Los Gatos City Council
August 18, 2026

ITEM NO. 1.

Mitigation Monitoring and Reporting Program
14789 Oka Road Project
17 May 2026

MITIGATION MONITORING AND REPORTING PROGRAM
14789 OKA ROAD PROJECT
Item
Number Checklist Question Mitigation Measure
Monitoring
Agency
Implementation
Schedule
SignOff
(b); or result in
inadequate emergency
access?
Consultants, Inc., for the proposed project.

Such recommendations shall include, but not
be limited to, the following:
• Large landscaping trees planted near
the project site entrances shall be
maintained so that the tree canopies
are above 10 feet high to preserve
sightlines and ensure the sight of
exiting drivers is not obstructed; and
• Red curb equal to at least one car
length shall be striped adjacent to both
sides of each entrance road along Oka
Road.

The foregoing recommendations shall be
incorporated into the project design and
construction to ensure the sight of drivers
exiting the project site and driving along Oka
Road shall not be obstructed. All project
improvement plans shall be reviewed by a
licensed engineer and approved by the Town
of Los Gatos Engineering Division and the
Town’s Engineer.

XVIII. Tribal Cultural Resources
XVIII-a;
XVIII-b
Would the project cause
a substantial adverse
change in the
significance of a tribal
cultural resource,
defined in Public
Resources Code
section 21074 as either
a site, feature, place,
cultural landscape that
XVIII-1 Implement Mitigation Measures V-1 and V-2. See Mitigation Measures V-1
and V-2
See Mitigation
Measures V-1 and
V-2

ITEM NO. 1.

Mitigation Monitoring and Reporting Program
14789 Oka Road Project
18 May 2026

MITIGATION MONITORING AND REPORTING PROGRAM
14789 OKA ROAD PROJECT
Item
Number Checklist Question Mitigation Measure
Monitoring
Agency
Implementation
Schedule
SignOff
is geographically
defined in terms of the
size and scope of the
landscape, sacred
place, or object with
cultural value to a
California Native
American Tribe, and
that is: listed or eligible
for listing in the
California Register of
Historical Resources, or
in a local register of
historical resources as
defined in Public
Resources Code
section 5020.1(k); or a
resource determined by
the lead agency, in its
discretion and
supported by substantial
evidence, to be
significant pursuant to
criteria set forth in
subdivision (c) of Public
Resources Code
Section 5024.1. In
applying the criteria set
forth in subdivision (c) of
Public Resources Code
Section 5024.1, the lead
agency shall consider
the significance of the
resource to a California
Native American tribe.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

INTRODUCTION
The Responses to Comments document contains comments received during the public review period of the 14789 Oka Road Project Initial Study/Mitigated Negative Declaration (IS/MND).

According to CEQA Guidelines Sections 15073 and 15074, the lead agency must consider the comments received during consultation and review periods together with the IS/MND. However, unlike with an Environmental Impact Report (EIR), comments received on an IS/MND are not required to be attached to the negative declaration, nor must the lead agency provide written responses to public agencies. Nonetheless, the lead agency has chosen to provide responses to the comments for consideration by the Town decision-makers.

BACKGROUND
The Town of Los Gatos used the following methods to solicit public input on the IS/MND: a Notice of Completion of the IS/MND was posted with the State Clearinghouse on March 6, 2026. The IS/MND was distributed to applicable public agencies, responsible agencies, and interested individuals. In addition, copies of the document were made available at the Los Gatos Public Library, located at 100 Villa Avenue and at the Los Gatos Community Development Department and the Clerk’s Office at 110 East Main Street. Electronic copies of the IS/MND were also available on the Town’s website at the following page: www.losgatosca.gov/14789Oka. The public review period ended April 6, 2026.

LIST OF COMMENTERS
The Town of Los Gatos received nine comment letters during the public review period of the IS/MND for the proposed project. The comment letters were received from the following agencies and individuals, and are included in the Responses to Comments section below:

Agencies
Letter 1 ................................................... California Department of Transportation (Caltrans) Letter 2 ..............................................................Santa Clara Valley Water District (SCVWD) Individuals
Letter 3 .............................................................................................................. Mario Blaum Letter 4 ...........................................................................................Carolyn Drozdiak (1 of 2) Letter 5 ...........................................................................................Carolyn Drozdiak (2 of 2) Letter 6 ..............................................................................................................Jim Drozdiak Letter 7 ...................................................................................................... Lana Gerasimova Letter 8 ........................................................................................................Richard Henning Letter 9 ......................................................................................................... Diana Schnabel

RESPONSES TO COMMENTS
The Responses to Comments below include each comment letter received regarding the 14789 Oka Road Project IS/MND, as well as responses to each comment. Each bracketed comment letter has been numbered at the top and bracketed to indicate how the letter has been divided

RESPONSES TO COMMENTS
EXHIBIT 16

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

into individual comments. Each comment is given a number with the letter number appearing first, followed by the comment number. For example, the first comment in Letter 1 would have the following format: 1-1. The response to each comment will reference the comment number.

Where revisions to the IS/MND text were made, new text is double underlined and deleted text is struck through. All such revisions to the IS/MND are minor and merely clarify, amplify, or make insignificant modifications that do not affect the adequacy of the conclusions presented therein.

CEQA Guidelines Section 15073.5 states the following regarding recirculation requirements for negative declarations:
(c) Recirculation is not required under the following circumstances:
(1) Mitigation measures are replaced with equal or more effective measures pursuant to Section 15074.1.
(2) New project revisions are added in response to written or verbal comments on the project's effects identified in the proposed negative declaration which are not new avoidable significant effects.
(3) Measures or conditions of project approval are added after circulation of the negative declaration which are not required by CEQA, which do not create new significant environmental effects and are not necessary to mitigate an avoidable significant effect.
(4) New information is added to the negative declaration which merely clarifies, amplifies, or makes insignificant modifications to the negative declaration.

Based on the above, pursuant to CEQA Guidelines Section 15073.5, recirculation of the IS/MND is not warranted.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 1
1-1
1-2
1-3

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 1 cont.
1-3
cont.
1-4

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 1: CALIFORNIA DEPARTMENT OF TRANSPORTATION
Response to Comment 1-1
The comment is introductory in nature and does not address the adequacy of the IS/MND.

Response to Comment 1-2
The comment consists of a summary of the proposed project and does not address the adequacy of the IS/MND.

Response to Comment 1-3
The comment does not specifically address the adequacy of the IS/MND. The comment has been noted for the record and will be forwarded to the project applicant and the decision-makers as part of their consideration of the proposed project.

