ALL OTHER CONTROL WIRES. EXTRA CONTROL WIRES SHALL BE RED.

6.10.2. TWO-WIRE CONTROLLER WIRE:

6.10.2.1. USE DIRECT BURIAL COPPER WIRE AWG-U.F. 600 VOLT, SINGLE CONDUCTOR

SOLID COPPER, PLASTIC INSULATED CABLE RATED FOR DIRECT BURIAL APPLICATION, U.F., U.L. APPROVED 14 GAUGE (MINIMUM).

6.10.3. SEALS FOR SPLICES AND SPARE WIRE ENDS SHALL BE "PEN-TITE" WIRE CONNECTORS OR APPROVED EQUAL.

6.11. TWO-WIRE DECODERS:

6.11.1. TWO-WIRE DECODERS SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.12. AUTOMATIC CONTROLLERS:

6.12.1. EACH CONTROLLER SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.12.2. CONTROLLER SHALL OPERATE ON SINGLE PHASE, 110 TO 120 VOLT, 60 Hz, ALTERNATING CURRENT, "UL" LISTED, AND SHALL CONTAIN AN "OFF" AND "ON" SWITCH TO SHUT OFF ENTIRE AUTOMATIC WATERING CYCLE WITHOUT INTERRUPTING THE TIMING MECHANISM.

OUTPUT SHALL BE 24 VOLTS AC.

6.12.3. CONTROLLERS SHALL BE ENCLOSED IN WEATHERPROOF CORROSION-RESISTANT HOUSING HAVING LOCKING COVER TO PROTECT ALL EQUIPMENT FROM VANDALISM.

6.12.4. CONDUIT FOR 120 VOLT AND 24 VOLT WIRING SHALL BE AS APPROVED BY THE LOCAL

BUILDING CODE FOR ELECTRICAL SERVICE AND DISTRIBUTION (PVC PIPE WILL NOT BE ACCEPTABLE FOR USE AS ELECTRICAL CONDUIT).

6.13. PRESSURE REGULATION DEVICE:

6.13.1. PRESSURE REGULATION DEVICE SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.14. BACKFLOW PREVENTION DEVICE:

6.14.1. BACKFLOW PREVENTION DEVICE SHALL BE OF THE TYPE AND SIZE INDICATED ON THE PLANS. BACKFLOW PREVENTION DEVICE SHALL MEET THE STANDARDS SET BY THE STATE OF CALIFORNIA, CALIFORNIA ADMINISTRATIVE CODE, TITLE 17 - "REGULATIONS RELATING TO CROSS CONNECTIONS".

6.14.2. BACKFLOW PREVENTION DEVICE SHALL BE FITTED WITH RESILIENT SEATED TEST COCKS,

AND WITH RESILIENT SEATED SHUT-OFF VALVES CAPABLE OF ISOLATING THE DEVICE FROM THE REST OF THE SPRINKLER SYSTEM.

6.15. FLOW SENSING DEVICE:

6.15.1. FLOW SENSING DEVICE SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

7. INSTALLATION PROCEDURES:

7.1. GENERAL:

7.1.1. IF NO DETAIL IS PROVIDED FOR WORK UNDER THIS CONTRACT, INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS OR RECOMMENDED STANDARD PRACTICE.

SUBMIT RECOMMENDED PROCEDURES TO OWNER'S REPRESENTATIVE BEFORE PROCEEDING WITH WORK.

7.1.2. PLANS ARE DIAGRAMMATIC AND APPROXIMATE. VALVES AND OTHER IRRIGATION EQUIPMENT SHALL BE LOCATED IN PLANTING AREAS. PIPING SHALL BE LOCATED ALONG THE INSIDE EDGES OF PLANTING AREAS EXCEPT WHERE NOT FEASIBLE TO DO SO.

7.2. WATER SUPPLY:

7.2.1. CONNECT IRRIGATION SYSTEM TO POINT OF CONNECTION (POC) AT APPROXIMATE LOCATIONS SHOWN ON DRAWINGS.

7.2.2. ALLOW FOR MINOR CHANGES AT POC CAUSED BY ACTUAL SITE CONDITIONS.

7.2.3. VERIFY AVAILABLE WATER PRESSURE AT EACH METER LOCATION PRIOR TO COMMENCING CONSTRUCTION OF IRRIGATION SYSTEMS. NOTIFY THE OWNER'S REPRESENTATIVE

IMMEDIATELY IF PRESSURE IS NOT THAT WHICH IS INDICATED IN THE DRAWINGS, OR IS NOT SUFFICIENT TO OPERATE SYSTEMS AS DESIGNED. IF NOTIFICATION IS NOT

PERFORMED THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ANY REQUIRED REVISIONS.

7.3. ELECTRICAL SUPPLY:

7.3.1. CONNECT POWER AND CONNECTIONS TO THE AUTOMATIC CONTROLLER AS INDICATED ON THE DRAWINGS.

7.3.2. CONTRACTOR SHALL COMPLY WITH APPLICABLE CODES AND ORDINANCES.

7.3.3. CONTRACTOR SHALL COORDINATE WITH OWNER AND OTHER TRADES TO HAVE POWER AVAILABLE TO THE CONTROLLERS WHEN NEEDED.

7.4. TRENCHING:

7.4.1. DIG TRENCHES STRAIGHT AND SUPPORT PIPE CONTINUOUSLY ON BOTTOM OF TRENCH.

LAY PIPE TO AN EVEN GRADE. FOLLOW LAYOUT INDICATED ON DRAWINGS.

7.4.2. DEPTH OF TRENCHES SHALL BE SUFFICIENT TO PROVIDE A MINIMUM COVER ABOVE THE

TOP OF THE PIPE AS INDICATED IN PIPE DEPTH SECTION UNDER THE IRRIGATION PIPE AND FITTINGS HEADING.

7.4.3. FINISH GRADE OF ALL TRENCHES MUST CONFORM TO ADJACENT GRADES WITHOUT DIPS, SUNKEN AREAS, HUMPS OR OTHER IRREGULARITIES.

7.5. IRRIGATION PIPE AND FITTINGS:

7.5.1. ASSEMBLIES:

7.5.1.1. INSTALL NO MULTIPLE ASSEMBLIES. PROVIDE EACH ASSEMBLY WITH ITS OWN OUTLET.

7.5.1.2. PVC TO METAL CONNECTION SHALL BE BY PVC MALE THREAD ADAPTER FITTING

SCREWED INTO METAL FEMALE FITTING, OR BY METAL MALE THREAD ADAPTER FITTING SCREWED INTO PVC FEMALE FITTING.

7.5.1.3. TEFLON TAPE SHALL BE USED ON ALL THREADED PVC TO PVC AND PVC TO METAL JOINTS.

7.5.1.4. REMOVE BURRS FROM PVC PIPE ENDS PRIOR TO CONNECTING OR SOLVENT WELDING. USE SOLVENT MANUFACTURER'S RECOMMENDATIONS FOR CLEANING PIPE ENDS PRIOR TO MAKING SOLVENT WELDED CONNECTIONS.

7.5.1.5. ALL PVC PRESSURE PIPE 2" AND LARGER, SHALL HAVE THE CORRECT SIZED

CONCRETE THRUST BLOCK INSTALLED AT EVERY ABRUPT CHANGE OF

ALIGNMENT AT BALL VALVES, AT TEES, AT ELBOWS, AND AT ENDS OF PIPE RUNS, AND WHEREVER FIELD CONDITIONS OCCUR WHICH REQUIRE ONE.

7.5.1.6. IRRIGATION CIRCUITS SHALL RUN PARALLEL, OR AS CLOSE TO PARALLEL AS IS PRACTICAL, TO THE CONTOUR LINES.

7.5.2. PIPE DEPTHS:

DEPTH OF PIPE SHALL BE SUFFICIENT TO PROVIDE A MINIMUM COVER ABOVE THE TOP OF

THE PIPE AS FOLLOWS UNLESS INDICATED DIFFERENTLY ON DRAWINGS OR AS PER CITY OR COUNTY CODES OR REQUIREMENTS:

7.5.2.1. COMMERCIAL/INDUSTRIAL REQUIREMENTS:

7.5.2.1.1. PLANTING AREAS:

NON-PRESSURE LINES - 12" OF COVER
PRESSURE LINES - 18" OF COVER

7.5.2.1.2. PAVED AREAS:

NON-PRESSURE LINES IN SLEEVES - 30" OF COVER
PRESSURE LINES IN SLEEVES - 36" OF COVER
ELECTRICAL WIRES IN SLEEVES - 36" OF COVER

7.5.3. LINE CLEARANCE:

7.5.3.1. POTABLE IRRIGATION LINES SHALL HAVE A CLEARANCE OF 6" OR MORE FROM EACH OTHER, AND FROM LINES OF OTHER TRADES.

7.5.3.2. PARALLEL IRRIGATION LINES SHALL NOT BE INSTALLED DIRECTLY OVER ONE ANOTHER, OR AGAINST THE SIDES OF THE TRENCH.

7.5.4. FLUSHING AND ADJUSTING SYSTEM:

7.5.4.1. AFTER IRRIGATION PIPELINES AND RISERS ARE IN PLACE AND CONNECTED, AND

PRIOR TO INSTALLATION OF IRRIGATION HEADS, OPEN THE CONTROL VALVES AND USE A FULL HEAD OF WATER TO FLUSH OUT SYSTEM. AFTER THE SYSTEM IS

THOROUGHLY FLUSHED, RISER SHALL BE CAPPED OFF AND THE SYSTEM PRESSURE TESTED.

7.5.4.2. ADJUST VALVES AND ALIGNMENT AND COVERAGE OF IRRIGATION HEADS.

ADJUSTMENTS MAY INCLUDE CHANGES IN NOZZLE SIZES AND DEGREES OF ARC.

THESE CHANGES SHALL BE MADE WITHOUT ADDITIONAL COST TO THE OWNER.

OBTAIN COVERAGE TEST APPROVAL FROM LANDSCAPE ARCHITECT PRIOR TO PLANTING OR SEEDING.

7.5.4.3. SYSTEMS REQUIRING FLUSHING SHALL ACCOMMODATE THE WATER GENERATED BY THE FLUSHING WITHOUT EROSION OR DISTURBANCE TO THE PLANTING.

WATER SHALL BE CHANNELED INTO ADJACENT DRAINAGE STRUCTURES (SWALE, GUTTER, ETC.) WHERE POSSIBLE.

7.5.5. HYDROSTATIC PRESSURE TEST:

7.5.5.1. NOTIFY OWNER'S REPRESENTATIVE 48 HRS PRIOR TO HYDROSTATIC PRESSURE TEST. TESTING SHALL OCCUR PRIOR TO BACKFILLING AND INSTALLATION OF ANY VALVES.

7.5.5.2. NO TESTING SHALL OCCUR, NOR SHALL ANY WATER BE ALLOWED INTO ANY

SYSTEM BEFORE THE SOLVENT MANUFACTURER'S RECOMMENDED CURING TIME HAS ELAPSED.

7.5.5.3. TEST ALL PRESSURE LINES UNDER HYDROSTATIC PRESSURE OF 150 LBS PER SQUARE INCH FOR NOT LESS THAN FOUR HOURS. TEST ALL NON-PRESSURE LINES UNDER EXISTING STATIC PRESSURE.

7.5.5.4. IF LEAKS DEVELOP, REPLACE JOINTS AND REPEAT TEST UNTIL SYSTEM IS PROVEN TO BE WATERTIGHT.

7.5.5.5. FURNISH NECESSARY FORCE PUMP AND OTHER TEST EQUIPMENT.

7.5.6. SLEEVES:

7.5.6.1. SLEEVES SHALL BE A MINIMUM OF TWO TIMES LARGER THAN PIPE OR WIRE BUNDLE IT ENCLOSES. ONE PIPE PER SLEEVE. PIPE SIZE SHALL BE 2" MINIMUM.

7.5.6.2. PIPE SLEEVE UNDER EXISTING OR FUTURE PAVING SHALL BE INSTALLED PRIOR TO PAVING OR RE-PAVING AND SHALL EXTEND 12" BEYOND EACH SIDE OF PAVEMENT. THE LETTERS "E" FOR ELECTRIC AND "W" FOR WATER SHALL BE

STAMPED OR CHISELED IN THE PAVEMENT DIRECTLY ABOVE THE SLEEVE ON BOTH SIDES OF THE CROSSING.

7.5.6.3. SLEEVE MARKER: METALLIC BACKED LOCATING TAPE SHALL BE INSTALLED ALONG THE ENTIRE LENGTH OF ALL SLEEVES, 12" DIRECTLY ABOVE SLEEVES.

7.5.6.4. CONTRACTOR SHALL BE RESPONSIBLE FOR SLEEVES AND CHASES UNDER PAVING, THROUGH WALLS, ETC., UNLESS OTHERWISE NOTED.

7.5.7. VALVES:

7.5.7.1. REMOTE CONTROL VALVES AND PRESSURE REDUCING REMOTE CONTROL VALVES:

7.5.7.1.1. VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.1.2. VALVES SHALL BE GROUPED TOGETHER WHEREVER POSSIBLE AND INSTALLED IN INDIVIDUAL VALVE BOXES.

7.5.7.1.3. WHERE THE PRESSURE AT THE REMOTE CONTROL VALVE EXCEEDS 80 P.S.I. (DUE TO ELEVATION DROPS, ETC.), A PRESSURE REDUCING VALVE SHALL BE USED TO REDUCE PRESSURE TO DESIGN LEVELS.

7.5.7.1.4. VALVES SHALL BE ADJUSTED SO THAT THE MOST REMOTE SPRINKLER

HEADS OPERATE AT THE PRESSURE RECOMMENDED BY THE HEAD
MANUFACTURER. VALVES SHALL BE ADJUSTED SO A UNIFORM

DISTRIBUTION OF WATER IS APPLIED BY THE SPRINKLER HEADS TO THE PLANTING AREAS FOR EACH INDIVIDUAL VALVE SYSTEM.

7.5.7.1.5. PROVIDE A PVC UNION ON THE DOWNSTREAM SIDE OF THE VALVE.

CONNECTIONS SHALL BE MADE HORIZONTALLY.

7.5.7.2. BALL VALVES:

7.5.7.2.1. ALL VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.2.2. BALL VALVES SHALL BE INSTALLED TO DIVIDE THE IRRIGATION SYSTEM

INTO CONTROLLABLE UNITS, AND TO AVOID DRAINING LONG RUNS OF PIPING FOR SYSTEM REPAIRS.

7.5.7.3. CHECK VALVES:

7.5.7.3.1. PROVIDE A MANUFACTURER INSTALLED CHECK VALVE IN EACH SHRUB HEAD ON RISER. WHEN A MANUFACTURER INSTALLED CHECK VALVE IS

NOT AVAILABLE, OR WHERE THE SYSTEM ELEVATION CHANGE

EXCEEDS TEN FEET, PROVIDE AN IN LINE CHECK VALVE ON THE RISER OF EACH SHRUB HEAD ACCORDING TO DETAILS.

7.5.7.3.2. PROVIDE A MANUFACTURER INSTALLED CHECK VALVE IN EACH POP-UP HEAD. WHEN A MANUFACTURER INSTALLED CHECK VALVE IS NOT

AVAILABLE, OR WHERE THE SYSTEM ELEVATION CHANGE EXCEEDS

EIGHT FEET, PROVIDE AN IN LINE CHECK VALVE ON THE SWING JOINT ASSEMBLY OF EACH POP-UP HEAD ACCORDING TO DETAILS.

7.5.7.4. QUICK COUPLING VALVES:

7.5.7.4.1. QUICK COUPLING VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.4.2. QUICK COUPLING VALVES SHALL BE SET APPROXIMATELY 12" FROM WALKS, CURBS, HEADERS, OR PAVED AREAS WHERE APPLICABLE.

7.5.7.5. MASTER VALVES:

7.5.7.5.1. MASTER VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.5.2. MASTER VALVES SHALL BE SET APPROXIMATELY 12" FROM WALKS, CURBS, HEADERS, OR PAVED AREAS WHERE APPLICABLE.

7.5.7.6. FLUSH/AIR RELIEF VALVES:

7.5.7.6.1. FLUSH/AIR RELIEF VALVES SHALL BE LOCATED AT THE HYDROSTATIC

HIGH AND LOW POINTS OF EACH DRIP ZONE AND/OR WITHIN EACH SEPARATE SECTION OF THE DRIP ZONE THEREOF.

7.5.7.6.2. FLUSH/AIR RELIEF VALVES SHALL BE SET APPROXIMATELY 12" FROM WALKS, CURBS, HEADERS, OR PAVED AREAS WHERE APPLICABLE.

7.5.8. VALVE/PULL BOX:

7.5.8.1. VALVE BOXES SHALL BE SET ONE AND ONE HALF INCH (1 1/2") ABOVE THE DESIGNATED FINISH GRADE IN SHRUB AREAS.

7.5.8.2. VALVE BOXES ADJACENT TO WALKS OR PAVING SHALL NOT BE INSTALLED HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.8.3. INDICATE ON VALVE BOX LID EITHER P.B. FOR PULL BOX, B.V. FOR BALL VALVE, OR

THE IDENTIFICATION NUMBER OF THE REMOTE CONTROL VALVE AND CONTROLLER CLOCK. LETTERS SHALL BE 3" HIGH, 1/2" WIDE AND BURNED INTO THE LID WITH A SOLDERING IRON OR ENGRAVED INTO THE LID WITH A ROUTER.

7.5.9. BUBBLER HEADS:

7.5.9.1. BUBBLER HEADS AND RISERS SHALL BE INSTALLED ACCORDING TO DETAILS.

7.5.9.2. TOP OF POP-UP TYPE HEADS ADJACENT TO WALKS OR PAVING SHALL NOT BE HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.9.3. CONTRACTOR SHALL ADJUST ALL IRRIGATION HEADS TO NOT THROW ONTO WALKS, BUILDINGS OR WINDOWS WHEREVER POSSIBLE. IRRIGATION SYSTEMS SHALL NOT SPRAY WATER ACROSS SUBDIVISION BOUNDARY LINES. WATER VELOCITY IN PIPES SHALL NOT EXCEED 5 FEET PER SECOND AND FLOW SHALL NOT EXCEED RECOMMENDED MAXIMUM OF REMOTE CONTROL VALVE SIZE.

7.5.9.4. IRRIGATION HEADS WITHIN A CIRCUIT SHALL HAVE A UNIFORM PRECIPITATION RATE. DO NOT INTERMIX DIFFERENT TYPES OR BRANDS OF IRRIGATION HEADS ON THE SAME CIRCUIT.

7.5.10. DRIP EMITTER HEADS/LINE:

7.5.10.1. DRIP EMITTER HEADS/LINE AND RISERS SHALL BE INSTALLED ACCORDING TO DETAILS.

7.5.10.2. INSTALL DRIP EMITTER HEADS/LINE 12" FROM ANY VERTICAL SURFACE (WALLS, FENCES, BUILDINGS, ETC.).

7.5.10.3. TOP OF DRIP EMITTER HEADS/LINE OR TOP OF DRIP EMITTER HEAD BOXES

ADJACENT TO WALKS OR PAVING SHALL NOT BE HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.10.4. CONTRACTOR SHALL ADJUST ALL DRIP IRRIGATION HEADS/LINE TO FULLY COVER ALL PLANTING AREAS. IRRIGATION SYSTEMS SHALL NOT IRRIGATE ACROSS PROPERTY LINES. WHERE ON-SITE FIELD CONDITIONS REQUIRE CHANGES, DRIP EMITTER HEADS/LINE SHALL BE ADDED OR DELETED FOR COMPLETE COVERAGE.

PIPE SIZING SHALL BE ADJUSTED ACCORDINGLY. WATER VELOCITY IN PIPES SHALL NOT EXCEED 5 FEET PER SECOND AND FLOW SHALL NOT EXCEED

RECOMMENDED MAXIMUM OF REMOTE CONTROL VALVE / CONTROL ZONE KIT SIZE.

7.5.11. WEATHER SENSING DEVICES:

WEATHER SENSING DEVICES SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS.

7.5.11.1. CONTROL WIRING:

7.5.11.1. GENERAL:

7.5.11.1.1. INSTALL WIRING IN SAME TRENCH AS PRESSURE SUPPLY LINES Architecture + Planning
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DESIGN REVIEW
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IRRIGATION SPECS
City Council/RSA Agenda 236 Tuesday, April 25, 2023
WHEREVER POSSIBLE.

7.5.11.1.2. THERE SHALL BE EIGHTEEN INCHES (18") COVERAGE OF EARTH OVER THE 24-VOLT CONTROL WIRE. INSTALL WIRE IN TRENCH AND TAPE TO MAIN LINES ON SIDE OF PIPE, WHERE APPLICABLE, AT 10" INTERVALS.

7.5.11.1.3. NO SPLICES SHALL BE MADE BETWEEN THE CONTROLLER AND

AUTOMATIC CONTROL VALVES UNLESS NECESSARY FOR DISTANCES OF OVER 1000' AND THEN SHALL CONFORM TO SECTIONS D AND F BELOW.