Response to Comment 1-4
The comment does not address the adequacy of the IS/MND.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 2
2-1
2-2
2-5
2-4
2-3

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 2 cont.
2-6
2-7
2-5
cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 2: SANTA CLARA VALLEY WATER DISTRICT
Response to Comment 2-1
The comment is introductory and does not address the adequacy of the IS/MND.

Response to Comment 2-2
The reference to “Mitigation Measure (b, c)” included within the comment letter is incorrect.

Rather, the comment is referring to the specific CEQA analysis section included within the IS/MND, not the mitigation measures included within the document.

With regard to stream setbacks, the Town relies on the Guidelines and Standards for Land Use Near Streams, developed by the Santa Clara Water Resources Collaborative. According to Section II.B.1, Bank Stability for Structures Built Near Streams, of the Guidelines and Standards for Land Use Near Streams, an offset of at least 20 feet from the top of the bank or property line is required for all new development. As shown on Figure 5, Proposed Utility Plan (1 of 2), on page 14 of the IS/MND, the proposed project would implement a 20-foot setback measured from the top of the bank, and thus, would comply with the standards provided in the Guidelines and Standards for Land Use Near Streams. An existing maintenance access road and levee are located between the top of the bank and the property line, which would remain with the proposed project. Thus, the proposed project would not impact Los Gatos Creek or its associated riparian corridor.

As the project would not adversely affect riparian habitat associated with Los Gatos Creek, there is no nexus to require the applicant to plant additional riparian vegetation.

Response to Comment 2-3
The reference to “Mitigation Measure (civ)” included within the comment letter is incorrect. Rather, the comment is referring to the specific CEQA analysis section included within the IS/MND, not the mitigation measures included within the document.

Based on the comment, page 67 of the IS/MND is hereby revised to include the Federal Emergency Management Agency (FEMA) zone description for the project site:

According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) number 06085C0239H, effective May 18, 2009, the project site is located adjacent to a special flood hazard area (SFHA) associated with Los Gatos Creek. However, as shown in Figure 10, the entirety of the project site is located within an area classified as Zone X, an area with a 0.2 percent annual chance flood hazard. Zone X, which is not considered an SFHA.

Response to Comment 2-4
The reference to “Mitigation Measure (d)” included within the comment letter is incorrect. Rather, the comment is referring to the specific CEQA analysis section included within the IS/MND, not the mitigation measures included within the document.

inundation from the James J. Lenihan Dam on Lexington Reservoir:

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

The nearest reservoir is the Vasona Reservoir, located approximately 0.54-mile south of the site. In addition, the Lexington Reservoir and Lenihan Dam are located approximately

3.93 miles south of the site. The project site is located within the dam failure inundation area associated with the Vasona Reservoir, as well as the James J. Lenihan Dam on Lexington Reservoir. The dams in Santa Clara County are managed by the SCVWD. The dams are continuously monitored and regularly inspected, as well as inspected immediately following significant earthquakes. To date, the SCVWD has not identified any issues with the Vasona Reservoir dam or the James J. Lenihan Dam on Lexington Reservoir during inspections.

Response to Comment 2-5
The Phase I Environmental Site Assessment (ESA) prepared for the proposed project by AEI Consultants (see Appendix F to the IS/MND) states that existing wells were not identified on or near the project site. Thus, impacts related to wells are not anticipated to occur as a result of the proposed project. Should an unanticipated well be discovered during construction, the well would be abandoned in accordance with Ordinance 90-1.

Response to Comment 2-6
The comment does not address the adequacy of the IS/MND and has been noted for the record.

The comment will be forwarded to the decision-makers as part of their consideration of the proposed project.

Response to Comment 2-7
The comment is conclusory and does not address the adequacy of the IS/MND.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

3-1
Letter 3
3-2
3-3
3-4
3-5

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

3-6
Letter 3 cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 3: MARIO BLAUM
Response to Comment 3-1
The comment is introductory and does not address the adequacy of the IS/MND.

Response to Comment 3-2
The comment does not address the adequacy of the IS/MND and the commenter does not provide any substantial evidence demonstrating why the project is “unsafe”.

Response to Comment 3-3
The comment references Paradise in the context of Oka Road being the single exit for the neighborhood. Thus, the concern would appear to be focused on wildfire. As discussed on page 100 of the IS/MND, according to the maps prepared as part of the California Department of Forestry and Fire Protection (CAL FIRE) Fire and Resource Assessment Program, the project is not located within a State Responsibility Area (SRA) nor within a Very High or High Fire Hazard Severity Zone. According to CAL FIRE Mapping, the nearest Very High Fire Hazard Severity Zone is located approximately 1.2 miles southeast, across Highway 17, with substantial intervening urban development. The California Attorney General’s Best Practices for Analyzing and Mitigating Wildfire Impacts of Development Projects Under the California Environmental Quality Act appears to define high-risk areas as those being with an SRA or lands classified as High or Very High Fire Hazard Severity Zones. Thus, based on the above, the project site is not located within a high-risk area for wildfire.

While the project could increase the amount of time for the limited residents north of the project site to evacuate in the event of an emergency, there is no substantial evidence to suggest that this could increase the risk to community safety given that the project is not located in a high wildfire risk area and the nearest Very High Fire Hazard Severity Zone is located approximately

1.2 miles away. Furthermore, unlike some rural areas where a relatively long single road provides the only egress/ingress to a high-risk area (e.g., Paradise), Lark Avenue is less than 1,000 feet to the south of the project site, which provides direct access to Highway 17 and other key local routes such as Winchester Boulevard and Los Gatos Boulevard.

Response to Comment 3-4
Please see Response to Comment 3-3.

Response to Comment 3-5
Please see Response to Comment 3-3.

Response to Comment 3-6
The comment does not address the adequacy of the IS/MND and has been noted for the record.

The comment will be forwarded to the decision-makers as part of their consideration of the proposed project.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 4
4-1
4-2
4-3

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 4: CAROLYN DROZDIAK (1 OF 2)
Response to Comment 4-1
The commenter’s recommendation appears to be related to concerns about increased congestion on Oka Road as a result of the project. Please see Response to Comment 4-2.

Response to Comment 4-2
Potential impacts related to transportation are discussed under Section XVII, Transportation, of the IS/MND. As discussed therein, traditionally, lead agencies used level of service (LOS) to assess the significance of impacts related to transportation. LOS represents a qualitative description of the traffic operations experienced by the driver at an intersection or along a roadway segment, most commonly understood as congestion. However, pursuant to Senate Bill (SB) 743, the Natural Resources Agency promulgated CEQA Guidelines Section 15064.3 in late 2018, which became effective in early 2019. Subdivision (a) of that section provides that “[g]enerally, vehicle miles traveled is the most appropriate measure of transportation impacts. Thus, pursuant to CEQA Guidelines Section 15064.3, concerns related to LOS are not required to be addressed in the IS/MND, and vehicle miles traveled (VMT) is now used, rather than LOS, to assess the significance of transportation impacts under CEQA. Therefore, the analysis included under Section XVII, Transportation, of the IS/MND focuses on VMT and not on the effects of the proposed project on traffic conditions or congestion along roadways in the project vicinity. The comment will be forwarded to the decision-makers are part of their consideration of the proposed project.

Response to Comment 4-3
The comment does not address the adequacy of the IS/MND.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 5
5-1
5-2
5-3
5-4
5-5
5-6

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 5: CAROLYN DROZDIAK (2 OF 2)
Response to Comment 5-1
Please see Response to Comment 4-1.

Response to Comment 5-2
Please see Response to Comment 4-2.

Response to Comment 5-3
As discussed under Section I, Aesthetics, of the IS/MND, existing sources of light and glare in the vicinity of the site include headlights on cars and trucks travelling along Oka Road. Thus, any vehicle traffic associated with the proposed project would not be considered a new source of light and glare along Oka Road, nor would it be considered “substantial” (See Appendix G, Section I, Question ‘d’) in the context of the anticipated nighttime trips associated with the project. For example, even during winter, when the majority of project-related vehicle trips could be returning home in the PM peak hour when it is dark, only 47 vehicles are estimated to enter the site and 32 are estimated to exit the site (IS/MND, Appendix C, Table 3).

Response to Comment 5-4
As discussed under Section III, Air Quality, of the IS/MND, an Air Quality and Greenhouse Gas Assessment was prepared for the proposed project, which concluded that the proposed project would not result in emissions of criteria pollutants, such as exhaust, in excess of the Bay Area Air District’s (BAAD’s) applicable thresholds of significance. In addition, based on the BAAD’s screening criteria for localized CO emissions, the proposed project would not be expected to result in substantial levels of localized CO at surrounding intersections or generate localized concentrations of CO that would exceed standards or cause health hazards.

Response to Comment 5-5
The comment does not address the adequacy of the IS/MND.

Response to Comment 5-6
It is unclear what “big mess” the commenter is referring to. Please see Response to Comment 4-

2. In addition, as discussed under Section XIII, Noise, of the IS/MND, a Noise and Vibration Assessment was prepared for the proposed project by I&R (see Appendix K of the IS/MND), which determined that the proposed project is not anticipated to increase peak hour traffic volumes along Oka Road sufficient to significantly increase noise levels. In comparison to existing peak hour traffic volumes along Oka Road, the peak hour trips associated with the proposed project would result in a noise level increase of less than one decibel (dBA Ldn), compared to the three dBA Ldn threshold established by the Federal Interagency Committee on Noise (FICON). The three dBA Ldn threshold is the level at which a noise level increase becomes perceptible. Thus, operation of the proposed project would not generate a substantial increase in ambient noise levels in the vicinity of the project in excess of applicable noise standards.

The scope of an EIR is limited to a local agency’s evaluation of potentially significant environmental impacts of a project. (Public Resources Code [PRC] Section 21060.5; CEQA Guidelines Section 15360.) An analysis of parking impacts is not included within the IS/MND because such potential impacts are not considered to have effects on the environment. As noted on page 11 of the IS/MND, the proposed project would include a total of 396 parking spaces

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

throughout the site, which would include 20 guest spaces. Furthermore, the proposed project would include on-street parking along the Oka Road frontage.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 6
6-1

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 6: JIM DROZDIAK
Response to Comment 6-1
Please see Response to Comment 5-6.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 7
7-1
7-2
7-3
7-4
7-5

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 7 cont.
7-6

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 7 cont.
7-6
cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 7: LANA GERASIMOVA
Response to Comment 7-1
The comment does not address the adequacy of the IS/MND.

Response to Comment 7-2
Please see Response to Comment 5-3.

Response to Comment 7-3
Please see Responses to Comments 5-4 and 5-6.

Response to Comment 7-4
The comment does not address the adequacy of the IS/MND.

Response to Comment 7-5
The comment is a conclusion statement and does not address the adequacy of the IS/MND.

Response to Comment 7-6
The comment does not address the adequacy of the IS/MND.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 8
8-1
8-2
8-3
8-4

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 8 cont.
8-5
8-6
8-7

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 8: RICHARD HENNING
Response to Comment 8-1
The comment is introductory and does not address the adequacy of the IS/MND.

Response to Comment 8-2
The comment does not address the adequacy of the IS/MND.

Response to Comment 8-3
Please see Response to Comment 4-2.

Response to Comment 8-4
The comment does not address the adequacy of the IS/MND.

Response to Comment 8-5
Please see Response to Comment 3-3. There is no substantial evidence to suggest that the project would impede emergency medical response vehicles from being able to access the commenter’s home at the end of Oka Lane. If averaged over a 24-hour period, the project would only contribute an estimated 82 trips per hour to Oka Road (in reality a greater proportion of trips would occur during the AM and PM peak hours). Oka Road can accommodate this relatively modest increase in trips without disrupting the ability for emergency responders to adequately access residents along Oka Road.

Response to Comment 8-6
The comment does not address the adequacy of the IS/MND. Please see Response to Comment 3-3.

Response to Comment 8-7
The comment does not address the adequacy of the IS/MND and has been noted for the record.

The comment will be forwarded to the decision-makers as part of their consideration of the proposed project.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 9
9-1
9-4
9-3
9-2
9-5
9-6

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Letter 9 cont.
9-6
cont.
9-7
9-8
9-9
9-10
9-11
9-12
9-13
9-14
9-15

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

9-15
cont.
9-16
9-17
9-18
9-19
9-20
9-21
Letter 9 cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

9-21
cont.
9-22
9-23
9-25
9-26
9-27
9-24
Letter 9 cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

9-27
cont.
9-28
9-29
9-30
9-31
Letter 9 cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

9-31
cont.

Letter 9 cont.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

LETTER 9: DIANA SCHNABEL
Response to Comment 9-1
The comment is introductory and does not address the adequacy of the IS/MND.

Response to Comment 9-2
The comment does not address the adequacy of the IS/MND. Please see Response to Comment 5-6.