7.5.11.1.4. ALL SPLICES SHALL BE ENCASED IN WATERPROOF CONNECTORS PER APPROVED MATERIALS.

7.5.11.1.5. TRENCH MARKER: WHEN CONTRACTOR CANNOT INSTALL CONTROL

WIRES IN THE SAME TRENCH AS THE PRESSURE SUPPLY LINES, ALL

DIRECT BURIAL WIRES SHALL BE MARKED WITH A CONTINUOUS RED COLORED TRENCH MARKER PLASTIC TAPE PLACED NINE INCHES (9") BELOW FINISHED GRADE DIRECTLY ABOVE THE BURIED WIRES.

7.5.11.1.6. IN LINE WIRE SPLICES SHALL BE MADE ONLY IN PULL BOXES OR VALVE BOXES.

7.5.11.1.7. ALL WIRES IN PULL BOXES SHALL BE LOOSE AND SHALL NOT COME WITHIN THREE INCHES (3") FROM LID. BOXES SHALL BE SIZED ACCORDINGLY TO ACCOMMODATE THIS REQUIREMENT.

7.5.11.1.8. TESTING: ALL WIRING SHALL BE TESTED FOR CONTINUITY, OPEN

CIRCUITS, AND UNINTENTIONAL GROUNDS PRIOR TO CONNECTING TO EQUIPMENT. THE MINIMUM INSULATION RESISTANCE TO GROUND SHALL BE FIFTY (50) MEGAOHMS. ANY WIRING NOT MEETING THIS REQUIREMENT SHALL BE REPLACED, AT THE CONTRACTOR'S EXPENSE.

7.5.11.2. TWO-WIRE CONTROLLER.

7.5.11.2.1. EACH INDIVIDUAL CONTROLLER'S CONTROL WIRE SHALL BE TAPED WITH COLORED TAPE AT INTERVALS NOT EXCEEDING TEN FEET (10').

CONTROLLER IDENTIFICATION TAPE COLORS SHALL BE DIFFERENT AND UNIQUE FOR EACH CONTROLLER.

7.5.11.2.2. WIRE CONNECTIONS SHALL BE INSTALLED WITH A 1" DIA. BY 2'-0"

LONG COILED EXCESS WIRE LENGTH AT EACH END ENCLOSURE, WIRE SPLICE, AND 100' ON CENTER.

7.5.11.2.3. LIGHTNING ARRESTORS SHALL BE PROVIDED AT CONTROL WIRE ENDS AND AT 600' MAXIMUM SPACING ALONG THE TWO-WIRE PATH AND SHALL BE INSTALLED ACCORDING TO DETAILS.

7.5.12. TWO-WIRE DECODERS:

7.5.12.1. EACH REMOTE CONTROL VALVE SHALL BE PROVIDED/ASSIGNED WITH ITS OWN DECODER WITHIN THE VALVE BOX.

7.5.12.2. ALL CONNECTIONS SHALL BE ENCASED IN WATERPROOF CONNECTORS PER APPROVED MATERIALS.

7.5.13. BACKFILLING:

7.5.13.1. DO NOT BACKFILL THE PIPE JOINTS UNTIL THE SYSTEM HAS BEEN PRESSURE TESTED AND ACCEPTED.

7.5.13.2. MECHANICALLY COMPACT BACKFILL FOR TRENCHING TO DRY DENSITY

EQUIVALENT TO ADJACENT UNDISTURBED SOIL, AND MEET ADJACENT GRADES WITHOUT SUNKEN AREAS, HUMPS OR OTHER IRREGULARITIES.

7.5.13.3. PLACE 6" OR MORE OF CLEAN SOIL, FREE OF DEBRIS, ROCK, ETC. AS INITIAL BACKFILL ON PRESSURE SUPPLY LINES.

7.5.13.4. PLACE FINE GRANULAR MATERIAL WITH NO FOREIGN MATTER LARGER THAN 1/2" IN SIZE AS INITIAL BACKFILL ON ALL NON-PRESSURE LINES.

7.5.13.5. PLACE A MINIMUM OF 6" OF SAND ON PIPES LOCATED UNDER AREAS WHERE PAVING WILL BE INSTALLED. USE SPECIFIED INITIAL BACKFILL FOR REMAINING FILL AS NECESSARY.

7.5.13.6. INSTALL PIPING UNDER EXISTING WALKS BY JETTING OR BORING. IF CUTTING OR

BREAKING OF WALKS IS NECESSARY, IT SHALL BE DONE AND REPLACED AS A PART OF THIS CONTRACT. OBTAIN PERMISSION FROM OWNER'S REPRESENTATIVE BEFORE PROCEEDING.

7.5.14. AUTOMATIC CONTROLLERS:

7.5.14.1. THE AUTOMATIC CONTROLLER SHALL BE INSTALLED AT THE APPROXIMATE

LOCATION SHOWN ON THE PLAN IN A MANNER RECOMMENDED BY THE MANUFACTURER. CONTRACTOR SHALL CONNECT REMOTE CONTROL VALVES TO

CONTROLLER TO CORRESPOND WITH THE STATION NUMBERS, IN THE SEQUENCE SHOWN ON THE PLANS.

7.5.14.2. CONTROLLERS SHALL BE PROGRAMMED SO WATERING WILL NOT INTERFERE WITH CONSTRUCTION OR NORMAL USE OF THE PROPERTY.

7.5.14.3. ALL LOCAL AND OTHER APPLICABLE CODES SHALL TAKE PRECEDENCE IN CONNECTION OF THE 110 VOLT ELECTRICAL SERVICE TO THE CONTROLLER.

OWNER SHALL PROVIDE POWER TO THE CONTROLLER. CONTRACTOR SHALL COMPLETE HOOK-UP TO THE CONTROLLER.

7.5.14.4. ALL CONTROL CIRCUITS SHALL BE DESIGNED TO OPERATE ONE VALVE AT A TIME.

7.5.15. PRESSURE REGULATION DEVICES:

7.5.15.1. PRESSURE REGULATION DEVICES SHALL BE INSTALLED ON ANY SYSTEMS WITH A STATIC INLET PRESSURE AT THE POINT OF CONNECTION GREATER THAN 80 PSI.

PRESSURE SHALL BE REGULATED TO A PRESSURE ADEQUATE TO OPERATE THE

EQUIPMENT AT DESIGNED PRESSURES WITH ALL INCIDENTAL AND LINE LOSSES INCLUDED.

7.5.15.2. PRESSURE REGULATION DEVICES SHALL BE INSTALLED ABOVE GROUND, IN LINE WITH THE BACKFLOW PREVENTION DEVICE, MAKING ONE COMPLETE ASSEMBLY.

7.5.15.3. ADJUST PRESSURE REGULATION DEVICES TO ACHIEVE 10 PSI MORE THAN THE

MINIMUM HEAD OPERATION PRESSURE FOR EACH TYPE OF HEAD AT THE HIGHEST SYSTEM AND/OR HIGHEST AND LARGEST SYSTEM. SEE IRRIGATION LEGEND FOR THE LOWEST OPERATING PRESSURE RANGE OF EACH HEAD TYPE.

7.5.16. BACKFLOW PREVENTION UNITS:

7.5.16.1. BACKFLOW PREVENTER ASSEMBLIES SERVING POTABLE WATER SHALL BE LOCATED IN SHRUB AREAS. FINAL LOCATION SHALL BE APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.

7.5.17. FLOW SENSING DEVICE:

7.5.17.1. FLOW SENSING DEVICE SHALL BE LOCATED IN SHRUB AREAS DOWNSTREAM OF MASTER VALVE.

7.5.18. CLEAN-UP:

7.5.18.1. UPON COMPLETION OF WORK IN THIS SECTION, CONTRACTOR SHALL REMOVE ALL RUBBISH, TRASH, AND DEBRIS RESULTING FROM THE OPERATIONS; REMOVE UNUSED EQUIPMENT AND IMPLEMENTS OF SERVICE; LEAVE ENTIRE AREA

INVOLVED IN A NEAT AND ACCEPTABLE CONDITION SUCH AS TO MEET THE APPROVAL OF THE OWNER'S REPRESENTATIVE.

8. IRRIGATION MAINTENANCE SCHEDULE

8.1. GENERAL

8.1.1. MAINTENANCE PROCEDURES SHALL BE PERFORMED ON A MONTHLY BASIS.

8.1.2. LANDSCAPE SHALL BE MAINTAINED TO ENSURE WATER-USE EFFICIENCY.

8.1.3. A REGULAR MAINTENANCE SCHEDULE SHALL BE SUBMITTED WITH THE CERTIFICATE OF COMPLETION.

8.1.4. REPAIR OF ALL IRRIGATION EQUIPMENT SHALL BE DONE WITH THE ORIGINALLY INSTALLED

COMPONENTS OR THEIR EQUIVALENTS OR WITH COMPONENTS WITH GREATER EFFICIENCY.

8.2. BASIC IRRIGATION MAINTENANCE PROCEDURES

8.2.1. CONTROLLER

8.2.1.1. OPEN AND CLEAN OUT CONTROLLER'S CABINET.

8.2.1.2. IF NEEDED, REPLACE THE BACK-UP BATTERY.

8.2.1.3. IF NEEDED, UPDATE DATE AND TIME.

8.2.1.4. CHECK THE CONNECTION ON ALL WIRES AND ENSURE SENSORS ARE CONNECTED.

8.2.1.5. CHANGE THE SCHEDULE TO REFLECT THE CURRENT SEASON AND IRRIGATION NEEDS OF THE LANDSCAPE.

8.2.2. VALVES (BUBBLER AND SPRINKLER VALVES)

8.2.2.1. REMOVE THE LAST HEAD AND TURN ON EACH ZONE/VALVE FOR A FEW MINUTES TO FLUSH OUT DIRT AND DEBRIS.

8.2.2.2. REPLACE THE LAST HEAD OF ALL ZONES, TURN ON EACH ZONE, AND LOOK FOR ANY SYSTEM DAMAGE (I.E. LEAKS, DAMAGED PIPE, DAMAGED OR MISSING NOZZLES, ETC.).

8.2.2.2.1. REPAIR OR REPLACE DAMAGED OR MISSING NOZZLES.

8.2.2.2.2. CLEAN BUILT-IN SCREENS, REPLACE IF NECESSARY, AND REPLACE CLOGGED NOZZLES.

8.2.2.2.3. INSPECT VALVES AND PIPES FOR LEAKS. REPAIR OR REPLACE IN NECESSARY.

8.2.2.2.4. INSPECT VALVE COVERS AND VALVE BOXES. REPLACE AS NECESSARY.

8.2.2.2.5. INSPECT VALVE ELECTRICAL CONNECTIONS. REPAIR OR REPLACE IF NECESSARY.

8.2.2.3. MAKE THE NECESSARY ADJUSTMENTS AND REPAIRS TO THE SYSTEM IN ORDER TO APPLY THE WATER AS EVENLY AS POSSIBLE.

8.2.3. DRIP CONTROL ZONE KITS (DRIP VALVES)

8.2.3.1. OPEN/REMOVE ALL EXHAUST HEADER FLUSH VALVES AND TURN ON EACH ZONE FOR A FEW MINUTES TO FLUSH OUT ANY DIRT OR DEBRIS.