Response to Comment 9-3
As discussed under Section XV, Public Services, of the IS/MND, police protection services would be provided to the site by the Los Gatos-Monte Sereno Police Department. As noted therein, buildout of the proposed project would not result in the need for new or physically altered police protection facilities. The commenter’s question about increased police/private patrol is beyond the scope of CEQA, as CEQA is focused on the project’s potential physical effects on the environment (e.g., in the context of law enforcement, this could involve the construction of a new police station), rather than the potential needs for additional law enforcement services.

Response to Comment 9-4
The comment does not address the adequacy of the IS/MND. Please see Response to Comment 5-6.

Response to Comment 9-5
The comment does not address the adequacy of the IS/MND. Please see Response to Comment 5-6.

Response to Comment 9-6
As discussed under Section III, Air Quality, of the IS/MND, all projects within the district’s jurisdiction are required to implement Basic Construction Mitigation Measures (BCMMs). In accordance with BAAD BCMM requirements, the proposed project would be required to post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. In addition, the proposed project would be subject to Mitigation Measure XIII-2, which requires the designation of a Disturbance Coordinator who shall be responsible for registering and investigating claims of excessive vibration. The contact information of the coordinator shall be clearly posted on the construction site.

Response to Comment 9-7
The comment does not address the adequacy of the IS/MND. A construction schedule has not been provided at the time of this response. As discussed under Section XIII, Noise, of the IS/MND, pursuant to Section 16.20.035 of the Town’s Municipal Code, construction activities would be limited to between the hours of 8:00 AM and 6:00 PM weekdays, and 9:00 AM and 4:00 PM Saturdays. Construction would not be permitted on Sundays or holidays.

Response to Comment 9-8
Please see Response to Comment 9-7.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

The comment does not address the adequacy of the IS/MND and has been noted for the record.

The comment will be forwarded to the decision-makers as part of their consideration of the proposed project.

Response to Comment 9-9
As discussed under Section III, Air Quality, of the IS/MND, construction of the proposed project is anticipated to take place over approximately 15 months.

Response to Comment 9-10
The comment does not address the adequacy of the IS/MND. The comment will be forwarded to the decision-makers as part of the consideration of the proposed project.

Response to Comment 9-11
The comment does not address the adequacy of the IS/MND.

Response to Comment 9-12
Section XVII, Transportation, of Appendix G of the CEQA Guidelines does not specifically require evaluation of short-term increases in traffic due to construction. Notwithstanding, the Town’s standard conditions of approval require that the applicant submit a Temporary Traffic Control Plan (TCCP) for its review and approval prior to commencement of construction activities. The TCCP shall be inclusive of all modes of travel for any lane or sidewalk closures. Special provisions such as limitations on working hours, protective enclosures, or other means to facilitate public access in a safe manner may be required.

Response to Comment 9-13
The Transportation Analysis prepared for the proposed project by Hexagon Transportation Consultants, Inc. (see Appendix C to the IS/MND) was routed to Caltrans through the State Clearinghouse as an Appendix to the IS/MND. Please see responses to Caltrans’ comment letter on the IS/MND herein as Letter 1.

Response to Comment 9-14
Please see Response to Comment 4-2.

Response to Comment 9-15
The comment does not address the adequacy of the IS/MND. In addition, as discussed on page 31 of the IS/MND, all projects under the jurisdiction of BAAD are required to implement the BAAD’s BCMMs. The BCMMs would act to reduce construction-related dust by ensuring that haul trucks with loose material are covered, reducing vehicle dirt track-out, and limiting vehicle speeds within the improvement area, among other methods, which would ensure that construction of the proposed project does not result in substantial emissions of dust.

Response to Comment 9-16
In the context of solid waste, CEQA (Appendix G, Section XIX, Utilities and Service Systems) asks whether the proposed project would 1) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals; or 2) Comply with all federal, State, and local statutes and regulations related to managing solid waste and recycling. Temporary trash during the

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

construction period is beyond the scope of CEQA, and clearly, would not exceed the capacity of local solid waste infrastructure.

The commenter’s concern will be forwarded to the decision-makers as part of the consideration of the proposed project.

Response to Comment 9-17
As discussed under Section IX, Hazards and Hazardous Materials, of the IS/MND, the project contractor would be required to comply with all California Health and Safety Codes regulating the handling, storage, and transportation of hazardous and toxic materials during construction activities.

Response to Comment 9-18
As discussed under Section III, Air Quality, of the IS/MND, the proposed project would be required to comply with Basic Construction Mitigation Measures (BCMMs) established by BAAD. Such measures would include, but not be limited to, the removal of all visible mud or dirt track-out onto adjacent public roads using wet power vacuum street sweepers at least once per day, as well as watering all exposed surfaces two times per day.

Response to Comment 9-19
Please see Responses to Comments 9-15 and 9-18.

Response to Comment 9-20
As discussed under Section XIII, Noise, of the IS/MND, the Jewish Community Center, located 90 feet from the project site, is not anticipated to be significantly impacted by project constructionrelated noise. Nonetheless, the proposed project would be required to comply with Mitigation Measure XIII-1, implementation of which would require the project contractor to establish noisereduction measures to further reduce construction-related noise. Such measures would include the adequate muffling of stationary noise-generating equipment (with enclosures where feasible and appropriate), as well as limiting unnecessary idling of internal combustion engines. In addition, the Town has made the following staff-initiated revision to Mitigation Measure XIII-1, requiring a temporary noise barrier along the southern property line, as well as the northern property line:

XIII-1 Prior to approval of grading permits, the following criteria shall be established and noted on grading plans, subject to review and approval by the Town:
• Ensure that construction activities are limited to the hours of 8:00 AM to 6:00 PM on weekdays and between the hours of 9:00 AM and 4:00 PM on Saturdays. Construction shall not be permitted on Sundays or holidays; • A tTemporary eight-foot noise barriers shall be constructed along the north and south property lines of the project site to shield adjacent sensitive receptors and residential land uses from ground-level construction equipment and activities. The noise barriers shall be solid over the face and at the base of the barrier to provide a five dBA noise reduction; • Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment;
• Unnecessary idling of internal combustion engines shall be strictly prohibited;

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

• Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors as feasible. If the equipment must be located near receptors, adequate muffling (with enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors. Any enclosure openings or venting shall face away from sensitive receptors; • Construction staging areas shall be established at locations that would create the greatest distance between the construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction;
• Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far as feasible from residential receptors; • Control noise from construction workers’ radios to a point where radio noise is not audible at existing residences bordering the project site; and • Designate a disturbance coordinator responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include the number in the notice sent to neighbors regarding the construction schedule.

Proof of compliance with the above measures shall be submitted to the Town of Los Gatos Building Department for review.

Compliance with Mitigation Measure XIII-1 would ensure that noise associated with the proposed project’s construction equipment and activities would not result in any impacts to the Jewish Community Center. Please also see Response to Comment 5-6.

Response to Comment 9-21
As discussed under Section IV, Biological Resources, the project site is not located within a regional movement corridor or landscape linkage. Wildlife species may use Los Gatos Creek and the associated riparian corridor for movement through the area. An existing fence is located along the project site’s western boundary, inhibiting wildlife species from using the site for movement.

In addition, given that Los Gatos Creek and the associated riparian corridor are located to the west of the site, and agricultural lands are located to the east, any wildlife on the project site would most likely migrate to such natural lands rather than the developed areas located in the project vicinity. Furthermore, CEQA does not require an analysis of potential impacts to non-specialstatus species. As discussed under Section IV, Biological Resources, the proposed project would include relevant mitigation measures relating to the protection of special-status species. The IS/MND concluded that implementation of the provided mitigation measures would reduce any potential impacts to special-status species to a less-than-significant level.

Response to Comment 9-22
Please see Response to Comment 9-12.

Response to Comment 9-23
Please see Response to Comment 9-12.

Response to Comment 9-24
Please see Response to Comment 9-12.

ITEM NO. 1.

Responses to Comments
14789 Oka Road Project
May 11, 2026

Response to Comment 9-25
The comment does not address the adequacy of the IS/MND. The commenter’s concern will be forwarded to the decision-makers as part of the consideration of the proposed project.

Response to Comment 9-26
The comment does not address the adequacy of the IS/MND. The commenter’s concern will be forwarded to the decision-makers as part of the consideration of the proposed project.

Response to Comment 9-27
Please see Responses to Comments 9-7 and 9-20.

Response to Comment 9-28
The comment does not address the adequacy of the IS/MND. The commenter’s concern will be forwarded to the decision-makers as part of the consideration of the proposed project.

Response to Comment 9-29
The comment appears to pertain to concerns about infringement of JCC’s privacy due to the project’s building heights. This concern is beyond the scope of CEQA and has been forwarded to the decision-makers for their consideration.

Response to Comment 9-30
The comment does not address the adequacy of the IS/MND. In addition, the comment does not provide substantial evidence supporting why the proposed project would cause significant wear and tear such as to warrant repaving of the roadways.

Response to Comment 9-31
The comment is a conclusion statement and does not address the adequacy of the IS/MND. The comment will be forwarded to the decision-makers as part of their consideration of the proposed project.

ITEM NO. 1.

This Page
Intentionally
Left Blank

ITEM NO. 1.

Errata Sheet
14789 Oka Road Project
May 2026

INTRODUCTION
This Errata presents, in strike-through and double-underline format, the revisions to the 14789 Oka Road Project Initial Study/Mitigated Negative Declaration (IS/MND). The revisions to the IS/MND reflected in this Errata do not affect the adequacy of the previous environmental analysis contained in the 14789 Oka Road Project IS/MND. Because the changes presented below would not result in any new significant impacts or increase in impact significance from what was identified in the IS/MND, recirculation of the 14789 Oka Road Project IS/MND is not required.

CHANGES TO IS/MND
The following revision is hereby made to page 67 of the IS/MND:

According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) number 06085C0239H, effective May 18, 2009, the project site is located adjacent to a special flood hazard area (SFHA) associated with Los Gatos Creek. However, as shown in Figure 10, the entirety of the project site is located within an area classified as Zone X, an area with a 0.2 percent annual chance flood hazard. Zone X, which is not considered an SFHA.

The nearest reservoir is the Vasona Reservoir, located approximately 0.54-mile south of the site. In addition, the Lexington Reservoir and Lenihan Dam are located approximately

3.93 miles south of the site. The project site is located within the dam failure inundation area associated with the Vasona Reservoir, as well as the James J. Lenihan Dam on Lexington Reservoir. The dams in Santa Clara County are managed by the SCVWD. The dams are continuously monitored and regularly inspected, as well as inspected immediately following significant earthquakes. To date, the SCVWD has not identified any issues with the Vasona Reservoir dam or the James J. Lenihan Dam on Lexington Reservoir during inspections.

The following revision is hereby made to Mitigation Measure XIII-1 on page 80 of the IS/MND:

XIII-1 Prior to approval of grading permits, the following criteria shall be established and noted on grading plans, subject to review and approval by the Town:
• Ensure that construction activities are limited to the hours of 8:00 AM to 6:00 PM on weekdays and between the hours of 9:00 AM and 4:00 PM on Saturdays. Construction shall not be permitted on Sundays or holidays; • A tTemporary eight-foot noise barriers shall be constructed along the north and south property lines of the project site to shield adjacent sensitive receptors and residential land uses from ground-level construction equipment and activities. The noise barriers shall be solid over the face and at the base of the barrier to provide a five dBA noise reduction;

ERRATA SHEET
EXHIBIT 17

ITEM NO. 1.

Errata Sheet
14789 Oka Road Project
May 2026

• Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment;
• Unnecessary idling of internal combustion engines shall be strictly prohibited;
• Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors as feasible. If the equipment must be located near receptors, adequate muffling (with enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors. Any enclosure openings or venting shall face away from sensitive receptors; • Construction staging areas shall be established at locations that would create the greatest distance between the construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction;
• Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far as feasible from residential receptors; • Control noise from construction workers’ radios to a point where radio noise is not audible at existing residences bordering the project site; and • Designate a disturbance coordinator responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include the number in the notice sent to neighbors regarding the construction schedule.

Proof of compliance with the above measures shall be submitted to the Town of Los Gatos Building Department for review.

The above modifications are for clarification purposes only and do not change the analysis or conclusions of the IS/MND.

ITEM NO. 1.

FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
15'

16.96'
26' 9.37'

19.46' 26' 11.89'

4.95'

NORTH ENTRANCE REALIGNMENT
14789 OKA ROAD HMH#6843.00 | Drawn: RHM | Review: RH | Scale: 1" = 20' | Date: 1/29/26 1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 INCH = 20 FEET
20100 40
PLOTTED: 1/29/2026 11:50 AM S:\PROJECTS\684300\PL\EXHIBITS\20260129 684300LP - NORTH ENTRANCE.DWG EXHIBIT 18

ITEM NO. 1.

This Page
Intentionally
left Blank

ITEM NO. 1.

Project Address: 14789 Oka Road

YES NO N/A SHEET COMMENT APPLICANT'S RESPONSE PLANNING

COMMENT

YES NO N/A SHEET
x
A.1.1
L4
Dimensions are provided. Refer Sheet
L4.