8.2.3.2. CLOSE/REPLACE FLUSH VALVES OF ALL ZONES, TURN ON EACH ZONE, AND INSPECT SYSTEM FOR DAMAGE (I.E. LEAKS, DAMAGED PIPE, DAMAGED OR MISSING NOZZLES, ETC.).

8.2.3.2.1. INSPECT FOR PINCHED OR BROKEN TUBING AND STRAIGHTEN OR REPLACE.

8.2.3.2.2. ENSURE ALL CONNECTIONS ARE SECURE.

8.2.3.2.3. ENSURE PROPER OPERATION OF FLUSH VALVES AND AIR RELIEF VALVES. REPAIR OR REPLACE AS NECESSARY.

8.2.3.2.4. SERVICE BUILT-IN VALVE FILTERS/STRAINERS. IF DAMAGED, REPLACE WITH APPROPRIATE FILTER.

8.2.3.2.5. INSPECT VALVES AND PIPES FOR LEAKS. REPAIR OR REPLACE AS NECESSARY.

8.2.3.2.6. INSPECT VALVE COVERS AND VALVE BOXES. REPLACE AS NECESSARY.

8.2.3.2.7. INSPECT VALVE ELECTRICAL CONNECTIONS. REPAIR OR REPLACE AS NECESSARY.

8.2.3.3. MAKE THE NECESSARY ADJUSTMENTS AND REPAIRS TO THE SYSTEM IN ORDER TO APPLY THE WATER AS EVENLY AS POSSIBLE.

9. IRRIGATION AUDIT SCHEDULE

9.1. GENERAL

9.1.1. AT A MINIMUM, AUDITS SHALL BE IN ACCORDANCE WITH THE STATE OF CALIFORNIA LANDSCAPE WATER MANAGEMENT PROGRAM AS DESCRIBED IN THE "LANDSCAPE IRRIGATION AUDITOR, 3RD EDITION" WHICH IS HEREBY INCORPORATED BY THIS REFERENCE. (LANDSCAPE IRRIGATION AUDITOR, FEBRUARY 01, 2013, 3RD EDITION.)

9.1.2. LANDSCAPE IRRIGATION AUDITS SHALL BE CONDUCTED BY A THIRD-PARTY CERTIFIED

LANDSCAPE IRRIGATION AUDITOR AT THE COMPLETION OF THE IRRIGATION SYSTEM INSTALLATION AND AT LEAST ONCE EVERY FIVE YEARS THEREAFTER.

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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022 L2.3.02

IRRIGATION SPECS
City Council/RSA Agenda 237 Tuesday, April 25, 2023

ORNAMENTAL SHRUBS/GROUNDCOVER
ABELIA X GRANDIFLORA `KALEIDOSCOPE` / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA `COUSIN ITT` / RIVER WATTLE
ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW

AGAVE ATTENUATA / FOXTAIL AGAVE

ALOE STRIATA X MACULATA 'GHOST' / GHOST ALOE
ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA

ARTEMISIA X 'POWIS CASTLE' / POWIS CASTLE ARTEMISIA

BUDDLEJA X 'MISS MOLLY' / MISS MOLLY BUTTERFLY BUSH

CARISSA MACROCARPA 'GREEN CARPET' / GREEN CARPET NATAL PLUM CEANOTHUS THYRSIFLORUS `SKYLARK` / SKYLARK CEANOTHUS

CISTUS INCANUS / PINK ROCK ROSE

EPILOBIUM CANUM / CALIFORNIA FUCHSIA

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GREVILLEA LANIGERA 'COASTAL GEM' / COASTAL GEM GREVILLEA

HESPERALOE PARVIFLORA / RED YUCCA

LEUCADENDRON SALIGNUM 'BLUSH' / BLUSH CONEBUSH

LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE

LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH

LUPINUS ALBIFRONS / BUSH LUPINE

MIMULUS AURANTIACUS / STICKY MONKEYFLOWER
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER

MUHLENBERGIA RIGENS / DEER GRASS

NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT

PHORMIUM TENAX 'JACK SPRATT' / NEW ZEALAND FLAX

ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY

SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE

SALVIA GREGGII / AUTUMN SAGE
SALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE

SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON

TEUCRIUM X LUCIDRYS PROSTRATUM / GERMANDER

VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA

CONCEPT PLANT SCHEDULE
BUILDING 2

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
8TH STREET
BUILDING 2

L STREET
BUILDING 1

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

LIMIT OF WORK
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
8TH STREET
BUILDING 1

TREES QTY BOTANICAL / COMMON NAME SIZE WUCOLS
9 ACACIA STENOPHYLLA 24" BOX L

SHOESTRING ACACIA
6 KOELREUTERIA PANICULATA 36" BOX M

GOLDEN RAIN TREE
6 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' 24" BOX L

NATCHEZ CRAPE MYRTLE

TREE SCHEDULE

MATCHLINE - SEE SHEET BELOW

MATCHLINE - SEE SHEET ABOVE
MATCHLINE - SEE SHEET L3.1.02
MATCHLINE - SEE SHEET L3.1.03
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STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L3.1.01
L3.1.02
L3.1.01
L3.1.03
8TH STREET

L STREET
9TH STREET
L3.1.01

NORTH PLANTING PLAN
0 10 20
1"=10'-0"SCALE
City Council/RSA Agenda 238 Tuesday, April 25, 2023
BUILDING 3 BUILDING 4

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
PA2 IMPROVEMENTS UNDER

SEPARATE COVER
9TH STREET
BUILDING 3 BUILDING 4

ORNAMENTAL SHRUBS/GROUNDCOVER
ABELIA X GRANDIFLORA `KALEIDOSCOPE` / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA `COUSIN ITT` / RIVER WATTLE
ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW

AGAVE ATTENUATA / FOXTAIL AGAVE

ALOE STRIATA X MACULATA 'GHOST' / GHOST ALOE
ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA

ARTEMISIA X 'POWIS CASTLE' / POWIS CASTLE ARTEMISIA

BUDDLEJA X 'MISS MOLLY' / MISS MOLLY BUTTERFLY BUSH

CARISSA MACROCARPA 'GREEN CARPET' / GREEN CARPET NATAL PLUM CEANOTHUS THYRSIFLORUS `SKYLARK` / SKYLARK CEANOTHUS

CISTUS INCANUS / PINK ROCK ROSE

EPILOBIUM CANUM / CALIFORNIA FUCHSIA

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GREVILLEA LANIGERA 'COASTAL GEM' / COASTAL GEM GREVILLEA

HESPERALOE PARVIFLORA / RED YUCCA

LEUCADENDRON SALIGNUM 'BLUSH' / BLUSH CONEBUSH

LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE

LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH

LUPINUS ALBIFRONS / BUSH LUPINE

MIMULUS AURANTIACUS / STICKY MONKEYFLOWER
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER

MUHLENBERGIA RIGENS / DEER GRASS

NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT

PHORMIUM TENAX 'JACK SPRATT' / NEW ZEALAND FLAX

ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY

SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE

SALVIA GREGGII / AUTUMN SAGE
SALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE

SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON

TEUCRIUM X LUCIDRYS PROSTRATUM / GERMANDER

VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA

CONCEPT PLANT SCHEDULE

TREES QTY BOTANICAL / COMMON NAME SIZE WUCOLS
9 ACACIA STENOPHYLLA 24" BOX L

SHOESTRING ACACIA
6 KOELREUTERIA PANICULATA 36" BOX M

GOLDEN RAIN TREE
6 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' 24" BOX L

NATCHEZ CRAPE MYRTLE

TREE SCHEDULE
MATCHLINE - SEE SHEET L3.1.03
MATCHLINE - SEE SHEET L3.1.01
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L3.1.01
L3.1.02
L3.1.01
L3.1.03
8TH STREET

L STREET
9TH STREET
L3.1.02

NORTH PLANTING PLAN
0 10 20
1"=10'-0"SCALE
City Council/RSA Agenda 239 Tuesday, April 25, 2023
BUILDING 5
BUILDING 6

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER
9TH STREET

L STREET
BUILDING 5
BUILDING 6

ORNAMENTAL SHRUBS/GROUNDCOVER
ABELIA X GRANDIFLORA `KALEIDOSCOPE` / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA `COUSIN ITT` / RIVER WATTLE
ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW

AGAVE ATTENUATA / FOXTAIL AGAVE

ALOE STRIATA X MACULATA 'GHOST' / GHOST ALOE
ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA

ARTEMISIA X 'POWIS CASTLE' / POWIS CASTLE ARTEMISIA

BUDDLEJA X 'MISS MOLLY' / MISS MOLLY BUTTERFLY BUSH

CARISSA MACROCARPA 'GREEN CARPET' / GREEN CARPET NATAL PLUM CEANOTHUS THYRSIFLORUS `SKYLARK` / SKYLARK CEANOTHUS

CISTUS INCANUS / PINK ROCK ROSE

EPILOBIUM CANUM / CALIFORNIA FUCHSIA

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GREVILLEA LANIGERA 'COASTAL GEM' / COASTAL GEM GREVILLEA

HESPERALOE PARVIFLORA / RED YUCCA

LEUCADENDRON SALIGNUM 'BLUSH' / BLUSH CONEBUSH

LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE

LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH

LUPINUS ALBIFRONS / BUSH LUPINE

MIMULUS AURANTIACUS / STICKY MONKEYFLOWER
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER

MUHLENBERGIA RIGENS / DEER GRASS

NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT

PHORMIUM TENAX 'JACK SPRATT' / NEW ZEALAND FLAX

ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY

SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE

SALVIA GREGGII / AUTUMN SAGE
SALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE

SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON

TEUCRIUM X LUCIDRYS PROSTRATUM / GERMANDER

VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA

CONCEPT PLANT SCHEDULE

TREES QTY BOTANICAL / COMMON NAME SIZE WUCOLS
9 ACACIA STENOPHYLLA 24" BOX L

SHOESTRING ACACIA
6 KOELREUTERIA PANICULATA 36" BOX M

GOLDEN RAIN TREE
6 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' 24" BOX L