Meets Standard.
x
A.1.2
L4
Meets Standard.

YES NO N/A SHEET
Appendix B – OBJECTIVE DESIGN STANDARDS CHECKLIST
Applicants are responsible for accurately responding to each objective design standard listed below by indicating whether each standard has been APPENDIX B – OBJECTIVE DESIGN STANDARDS CHECKLIST
Objective Design Standard
A. SITE STANDARDS
A.1. Pedestrian Access
Objective Design Standard
All on-site buildings, entries, facilities, amenities, and vehicular and bicycle parking areas shall be internally connected with a minimum four-foot-wide pedestrian
pathway or pathway network that may include use of
the public sidewalk. The pedestrian pathway network
shall connect to the public sidewalk along each street.

Pedestrian pathways within internal parking areas shall be separated from vehicular circulation by a physical
barrier, such as a grade separation or a raised planting strip, of at least six inches in height and at least six feet in width. A pedestrian pathway is exempt from this
standard where it crosses a parking vehicular drive
aisle.

Objective Design Standard
Short-term bicycle parking (Class II bicycle parking
facility) consists of racks that support the bicycle frame at two points and allow for the bicycle frame and one
wheel to be locked to the rack with a U-lock.

EXHIBIT 19

ITEM NO. 1.
x
A.2.1
N/A
We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA.

The project does not provide any shortterm bicycle parking spaces within 50 feet of the primary pedestrian building
entrance.

Providing 138 bike spaces (and
meeting all of the other short-term
bike related requirements associated
with those spaces and identified at
left) would require a minimum of
1932sf (138 x 7' x 2') of land area to be
dedicated to bike parking which would
decrease the developable area, thus
Justification
provided.

Short-term bicycle parking space shall be located within 50 feet of the primary pedestrian building entrance.

ITEM NO. 1.
x
A.2.2
N/A
We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA.

The project does not provide any shortterm bicycle parking spaces within 50 feet of the primary pedestrian building
entrance.

Providing 138 bike spaces (and
meeting all of the other short-term
bike related requirements associated
with those spaces and identified at
left) would require a minimum of
1932sf (138 x 7' x 2') of land area to be
dedicated to bike parking which would
decrease the developable area, thus
Justification
provided.

Short-term bicycle parking shall be provided at a rate of one space per dwelling unit and one space per 2,000
square feet of non-residential floor area.

ITEM NO. 1.
x
A.2.3 N/A We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA.

The project does not provide any shortterm bicycle parking spaces within 50 feet of the primary pedestrian building
entrance.

Providing 138 bike spaces (and
meeting all of the other short-term
bike related requirements associated
with those spaces and identified at
left) would require a minimum of
1932sf (138 x 7' x 2') of land area to be
dedicated to bike parking which would
decrease the developable area, thus
Justification
provided.

Each short-term bicycle parking space shall be a
minimum of seven feet in length and two feet in width.

ITEM NO. 1.
x
A.2.4
N/A
We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA.

The project does not provide any shortterm bicycle parking spaces within 50 feet of the primary pedestrian building
entrance.

Providing 138 bike spaces (and
meeting all of the other short-term
bike related requirements associated
with those spaces and identified at
left) would require a minimum of
1932sf (138 x 7' x 2') of land area to be
dedicated to bike parking which would
Justification
provided.

YES NO N/A SHEET
x
N/A Long term bicycle parking spaces are
provided in the garage of each
townhome unit. There is adequate
room within the garages to allow for
required Town dimesions for vehicle
parking as well as long-term bicycle
parking anf trash storage.

Justification
provided.
x
A.3.1 N/A Long term bicycle parking spaces are
provided in the garage of each
townhome unit. There is adequate
room within the garages to allow for
required Town dimesions for vehicle
parking as well as long-term bicycle
parking anf trash storage.

Justification
provided.

If more than 20-short term bicycle spaces are provided, at least 50 percent of the spaces shall be covered by a permanent solid-roofed weather protection structure.

A.3. Long-Term Bicycle Parking (Class I)
Objective Design Standard
Long-term bicycle parking facilities (Class I bicycle
parking facility) consists of bicycle lockers or bicycle rooms with key access for use by residents.

Long-term bicycles parking facilities shall be located on the ground floor and shall not be located between the
building and the street.

ITEM NO. 1.
x
A.3.2 N/A Long term bicycle parking spaces are
provided in the garage of each
townhome unit. There is adequate
room within the garages to allow for
required Town dimesions for vehicle
parking as well as long-term bicycle
parking anf trash storage.

Justification
provided.

A.3.3
x

N/A N/A
x N/A N/A
x N/A N/A
A.3.4 N/A N/A
x

N/A N/A
x

N/A N/A
x

N/A N/A
x

N/A N/A
x

N/A N/A
N/A

YES NO N/A SHEET N/A
x
A.4.1 C3.0 Meets Standard.

YES NO N/A SHEET
x
A.5.1 C3.0 Meets Standard.

Multi-family residential and residential mixed-use
buildings shall provide one long-term bicycle parking
space per dwelling unit. Developments such as
townhomes that include individual garages for each
unit shall not be required to provide long-term bicycle parking.

Bicycle locker minimum requirements:
a. Dimensions of 42 inches wide, 75 inches deep, and
54 inches high.
b. Must withstand a load of 200 pounds per square
c. Opened door must withstand 500-pound vertical
load. Bicycle rooms with key access minimum requirements:
a. Bicycle rooms shall have a minimum ceiling height
of seven feet.
b. Bicycle rooms shall contain racks that support the
bicycle frame at two points and allow for the bicycle
frame and one wheel to be locked to the rack with a Ulock. c. Long-term bicycle parking spaces shall be served by an aisle with a minimum width of six feet.
d. Maneuverability space of at least two feet shall be
provided between the aisle and long-term bicycle
parking spaces
e. Each horizontal long-term bicycle parking space
shall be a minimum of seven feet in length, two feet in A.4. Vehicular Access width, four-and one-half feet in height. Each vertical Objective Design Standard
Off-street parking lots shall have vehicular circulation using an internal vehicular network that precludes the
use of a public street for aisle-to-aisle internal
circulation. A.5. Parking Location and Design
Objective Design Standard
Surface parking lots and carports shall not be located
between the primary building frontage and the street.

ITEM NO. 1.
x
A.5.2 N/A N/A

YES NO N/A SHEET
x
A.6.1 N/A N/A
x
A.6.2 N/A N/A
x
A.6.3 N/A N/A

YES NO N/A SHEET
x
A.7.1
Photometric
Lights are 12’ tall.