NATCHEZ CRAPE MYRTLE

TREE SCHEDULE
MATCHLINE - SEE SHEET L3.1.02
MATCHLINE - SEE SHEET L3.1.01
Architecture + Planning
888.456.5849
ktgy.com

STATION EAST
UNION CITY, CA # 2021-1258

DESIGN REVIEW
SEPTEMBER 12, 2022
L3.1.01
L3.1.02
L3.1.01
L3.1.03
8TH STREET

L STREET
9TH STREET
L3.1.03

NORTH PLANTING PLAN
0 10 20
1"=10'-0"SCALE
City Council/RSA Agenda 240 Tuesday, April 25, 2023
ATTACHMENT 5
RESOLUTION NO. XXXX-23

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UNION CITY APPROVING THE SITE DEVELOPMENT REVIEW (SD-22-004) FOR PLANNING AREA (“PA”) 9/10 IN THE STATION EAST RESIDENTIAL / MIXED USE DEVELOPMENT FOR THE PROJECT SITE (APN: 087-0021-005-02 (portion)) WHEREAS, the Station East Owner, LLC, submitted applications for a General Plan Amendment (AG-20-001), Specific Plan Amendment (SP-20-001), Zoning Text Amendment (AT-20-002), Zoning Map Amendment (A- 20-001), Development Agreement (DA-20-001), and Tentative Map (TTM-20-001) for the Station East Residential / Mixed Use project, subject to City approvals in June 2021; and
WHEREAS, the Station East Owner LLC, has submitted an application for Site Development Review for Planning Area (PA) 9/10 consisting of 78 condominium units within the Station East Residential Mixed-Use project; and
WHEREAS, the project site consists of 1.42 acres located between the extensions of 9th Street, L Street, and Bradford Way (APN: 087-0023-013-02 (portion)); and WHEREAS, the subject property is part of the larger Station East Mixed Use Residential Project; and
WHEREAS, the project site has a General Plan designation of Station East Mixed Use Residential and a Zoning designation of SEMU-R (Station East Mixed Use Residential); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (SCH# 2020039032) was prepared and certified for the project on June 8, 2021 by City Council Resolution No. 5774- 21, which determined the project would not result in any significant impacts with the incorporation of mitigation measures; and
WHEREAS, pursuant to the CEQA Guidelines Section 15164, an Addendum to the EIR was prepared to analyze the changes in the project to determine if the project falls within the scope of the previously certified EIR; and

PLANNING COMMISSION REVIEW
WHEREAS, pursuant to Section 18.76.050 of the Union City Municipal Code, the Planning Commission held a duly noticed public hearing on the proposed Site Development Review (SD-22-004) on April 6, 2023, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the staff report dated April 6, 2023, and all written and oral testimony, incorporated herein by reference; and WHEREAS, on April 6, 2023, the Planning Commission adopted Resolution No. 3-23, recommending that the City Council adopt the Addendum to the Station East Residential / Mixed Use Project EIR; and
City Council/RSA Agenda 241 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 2 ends

WHEREAS, on April 6, 2023 the Planning Commission recommended approval of the proposed Site Development Review (SD-22-004) by adoption of Planning Commission Resolution No. 6-23, incorporated herein by reference; and

CITY COUNCIL REVIEW
WHEREAS, pursuant to Section 66451.3 of the Government Code, the City Council held a duly noticed public hearing on the proposed Site Development Review for Planning Area 9/10 on April 25, 2023, at which time all interested parties had the opportunity to be heard. The City Council considered the Addendum to the Station East Residential / Mixed Use Project EIR, a staff report dated April 25, 2023 incorporated herein by reference, and all written and oral testimony; and
WHEREAS, on April 25, 2023, pursuant to CEQA, the City Council adopted Resolution No. #XXXX-23 adopting an Addendum to the Station East Residential / Mixed Use Project EIR, which determined that any potential impacts of the revised project were within the scope of the previously certified EIR; and
WHEREAS, the project plans are labeled Exhibit A, attached hereto and made a part hereof.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Union City does hereby find as follows:

1. That the foregoing recitals are true and correct and made a part of this resolution; and Site Development Review

2. The project is consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies. Specifically, the project is consistent with the purpose as stated in the description of the Station East Mixed Use Residential designation to establish a high density, transit-oriented, walkable residential and commercial district which allows for multi-family residential uses and mixed-use residential uses, with ground floor commercial uses along the site’s major thoroughfares.

The project is also consistent with the applicable policies of the Station District Specific Plan as approved by the City Council.

3. The project, as conditioned, is consistent with the purpose of Title 18, which seeks to promote the public health, safety, and general welfare of the people; protect the character and maintain the stability of residential, business and industrial areas; and to promote orderly and beneficial development. The project, as conditioned, is also consistent with the applicable requirements of the SEMU-R Zoning District, including a waiver of parking standards within one-half mile of a major transit stop as required by Government Section 65863.2 and as referenced in UCMC Section 18.37.180.

City Council/RSA Agenda 242 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 3 ends

BE IT FURTHER RESOLVED THAT THE City Council of the City of Union City hereby approves SD-22-004 as set forth in Exhibit A, based on the following conditions of approval:

Planning Division
General

1. All actual site improvements shall be made and maintained with adherence to the plans, as shown in Exhibit A, except as they may be modified by other conditions of approval listed below.

3. The applicant and/or property owner shall include an annotated copy of the approved conditions with each set of detailed construction plans submitted for plan check review. Notations to the plans shall be made to clearly indicate how all conditions of approval will be or have been complied with. Construction plans shall not be accepted without the annotated final conditions of approval included as a note sheet with each set of plans.

City Council/RSA Agenda 243 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 4 ends

7. Prior to issuance of a building permit, the applicant and/or property owner shall provide Covenants, Conditions and Restrictions (CC&Rs) subject to review and approval of the Economic and Community Development Director that demonstrate compliance with the requirements of the Development Agreement as approved by Ordinance No. 866-21 on June 22, 2021 and any amendments and Tentative Map conditions as approved by Resolution No. 5777-21 on June 8, 2021 and any amendments, including but not limited to:
a. Participation in Master Homeowners’ Association required by Section 2.13 of Development Agreement and Tentative Map Condition No. 6; b. CC&Rs for the 78-unit development consistent with Tentative Map Condition No. 7 and No. 10;
c. Where not covered by another agreement, maintenance of all storm water pollution prevention measures.
d. In the event the public right-of-way landscaping is not maintained to the satisfaction of the City, the City may, at its option, maintain the landscaping and charge the applicant and/or property owner, its heirs or successors, for the services performed.
e. Any graffiti appearing on the site shall be removed by the applicant or owner within forty-eight hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the applicant for the services performed.
f. The applicant and/or property management shall ensure that all stoops and balconies are kept clutter-free at all times and are not used by occupants for storage or laundry-drying purposes.  Bicycles and recreational equipment shall be stored in the areas dedicated for residential storage purposes. g. Provisions for professional management of systems and equipment for solid waste handling as specified in the approved Final Solid Waste Management Plan.

Architecture, Building Materials and Finishes

9. Prior to issuance of a building permit, the applicant and/or property owner shall provide details of all exterior architectural and site features, including but not limited to windowsills, window trim, window mullions/muttons, exterior doors, eaves and overhangs, corbels, metal awnings, gutters, scoring, and exterior lights in the plans City Council/RSA Agenda 244 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 5 ends

submitted for building permit issuance, subject to review and approval by the Economic and Community Development Department. Minor changes to these and similar details may be required to enhance the building frontages.

10. Prior to the issuance of a building permit, the applicant and/or property owner shall submit samples of color palette and exterior materials for review and approval by the Economic & Community Development Department. The color samples shall be fullsize brush-outs as opposed to paint chips. Color swatches shall also be provided on the buildings on site for review and approval by the Economic and Community Development Department prior to full painting. Any future amendments or changes to the approved painting schemes shall be submitted to the Economic & Community Development Department for approval prior to the repainting of any buildings or structures on site.

11. The applicant and/or property owner shall provide factory-processed color finishes, such as baked enamel, on all exterior metal surfaces.

12. All rooftop equipment shall be screened from public view. A detail of such screening shall be included in the plans submitted for building permit issuance.

Landscaping and Fencing

13. Prior to the issuance of a building permit, the applicant and/or property owner shall submit a final landscape package, which is consistent with the preliminary landscape package except as may be modified by the following requirements and /or other project conditions of approval. Plant species and locations may be adjusted for compatibility, to coordinate with ladder pads, and other considerations. The landscape package shall also be consistent with Chapter 18.112, Water Efficient Landscape, of the Municipal Code and the Landscape Standards Policy Statement. The final landscape plan will be subject to review and approval by the City’s consulting Landscape Architect. Additional fees for consultant’s review and inspection are required to be paid with the building permit fees. A final inspection of the installed landscaping and irrigation shall be completed prior receipt of any certificate of final occupancy. The applicant and/or property owner shall be responsible for maintaining all irrigation and landscaping and shall replace any dead or dying vegetation for the life of the project.
a. Final landscape plans shall show screening for backflow prevention devices, meters and other above-ground appurtenances to the extent feasible. At initial planting, additional plants may be required by the Economic and Community Development Director to provide adequate screening.
b. Plans for Neighborhood Park C are subject to additional review and approval as required by Tentative Map Conditions 2.d and 14 as approved by Resolution No. 5777-21 on June 8, 2021.

14. The applicant and/or property owner shall provide a cash deposit in the amount of 50% of the estimated installation cost of the landscaping, up to $10,000.00, in order to ensure installation of the planting shown on the approved landscape plan. The City Council/RSA Agenda 245 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 6 ends

applicant and/or property owner shall enter into a private landscape maintenance contract for the maintenance of the required landscaping for a minimum period of two years after installation. The project landscaping shall be completed, pursuant to the above-stated requirements, prior to receipt of any certificate of final occupancy.

15. The applicant and/or property owner shall provide a detail for all proposed fencing subject to review and approval by the Economic and Community Development Department.

16. Prior to issuance of a building permit, plans shall include pathways connecting the pedestrian paths between the buildings and the detention basin with the sidewalks on L Street and Bradford Way, unless determined to be infeasible by the Economic and Community Development Director.

Utilities

17. The applicant and/or property owner shall subsurface all new transformers, switching boxes, and similar appurtenances, or shall screen them with landscaping or by locating them in an enclosure with walls matching the material and color of the nearest building. The enclosure shall include gates of heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines. The applicant and/or property owner shall arrange the location and treatment of the appurtenances with the gas, electric and communication providers prior to issuance of a building permit. A detail of the transformer screening shall be included on the plans submitted for issuance of a building permit.

18. The applicant and/or property owner shall screen all meters, telecommunications equipment, and appurtenant structures from public view to the satisfaction of the Economic and Community Development Director. A detail of such screening shall be shown on the plans submitted for issuance of a building permit.

19. The applicant and/or property owner shall, at developer’s expense and in conjunction with the City's Community Access Television (CATV) franchise, provide for the complete pre-wiring of the proposed development for the purpose of receiving CATV service from the City's CATV franchise. In addition, the applicant and/or property owner shall install an empty two-inch conduit in all joint trenches within the development and along the street frontages for the sole purpose of City’s future fiber optic line. Junction boxes shall be installed every 200 feet along the conduit route or per industry standard, as approved by the City Engineer This empty two-inch conduit shall be in addition to any conduits installed or provided for use by cable companies for their high-speed fiber. Utility companies may install the needed number of conduits with their own crews or pay the developer’s contractor to do so on their behalf. A site plan showing the conduit layout shall be submitted in hard copy and digital formats prior to grading permit issuance.

20. The applicant and/or property owner shall grant an easement to the Alameda County Water District to allow the installation of all backflow prevention devices. The devices shall be screened from public view by landscaping or other approved methods in the area in which the device is located. Landscaping shall blend with existing landscaping City Council/RSA Agenda 246 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 7 ends

and, if necessary, landscaping shall be added in other areas, as required for symmetry.

The Alameda County Water District shall sign any plans for screening to ensure conformance with their requirements. The final landscape package shall include landscape screening of any backflow prevention devices.

21. The applicant and/or property owner shall obtain a Union Sanitary District Demolition Permit for the abandonment of any existing sewer laterals prior to site grading or provide documentation showing that this has been done as part of the subdivision improvements required by Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021 and any amendments.

Parking

22. Building permit plans shall include details for: a) twelve (12) bike racks to accommodate at least twenty-four (24) bicycles on the exterior of the buildings and b) bike racks for forty (40) to sixty-four (64) bicycles within the garages as shown on Exhibit A, subject to review and approval by the Economic and Community Development Department. Prior to receipt of any certificate of final occupancy, the applicant and/or property owner shall install bicycle parking in conformance with the requirements listed in Chapter 18.28, Off-Street Parking and Loading and Chapter of the Zoning Ordinance.

Fees

23. Upon issuance of the building permit for each building, the applicant and/or property owner shall pay a Capital Facilities Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

24. Upon issuance of the building permit for the development, the applicant and/or property owner shall pay a Bedroom Tax in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

25. Upon issuance of the building permit for the development, the applicant and/or property owner shall pay a Fire Equipment Acquisition Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

26. Upon issuance of each building permit for the development, the applicant and/or property owner shall pay the General Plan Cost Recovery Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

Miscellaneous
City Council/RSA Agenda 247 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 8 ends

27. The applicant and/or property owner shall be responsible for ensuring that all contractors and subcontractors have obtained a valid City of Union City business license for the duration of the project.

28. Prior to issuance of a building permit, the applicant and/or property owner shall demonstrate compliance with Section 3.9, Youth Hiring Program, of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

29. Prior to receipt of any certificate of final occupancy , the applicant and/or property owner shall submit a Sign Plan for the project consistent with the Master Sign Program for Station East required by Tentative Map Condition No 28 for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021 and any amendments, including the location, design, and sign area for each of the building signs consistent with the Master Sign Program and City’s Sign Ordinance (Chapter 18.30 of the Municipal Code), allowed building sign materials, maximum letter height, illumination details (if any), and references to applicable requirements listed in the City’s Sign Ordinance.

30. Prior to issuance of a building permit, a Final Solid Waste Management Plan shall be submitted that provides adequate facilities and capacity for landfill (garbage), recycling, cardboard, and compost (organics) collection, subject to the review and approval of the Economic and Community Development Director and the Recycling Manager. The Final Solid Waste Management Plan shall also address operational details regarding management and collection of landfill (garbage), recycling, cardboard, and compost (organics) collection, including but not limited to, cleaning and maintenance of trash/recycling rooms and chutes, staging and removal of bins/carts for collection on the street, monitoring, response to breakdowns, contingency plans, and installation of informational/educational signs. The Final Solid Waste Management Plan shall incorporate safety measures which shall also be included in the building permit plans including but not limited to: installation of bollards for protection of facilities and automatic door locks to prevent trash room access during movement of bins.

32. Prior to issuance of a building permit, a photometric/lighting plan shall be submitted showing adequate lighting levels in pedestrian areas, including the property street frontages, to the satisfaction of the Police Department, Economic and Community Development Department and Public Works Department. All lighting fixtures other than street lights shall be of an architectural design that compliments the development, coordinates with other developments in Station East, and shall be fitted with glare shields to ensure light is down-directed and minimize overflow of lighting onto adjacent properties and the streets. The style and design of all light fixtures in the public right-of-way shall be reviewed and approved by the City Engineer; all other City Council/RSA Agenda 248 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 9 ends

light fixtures shall be approved by the Economic & Community Development Department.

Building Division

33. The applicant and/or property owner shall provide to the Building Department an eight and a half inch by eleven inch addressed site plan of the complex prior to the issuance of a building permit.

34. Any construction shall fully comply with the current adopted California Building Standards Code in effect at the time of building permit issuance.

36. Field Testing and Certification shall be done under the supervision of a professional engineer experienced (California licensed) in the design and testing of acoustical systems and barriers. Test results, which demonstrate that minimum sound insulation requirements have been met, shall be submitted to the Building Official for review and approval prior to receipt of any certificate of final occupancy.

41. The applicant and/or property owner shall not locate construction debris boxes within the public right-of-way (ROW), driveways or on adjacent private properties.

City Council/RSA Agenda 249 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 10 ends

42. A soils report shall be provided for the project site, including documentation by a Geotechnical Engineer regarding whether the proximity of the detention basin will require any special measures for the building or site improvements. The proposed building foundation design shall be reviewed by the Geotechnical Engineer who prepared the soils investigation. A letter shall be provided to the Building Division that is stamped and signed by the engineer that verifies the foundation design has been reviewed and found to be in conformance with the soil report requirements.

43. Prior to requesting a foundation inspection from the City, the Geotechnical Engineer who prepared the soil investigation shall provide a field report in writing, which shall state that the building pads were prepared and compacted in accordance with the soil report and specifications, and that the foundation and/or pier excavation, depth, backfill materials, and drainage, substantially conforms with the soil report and approved plans.

44. Prior to the final inspection for the buildings, the Geotechnical Engineer who prepared the soil investigation shall issue a final report in writing stating the completed pad, foundations, finished grading, drainage, and associated site work substantially conforms with the approved plans, specifications, and investigation.

Fire Department

47. The project shall comply with the California Building and Fire Codes and current and local ordinances in effect at the time of building permit submittal.

48. The project shall include installation of a National Fire Protection Association (NFPA) 13 Fire Sprinkler System and NFPA 72 Fire Alarm System.

51. Prior to issuance of a building permit, the ability to meet the fire flow requirements shall be verified by Alameda County Water District within one (1) year of testing, and City Council/RSA Agenda 250 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 11 ends

any improvements necessary to provide required fire flow to the site shall be completed to the satisfaction of the Fire Marshal.

52. Plans submitted for building permit issuance shall show ladder pads for review by the Fire Marshal.

53. Fire hydrants shall be placed in a loop system and located on the same side of the street as the development. Plans submitted for building permit issuance shall show compliance with these requirements.

54. Fire lane identification will be required when it is necessary to restrict parking of vehicles in order to maintain the required width of fire access roadways for emergency vehicle use.

55. Areas designated as a fire lane shall be identified by painted red curbs and related signage posted immediately adjacent, which states “Fire Lane – No Parking”. Plans submitted for building permit issuance shall detail location of red curbs.

57. The Fire Alarm Control Unit (FACU) shall not be co-located within the building electrical meter closets.

58. If a fire pump is required, plans submitted for building permit issuance shall indicate the diesel refueling shall be either through a sally port on a vertical wall five (5) feet from any opening and/or a below grade utility vault.

59. Prior to receipt of any certificate of final occupancy, the applicant/property owner shall be financially responsible to evaluate the building capability for allowing Fire and Police public safety 2-way radio transmissions to occur in all portions of the building. If radio transmission deficiencies are identified, the developer shall be responsible for implementing an enhanced public safety radio amplifier/repeater system inside and/or outside the building at no cost to the City, to the satisfaction of the Police Department.

60. Any welding or cutting operations shall require a hot work permit.

61. Standard road widths shall be measured from inside the curb and will comply with the current edition of the California Fire Code. The roadways at the extension of L Street, between Buildings 1 and 2, and between Buildings 3 and 4 shall be no less than 26 feet in width. The driveway access to the garages at the rear of Buildings 1 and 4 shall be no less than 20’ in width.

Police Department

62. The applicant and/or property owner shall use solid core doors for all exterior man doors. When allowed by code, all such doors shall have a bolt lock with minimum 1" City Council/RSA Agenda 251 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 12 ends

throw. Plans submitted for building permit issuance shall document compliance with this condition.

Plans submitted for building permit issuance shall document compliance with this condition.

Environmental Programs Division

Public Works Department
Miscellaneous Improvements

67. The applicant and/or property owner shall ensure that any proposed street lights are located at least 5 feet from proposed driveways, in accordance with City Standards.

Show details on required photometric plan required by Condition No. 32.

68. The applicant and/or property owner shall design all improvements in the City rightof-way in conformance with current City standards.

70. Plans submitted for building permit issuance shall identify curb markings and signage for the two “flex zones” on 9th Street as shown on Sheet C2, subject to review and approval by the Public Works Director.

City Council/RSA Agenda 252 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 13 ends

Utilities

75. The applicant and/or property owner shall underground all new utility lines underground. No new overhead services to the development or overhead extensions of main lines will be permitted.

77. The applicant and/or property owner shall contact the Union Sanitary District at (510) 477-7500 to determine sewer service and permit requirements.

78. The applicant and/or property owner shall contact the Alameda County Flood Control and Water Conservation District to determine any approval requirements.

Trees

City Council/RSA Agenda 253 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 14 ends

Permits, Agreements, and Fees

87. The applicant and/or property owner shall place a copy of the approved Public Works conditions of approval on the grading plans released to the contractor.

Monday through Friday - 8:00 a.m. to 8:00 p.m.

Saturday - 9:00 a.m. to 8:00 p.m.

Sundays & Holidays - 10:00 a.m. to 6:00 p.m.