Lights are placed along pedestrian
path at a spacing of a maximum of 90
linear feet.

We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
Justification
provided.

A parking structure shall not occupy more than 50
percent of the building width of any street-facing
façade, and it shall be recessed a minimum of five feet from the street-facing façade of the building.

For projects with five or more residential units and that have a vehicle access gate to the parking structure, a
pedestrian gate shall also be provided.

A.7. Utilities
Objective Design Standard
Pedestrian-oriented lighting shall be provided along all pedestrian paths in community recreation spaces.

Exterior lighting fixtures shall be a minimum of three
feet and a maximum of 12 feet in height. Light fixtures shall be placed along the pedestrian path at a spacing
of no more than 30 linear feet.

Uncovered parking rows with at least 15 consecutive
parking spaces shall include a landscape area of six feet minimum width at intervals of no more than 10
consecutive parking stalls. One tree shall be provided
in each landscape area.

A.6. Parking Structure Access
Objective Design Standard
Any vehicular entry gate to a parking structure shall be located to allow a minimum of 18 feet between the
gate and the back of the sidewalk to minimize conflicts between sidewalks and vehicle queuing.

ITEM NO. 1.
x
A.7.2
Photometric
Planning Comment 06-04-25 Outstanding -
photometric study shows the lighting spilling
onto the adjacent residential zoned property.

Modify plan or provide justificaiton.

Photometric Plan has been enclosed
with letter from Associated Lighting
Representatives that the proposed
lighting will not spill over to the
adjacent properties.

Meets Standard.
x
A.7.3
L4
Meets Standard.
x
A.7.4
N/A
N/A

YES NO N/A SHEET
x
A.8.1
L4
Meets Standard.

Exterior lighting shall be fully shielded and restrain light to a minimum 30 degrees below the horizontal plane of
the light source. Lighting shall be arranged so that the light will not shine directly on lands of adjacent
residential zoned properties. Uplighting is prohibited.

Street-level views of ground level utility cabinets,
mechanical equipment, trash, and service areas shall be screened from sight with landscape planting, fencing, or a wall, as allowed by the Town Code. The screening
shall be at least the same height as the item being
screened and screening that is not landscape material
shall be constructed with one or more of the materials
used on the primary building.

Rooftop mechanical equipment shall be screened from
view from the street. Solar equipment is exempt from
this requirement.

Objective Design Standard
At least 50 percent of the front setback area shall be
landscaped.

ITEM NO. 1.
x A.8.2
N/A
We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA. The project proposes 5'
landscape buffer, with additional
buffer provided by the private street,
parking areas and sidewalks. Buildings
are located a minimum of 45' from the
shared property line. Increasing the
landscape buffer to 10' would result in
the loss of 4 units (one each in lot 1,
6,9 and 12), also qualifying the Project
for an SDBL waiver. A. A 6 ft. solid
masonry wall will be constructed along
the north-east property boundary. B.

Trees are planted at a rate of at least
one tree per 30 linear feet along
shared property line. Trees species
was selected from Los Gatos Master
Street Tree List and is Ginkgo Biloba
Justification
provided.
x
A.8.3
N/A
Meets Standard.

YES NO N/A SHEET x
A.9.1
L4
Meets Standard.
x A.9.2 L4, L6 Meets Standard. x
A.9.2
N/A
N/A
x
A.9.4
N/A
N/A
A minimum 10-foot-wide landscape buffer shall be
provided along the full length of the shared property
line between multi-family or Residential Mixed- Use
development and abutting residential properties. The
buffer shall include the following:
a. A solid masonry wall with a six-foot height, except
within a street-facing setback where walls are not
permitted; and
b. Trees planted at a rate of at least one tree per 30
linear feet along the shared property line. Tree species shall be selected from the Town of Los Gatos Master
Street Tree List and shall be a minimum 15-gallon size.

Surface parking lots shall be screened from view of the street with landscaping or a wall with a minimum threefoot height to screen the parking lot when not already screened by a primary building. When located in a
street-facing setback, screening may not exceed a
height of three feet.

A.9. Fencing
Objective Design Standard
Fences, walls, and gates within required setbacks along all street frontages are prohibited unless used to screen on-site parking spaces from view from the street.

Chain link fencing is prohibited.

Perimeter barrier gates for vehicles and pedestrian
entry gates shall have a maximum height of six feet.

Solid vehicular and pedestrian entry gates are
prohibited. Entry gates shall be a minimum 50 percent
open view.

ITEM NO. 1.

YES NO N/A SHEET
x
A.10.1
N/A
N/A
x
A.10.2
N/A
N/A

YES NO N/A SHEET
A.11.1
x
L7 Total irrigated landscape area is
74,501 SF. The total site area is
295,266 SF. 25% of the site is
landscaped. Refer Sheet L7 for
landscape area SF.

Meets Standard.
x
See below for square feet provided for
each category.

Justification
provided.

A.10. Retaining Walls
Objective Design Standard
Retaining walls shall not exceed five feet in height.

Where an additional retained portion is necessary,
multiple-terraced walls shall be used. Terraced walls
shall set back at least three feet from the lower
segment. Retaining walls shall not run in a straight continuous direction for more than 50 feet without including the
following:
a. A break, offset, or landscape pocket in the wall
plane of at least three feet in length and two feet in
depth; and
b. Landscaping at a minimum height of three feet at
the time of installation along a minimum of 60 percent
A.11. Landscaped, Private, and Community Recreation Spaces Objective Design Standard
The landscaped, private, and community recreation
spaces listed below are required for all qualifying
projects. Community recreation spaces and private
recreation spaces are calculated independent of each
other. Landscaped areas within community recreation
spaces can contribute to required minimums for both
landscaped area and community recreation space.
a. Landscaped space: A minimum of 20 percent of
the site area shall be landscaped.
b. Private recreation space: The minimum horizontal
dimension is six feet in any direction and a minimum
area of 60 square feet. The minimum vertical clearance
required is eight feet. Private recreation space shall be directly accessible from the residential unit.

Landscaped sections of private recreation space shall
not count towards required landscaping requirements.

ITEM NO. 1.
x
A.33 We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA.Increasing the setbacks and
spacing would result in the loss of 30
units, in violation of the HAA. The
project does provide private ground
floor open space range from 75 sf to
Justification
provided.
x
N/A Not applicable since the code requires
units with a ground floor entry to
meet the open space requirement at
the ground level.

However all units do provide a min. of
60' sf of decks/balconies
Meets Standard.
x L4
Project complies . Dimensions are
provided for each counted community
recreation space and proposed trees
will be providing the required shade.