Stormwater
City Council/RSA Agenda 254 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 15 ends

91. The applicant and/or property owner shall enter into a storm water treatment measures maintenance agreement with the City of Union City assuring both the responsibility for the post-construction operation and maintenance (O&M) of any non-Low Impact Development (LID) treatment measures installed on the lot as well as the access by public agency personnel strictly for the purpose of O&M verification. The applicant may propose to include the maintenance of the non-LID filtration system in the O&M for the entire development if the timing of the proposed mechanical unit installation on PA 9/10 will work with the development of the roadway infrastructure and the associated LID stormwater treatment measures, such as the bio-treatment basins. This maintenance agreement shall be recorded by the property owner at the Alameda County Recorder's Office. An O&M Plan and an annual Inspection Report for storm water treatment measures shall be provided for review and approval by the Public Works Department, Environmental Programs Division in compliance with the California RWQCB Order R2-2015-0049, NPDES Permit No. CAS612008, dated November 19, 2015, or the latest edition in affect at the time of issuance of the grading permit. A sample ‘boiler plate’ version of this agreement prepared by the City Attorney is available from the Public Works Department for use on this project.

95. The applicant and/or property owner shall ensure that the storm water treatment devices proposed are consistent with the information in the hydraulics report that was City Council/RSA Agenda 255 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 16 ends

prepared for the entire development. For example, if additional non-LID filter units are proposed than previously anticipated, clarify if such changes would require the overall hydraulics report for the entire development to be updated to reflect these changes, prior to the issuance of a grading permit, subject to review and approval of the City Engineer.

Stormwater “During Construction” Best Management Practices (BMPs)

96. The following BMPs relating to construction site controls shall be implemented during construction activities. These BMPs shall be shown as notes on the approved grading and building permit plan sets:
a. The applicant and/or property owner shall ensure compliance with all BMPs by making sure that all contractors, subcontractors and suppliers are aware of all storm water pollution prevention measures and their implementation requirements.
b. The applicant and/or property owner shall ensure that concrete/gunite supply trucks or concrete/plaster and finishing operations discharge washout water into a designated cleanout area, designed to prevent pollutants from entering the storm water and/or sanitary sewer system.
c. The applicant and/or property owner shall ensure that discharge restrictions shall also apply to the operation of general construction machinery including masonry cutting equipment, and the washing of tools, brushes, containers, etc. These operations shall not be performed in the street, gutter, or where pollutants can enter the storm water system. Failure to comply with the approved construction requirements will result in the issuance of correction notices, citations, or project stop work orders.
d. The applicant and/or property owner shall minimize the removal of natural vegetation or ground cover from the site in order to minimize the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall commence unless approved erosion control measures are in place.
e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:

1. Start of the rainy season (October 1st);

2. Site dewatering activities;

3. Street washing activities; and

4. Saw cutting asphalt or concrete.

City Council/RSA Agenda 256 Tuesday, April 25, 2023
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g. The applicant and/or property owner shall ensure that solid waste enclosures and/or recycling containers, paved outdoor storage, staging, or lay down areas shall be designed and constructed to prevent pollutants from entering storm drain system.
h. The applicant and/or property owner shall ensure the availability of a contained and covered area on the site for the storage of bags of cement, paints, flammables, oils, fertilizers, pesticides or any other materials used on the project site that have the potential of becoming a pollutant and/or being discharged to the storm drain system.
i. The applicant and/or property owner shall ensure that dirt, gravel, debris and green waste shall be removed from the sidewalk, street pavement, and storm drains adjoining the project site. These areas shall be broom swept on a daily basis. Caked on mud or dirt shall be scraped before sweeping. During wet weather, the applicant and/or property owner should avoid excavation and other activities that lead to pollutants entering storm water such as driving vehicles on unpaved areas, etc.
j. The applicant and/or property owner shall ensure that outdoor washing or pressure washing shall be managed to prevent pollutants from getting into storm water and/or into the storm drain system.
k. The applicant and/or property owner shall ensure that On-site storm drain inlets shall be labeled “No Dumping - Drains to Bay” using a stencil approved by the Public Works Department.

97. The applicant and/or property owner shall maintain a program of dust control, to the satisfaction of the Public Works Director, to prevent air pollution as well as discomfort or damage to adjacent properties. The dust control program shall include the following BMPs recommended by the Bay Area Air Quality Management District:
a. Water all active construction areas at least twice daily. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard.
c. Pave, apply water three times daily to all unpaved areas on the site, or apply (nontoxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites.
d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Protect the closest downstream inlet with filter fabric inserts and sand/gravel bags and maintain it during the course of the project.

98. Mitigation Measure AQ-2a: Require Low-Volatile Organic Compounds (VOC) Coatings During Construction. The project applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive Reactive Organic City Council/RSA Agenda 257 Tuesday, April 25, 2023
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Gases (ROG) emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during construction. Prior to permit issuance, the project applicant shall submit evidence to the City regarding the use of low-VOC coatings to the City.

99. Mitigation Measure AQ-2b: Use Clean Diesel-Powered Equipment During Construction to Control Construction-Related Emissions. The project applicant shall ensure that all off-road diesel-powered equipment used during construction is equipped with Environmental Protection Agency (EPA)-approved Tier 4 Final engines. Prior to permit issuance, the project applicant, in coordination with the construction contractor, shall submit evidence to the City regarding the use of EPAapproved Tier 4 Final engines or cleaner for project construction. 100. Mitigation Measure AQ-2c: Require Use of Diesel Trucks with 2010-Compliant Model Year Engines. The project applicant shall ensure that contractors, as a condition of contract, to use diesel trucks that have 2010 model year or newer engines, but no less than the average fleet mix for the current calendar year as set forth in the California Air Resources Board’s (CARB’s) Emission Factor (EMFAC) 2017 model database. In the event that 2010 model year or newer diesel trucks cannot be obtained, the project applicant, in coordination with the construction contractor, must provide documentation to the City showing that a good faith effort to locate such engines was conducted, such as outreach to at least two vendors. Prior to permit issuance, the project applicant shall submit evidence compliance with this mitigation measure to the City.
101. Mitigation Measure AQ-2d: Implement Bay Area Air Quality Management District (BAAQMD) Basic Construction Mitigation Measures. The project applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by BAAQMD. The emissions reduction measures shall include, at a minimum, all of the following: Prior to permit issuance, the project applicant shall provide documentation that these basic construction measures are reflected in all construction contracts.  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) will be watered two times a day.
 All haul trucks will be covered when transporting soil, sand, or other loose material offsite.
 All visible mud or dirt track-out material on adjacent public roads will be removed using wet-power vacuum-type street sweepers at least once a day. The use of drypower sweeping is prohibited.  All vehicle speeds will be limited to 15 miles per hour on unpaved roads.  All roadways, driveways, and sidewalks that are to be paved will be paved as soon as possible. Building pads will be laid as soon as possible after grading, unless seeding or a soil binder is used.
 All construction equipment will be maintained and properly tuned in accordance with manufacturers' specifications. All equipment will be checked by a certified visible-emissions evaluator.
 Idling times will be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure).

City Council/RSA Agenda 258 Tuesday, April 25, 2023
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 Publicly visible signs will be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD's phone number will also be visible to ensure compliance with applicable regulations. 102. Mitigation Measure AQ-2e: Require Low-VOC Coatings during Operation.

The project applicant shall require their contractors, as a condition of contract, to reduce operation-related fugitive ROG emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during operation.
103. Mitigation Measure AQ-2f: Require Use of Green Consumer Products during Operation. The project applicant shall provide education for residential and commercial tenants concerning green consumer products. Prior to receipt of any certificate of final occupancy, the project applicant shall work with the City of Union City to develop electronic correspondence to be distributed by email to new residential and commercial tenants that require the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC cleaning supplies and consumer products. 104. Mitigation Measure AQ-2g: Purchase of Mitigation Credits for Emissions Exceeding BAAQMD’s Daily Pollutant Thresholds. The project applicant shall provide annual operational emissions estimates to the City for review prior to receipt of any certificate of final occupancy of new buildings. Average annual emissions shall be forecasted for each operational year over the life of the project (30 years).

Emissions shall be calculated using BAAQMD-accepted emissions model and project-specific land use and design features. Should the proposed development not result in operational emissions exceeding BAAQMD’s daily pollutant thresholds, the project would result in less-than-significant air quality impacts during operation and no further action would be required.

City Council/RSA Agenda 259 Tuesday, April 25, 2023
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 If an active burrow is identified, an appropriate no-disturbance buffer zone shall be established that extends a minimum of 250 feet around the burrow, and construction activities shall be prohibited within this zone during the nesting season (April through July).
 Buffers may be modified based on the opinion of the biological monitor and in coordination with California Department of Fish and Wildlife (CDFW) taking into consideration site specific conditions (e.g., line of sight to activities, specific activities taking place).
 Representatives of the CDFW shall be consulted to determine whether the nest burrow should be protected and a permanent buffer established or whether the nest site may be destroyed once the young have fled.
 Construction activities within the buffer zone shall not proceed until the qualified biologist has determined that the owls have fled and the nest can be destroyed or a CDFW-approved relocation plan is successfully implemented. *  The experience requirements for a “qualified biologist” shall include a minimum of 4 years of academic training and professional experience in biological sciences and related resource management activities, and a minimum of 2 years of experience conducting surveys for each species that may be present within the project area.
106. Mitigation Measure BIO-1b: Bat Protection. The project applicant shall implement the following measures prior to any construction activities:
 The project applicant shall retain a qualified biologist to conduct preconstruction surveys and implement protective measures for hoary bat, pallid bat, Townsend’s big-eared bat, and other roosting bats. At least 2 months prior to the demolition of the existing buildings and structures, a qualified biologist shall conduct an initial daytime survey to assess the building for potential bat roosting habitat, and to look for bats and bat sign. Qualified biologists shall have knowledge of the natural history of the species that could occur and sufficient experience determining bat occupancy and bat survey techniques. The qualified biologist shall examine both the inside and outside of the building and structures for potential roosting habitat, as well as routes of entry to the building and structures. Locations of any roosting bats, signs of bat use, and entry and exit points shall be noted and mapped on a drawing of the buildings and structures. Roost sites shall also be photographed as feasible.

Depending on the results of the habitat assessment, the following steps will be taken as described below.
 If the building and structures can be adequately assessed (i.e., all areas of the building and structures can be examined) and no habitat or limited habitat for roosting bats is present and no signs of bat use are present, a preconstruction survey of the interior and exterior of the buildings and structures by a qualified biologist shall be conducted within 24 hours of demolition.  If moderate or high potential habitat is present but there are no signs of bat use, the project applicant shall implement measures under the guidance of a qualified biologist to exclude bats from using the buildings and structures as a roost site, such as sealing off entry points. Prior to installing exclusion measures, a qualified biologist shall re-survey the buildings and structures to ensure that no bats are present. Additionally, a preconstruction survey of the City Council/RSA Agenda 260 Tuesday, April 25, 2023
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interior and exterior of the building and structures shall be conducted within 24 hours of demolition to confirm that no bats are present.  If moderate or high potential habitat is present and bats or bat sign are observed, or if exclusion measures are not installed as described above, or the buildings and structures provides suitable habitat but could not be adequately assessed, the following protective measures shall be implemented. o Follow-up surveys shall be conducted to determine if bats are still present.

If species identification is required by the California Department of Fish and Wildlife (CDFW), surveys using night vision goggles and active acoustic monitoring using full spectrum bat detectors shall be used. A survey plan (number, timing, and type of surveys) shall be determined in coordination with CDFW.
o Based on the timing of demolition, the extent of bat sign or occupied habitat, and the species present (if determined), the qualified biologists shall work with the City and CDFW to develop a plan to discourage or exclude bat use prior to demolition. The plan may include installing exclusion measures or using light or other means to deter bats from using the buildings and structures to roost.
o A preconstruction survey of the interior and exterior of the buildings and structures shall be conducted within 24 hours of demolition.  Depending on the species of bats present, size of the bat roost, and timing of the demolition, additional protective measures may be necessary. Appropriate measures shall be determined in coordination with the CDFW and may include measures listed below.
o To avoid impacts on maternity colonies or hibernating bats, the buildings and structures shall not be demolished while bats are present, generally between April 1 and September 15 (maternity season) and from October 30 to March 1 (hibernation).
o Removal of roosting habitat shall only occur only following the maternity season and prior to hibernation, generally between September 15 and October 30, unless exclusionary devices are first installed (as described below). Other measures, such as using lights to deter bat roosting, may be used if developed in coordination with and approved by CDFW. o Installation of exclusion devices shall occur before maternity colonies establish or after they disperse, generally from March 1 –30 or September 15–October 30 to preclude bats from occupying a roost site during demolition. Exclusionary devices shall only be installed by or under the supervision of a qualified biologist.
o The project applicant shall implement the following measures prior to tree removal or trimming:
 Project applicant(s) shall avoid impacts on maternity colonies or hibernating bats if identified by avoiding tree removal between April 1 and September 15 (maternity season) and between October 30 and March 1 (hibernation) to the extent feasible.
 No more than 2 weeks prior to the start of tree removal or trimming, a qualified biologist shall examine the trees that are to be removed or trimmed to identify suitable bat roosting habitat. High-quality habitat features (e.g., large tree cavities, basal hollows, loose or peeling bark, larger snags) shall be identified, and the area around these features shall be searched for bats City Council/RSA Agenda 261 Tuesday, April 25, 2023
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and bat sign (e.g., guano, culled insect parts, staining). If the qualified biologist concludes that the trees do not provide suitable bat roosting habitat, no further actions are necessary and tree removal or trimming may commence.

If the daytime survey identifies moderate or high potential for bats, an evening survey shall be conducted. The qualified biologist shall conduct evening visual emergence surveys of the source habitat feature from a half hour before sunset to 1 to 2 hours after sunset for a minimum of 2 nights within the season when construction shall take place. Night-vision goggles or full-spectrum acoustic detectors shall be used during emergence surveys to assist in species identification. All emergence surveys shall be conducted during favorable weather conditions (i.e., calm nights with temperatures conductive to bat activity [55 degrees and above] and no precipitation). If it is found that roosting special-status bats are present, protective measures determined by the qualified biologist in coordination with CDFW shall be implemented, as needed (see previous description for the types of measures).

The CDFW may require compensatory mitigation for the loss of roosting habitat, depending on the species present and size of the bat roost.

Compensation, if required, shall be determined in consultation with the CDFW and may include constructing, installing, or monitoring suitable replacement habitat on-site or near the project site to ensure it functions as intended.
107. Mitigation Measure BIO-1c: Nesting Bird Protection.  To the extent practicable, vegetation and tree removal, structural demolition, and other construction-related activities shall be performed from September 1 through January 31 to avoid the general nesting period for migratory birds protected by the (Migratory Bird Treaty Act) MBTA.
 If construction occurs during migratory bird nesting season (February 1 to August 31), the project applicant shall be responsible for the retention of a qualified biologist with demonstrated nesting bird survey experience to conduct a preconstruction nesting bird survey within 7 days prior to the start of construction in areas that have not been previously disturbed by project activities or after any construction breaks of 7 days or more. The survey shall be performed in suitable habitat to locate active passerine and raptor species (birds of prey) within 100 and 300 feet, respectively, of the applicable construction phase area.
 If active nests are located during the preconstruction nesting bird surveys, a qualified biologist shall determine if the schedule of construction activities could affect the active nest; if so, the following measures shall apply, as determined by the qualified biologist:
o If the qualified biologist determines that construction would not affect an active nest, construction may proceed without restriction; however, a qualified biologist shall regularly monitor the nest at a frequency determined appropriate for the surrounding construction activity to confirm that there would be no adverse effect. The frequency of spot check monitoring would be determined on a case-by-case basis, considering the particular construction activity, duration, proximity to City Council/RSA Agenda 262 Tuesday, April 25, 2023
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the nest, and physical barriers that may screen activity from the nest. The qualified biologist may revise his or her determination at any time during the nesting season, in coordination with the City.
o If it is determined that construction may affect an active nest, the qualified biologist shall establish a no-disturbance buffer around the nest(s), and all project work shall halt within the buffer to avoid disturbance or destruction until the qualified biologist determines that the nest is no longer active. Typically, buffer distances are no less than 50 feet for passerines and no less than 250 for raptors. These are standard buffer distances that State and federal regulators agree on as it is widely known in the avian community to minimize disturbances to nesting birds.

The buffer size, which can vary with different species, shall be based on species' sensitivity to disturbance, planned work activities in the vicinity of the nest, the level of noise or construction disturbance, the line of sight between the nest and the area(s) of disturbance, ambient levels of noise and other disturbances, and topographical or artificial barriers. o Modifying nest buffer distances, allowing certain construction activities within the buffer, and/or modifying construction methods in proximity to active nests shall be done at the discretion of the qualified biologist, in compliance with the California Fish and Game Code and other applicable laws.
o Any work that must occur within established no-disturbance buffers around active nests shall be monitored by a qualified biologist. If adverse effects in response to project work within the buffer are observed that could compromise the nest, work within the no-disturbance buffer(s) shall halt until the nest occupants have fledged.
o Any birds that begin nesting within the project area and survey buffers amid construction activities are assumed to be habituated to constructionrelated or similar noise and disturbance levels. Therefore, exclusion zones around nests may be reduced or eliminated in these cases, as determined by the qualified biologist. Work may proceed around these active nests as long as the nests and their occupants are not directly affected.
 Any inactive non-raptor nest on the project site shall be removed by a qualified biologist to deter nesting.
108. Mitigation Measure CUL-2a: Preconstruction Archaeological Sensitivity Training. Prior to the start of any construction activities, a qualified archaeologist shall conduct a preconstruction archaeological sensitivity training to the excavation crew. This training shall include an overview of what cultural resource are and why they are important, archaeological terms (such as site, feature, deposit), project site history, types of cultural resources likely to be uncovered during excavation, laws that protect cultural resources, and the unanticipated discovery protocol. 109. Mitigation Measure CUL-2b: Unanticipated Discovery Protocol. Should an archaeological resource be encountered during project construction activities, the construction contractor shall halt construction within 50 feet of the find and immediately notify the City. Construction activities shall be redirected and a qualified archaeologist, in consultation with the City, shall 1) evaluate the City Council/RSA Agenda 263 Tuesday, April 25, 2023
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archaeological resource to determine if it meets the CEQA definition of a historical or unique archaeological resource and 2) make recommendations about the treatment of the resource, as warranted. If the resource does meet the CEQA definition of a historical or unique archaeological resource, then it shall be avoided to the extent feasible by project construction activities. If avoidance is not feasible, then adverse effects to the deposit shall be mitigated as specified by CEQA Guidelines Section 15126.4(b) (for historic resources) or Section 21083.2 (for unique archaeological resources). This mitigation may include, but is not limited to, a thorough recording of the resource on Department of Parks and Recreation Form 523 records, or archaeological data recovery excavation. If data recovery excavation is warranted, CEQA Guidelines Section 15126.4 (b)(3)(C), which requires a data recovery plan prior to data recovery excavation, shall be followed.

If the significant identified resources are unique archaeological resources, mitigation of these resources shall be subject to the limitations on mitigation measures for archaeological resources identified in CEQA Guidelines Sections 21083.2 (c) through 21083.2 (f).
110. Mitigation Measure CUL-3: Handling of Human Remains. In the event that any human remains are encountered during construction activities, work within 50 feet of the discovery shall be redirected and the Alameda County Coroner shall be notified immediately. Concurrently, an archaeologist shall be contacted to assess the situation and consult with the appropriate agencies. If the human remains are of Native American origin, the coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours of this identification in accordance with section 5097.98 of the California Public Resources Code, and section 7050.5 of the California Health and Safety Code, as applicable. The NAHC shall identify a most likely descendant to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.
111. Mitigation Measure GEO-7: Paleontological Monitoring and Mitigation Plan.

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 Use local building materials of at least 10 percent (sourced from within 100 miles of the Planning Area)
 Recycle and reuse at least 65 percent of construction waste or demolition materials
113. Mitigation Measure HAZ-2a: Site Management Plan. Prior to issuance of a grading permit, the project sponsor shall retain the services of a qualified environmental engineering firm to prepare and implement, during site preparation and grading activities, a Site Management Plan (SMP). The SMP shall be designed to protect human health and the environment and include protocols, measures, and techniques for the proper handling, management, and disposition of affected soils and groundwater associated with construction dewatering (if any) found on the site and any areas of off-site work during site preparation and grading activities. The SMP shall also be designed to protect workers and off-site receptors during site activities and ensure the proper characterization, management, and/or disposal of contaminated environmental media that exceed applicable environmental screening levels established by the RWQCB, regional screening levels established by EPA, or other screening thresholds approved for the project. The environmental engineering firm shall determine the applicability of Bay Area Air Quality Management District (or other agency) rules for fugitive dust control and/or VOC emissions during earthwork, and the SMP shall provide compliance protocols to be adhered to, including air monitoring protocols, if required. The SMP shall be prepared by a commercial environmental engineering firm with demonstrated expertise and experience in the preparation of SMPs and be stamped by an appropriately licensed professional. The SMP shall be submitted for City and outside agency review in conformance with Decoto Industrial Park Study Area (DIPSA) Specific Plan, Toxic and Hazardous Substances Policy 5, and implemented throughout all grounddisturbing work.

City Council/RSA Agenda 265 Tuesday, April 25, 2023
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Union City City CouncilApril 25, 2023

Union City City Council
April 25, 2023