Refer to Sheet L4 for compliance
Meets Standard.
x N/A
N/A
x L4
The project provides 22,997 of
community open space which is more
than the requirement (100 SF per unit
= 13,800 SF) . Refer Sheet L4.

Meets Standard.
x N/A N/A
i. Each ground floor dwelling unit shall have a
minimum of 120 square feet of usable private
recreation space.
ii. Each dwelling unit above the ground floor shall have a minimum of 60 square feet of usable private
recreation space. Where multiple balconies are
provided for a single unit, the 60-square-foot minimum
can be an aggregate of all balconies, provide each
balcony meets the requirements for minimum
horizontal dimensions.
c. Community recreation space: The minimum
dimensions are 10 feet by six feet. A minimum of 60
percent of the community recreation space shall be
open to the sky and free of permanent solid-roofed
weather protection structures. Community recreation
space shall provide shading for a minimum 15 percent
of the community recreation space by either trees or
structures, such as awnings, canopies, umbrellas, or a
trellis. Tree shading shall be calculated by using the
diameter of the tree crown at 15 years maturity.

Shading from other built structures shall be calculated by using the surface area of the overhead feature. i. Community recreation space shall be provided in Residential Mixed-Use developments at a minimum of
100 square feet per residential unit plus a minimum of
two percent of the non-residential square footage.
ii. Community recreation space shall be provided in
multi-family residential development projects at a
minimum of 100 square feet per residential unit.
iii. A project with four or less residential units is exempt

ITEM NO. 1.
x N/A N/A

YES NO N/A SHEET
x A.12.1 N/A N/A
x A.12.2 N/A N/A
x N/A N/A
x N/A N/A
x N/A N/A
x N/A N/A
N/A

YES NO N/A SHEET
x
B.1.1
A.32 - A.38
Note: Street facing buildings are
Building 8A,8B and 7B
Meets Standard.
x A.32 - A.38
Project complies. Refer to Sheet A.32 -
A.38 for exhibit illustrating
compliance.

Meets Standard.
x A.32 - A.38
Project complies. Refer to Sheet A.32 -
A.38 for exhibit illustrating
compliance.

Meets Standard.
x A.32 - A.38
Project complies. Refer to Sheet A.32 -
A.38 for exhibit illustrating
compliance.

Meets Standard.
x N/A
x A.32 - A.38
Project complies. Refer to Sheet A.32 -
A.38 for exhibit illustrating
compliance.

Meets Standard.
x
N/A
iv. Landscaped roof space can satisfy both required
To ensure buildings provide a continuous frontage
A.12. Building Placement
Objective Design Standard
A Residential Mixed-Use project with a ground-floor
a. Landscape materials or raised planters;
b. Walls designed to accommodate pedestrian
c. Site furnishings, including fountains, sculptures,
d. Tables and chairs associated with the ground floor
Multiple-story building façades that face a street shall incorporate breaks in the building mass by
implementing a minimum of three of the following
solutions along the combined façade area of all primary buildings facing the street:
a. A minimum of 40 percent of the upper floor façade
length shall step back from the plane of the groundfloor façade by at least five feet. b. Changes in the façade plane with a minimum
change in depth of two feet for a minimum length along
the façade of two feet at intervals of no more than 30
c. Recessed façade plane to accommodate a building
entry with a minimum ground plane area of 24 square
feet. Where an awning or entry covering is provided, it B.1. Massing and Scale
Objective Design Standard
d. An exterior arcade that provides a sheltered
e. Ground floor open area abutting street-facing
façade with a minimum area of 60 square feet; or
f. Vertical elements, such as pilasters or columns,
that protrude a minimum of one foot from the façade
and extend the full height of the building base or
ground floor, whichever is greater.

ITEM NO. 1.
x
B.1.2
A.32 - A.38
We understand the Town’s Objective
Design Standards to be have been
adopted pursuant to the Town’s
Zoning Ordinance, and to function as
zoning in that they impose specific
design standards on development
proposals. Accordingly, the Project is
not required to comply with this
requirement due to the applicability of
the Builder’s Remedy provision of the
HAA.

The project does provide for
articulation and some setbacks. The
project does not comply with setting
back the 3rd floor of all the buildings
since this would result in the loss of
138 units and would prohibit the
Justification
provided.

YES NO N/A SHEET
x
B.2.1 N/A N/A
x
B.2.2 N/A N/A
x
B.2.3 N/A N/A
x

N/A N/A
x

N/A N/A

YES NO N/A SHEET
Upper floors above two stories shall be set back by a
minimum of five feet from the ground-floor façade.

The ground-floor façade of a parking structure facing a street or pedestrian walkway shall be fenestrated on a
minimum of 40 percent of the façade.

Façade openings on upper levels of a parking structure
shall be screened at a minimum 10 percent and up to
30 percent of the opening to prevent full transparency
into the structure. Parking structures facing a street and greater than 40 feet in length shall include landscaping between the
building façade and the street, or façade articulation of at least 25 percent of the façade length. The façade
articulation shall be implemented by one of the
following solutions: a. An offset of the façade plane with a depth of at least 18 inches for a minimum of eight feet in horizontal
length; or b. A different building material covering the entire façade articulation.

B.2. Parking Structure Design
Objective Design Standard
B.3. Roof Design
Objective Design Standard

ITEM NO. 1.

B.3.1
A.7 - A.10
x A.7 - A.10
Meets Standard.
x

N/A N/A
x

N/A N/A
x

N/A N/A
x
N/A Project Complies. No Dormers. See
sheet A.33
N/A
x
B.3.2 N/A N/A
x
B.3.3 N/A N/A
x
B.3.4 N/A N/A

YES NO N/A SHEET
B.4.1
x A.36
Project complies. Refer to Sheet A.36
for exhibit illustrating compliance.

Meets Standard.

The total width of a single dormer or multiple dormers
shall not exceed 50 percent of the total roof length at the street-facing façade. The dormer width shall be
measured at dormer roof fascia, or widest part of the
dormer.

Carport roof materials shall be the same as the primary building.

Buildings greater than two stories shall be designed to differentiate the base, middle, and top of the building on any street-facing façade. Each of these elements
shall be distinguished from one another using
at least two of the following solutions:
a. Variation in building mass for a minimum of 60
percent of the length of the street-facing façade
through changes in the façade plane that protrude or
recess with a minimum dimension of two feet;
B.4. Façade Design and Articulation
Objective Design Standard
At intervals of no more than 40 feet along the building façade, horizontal eaves shall be broken using
at least one of the following strategies:
a. Gables;
b. Building projection with a depth of a minimum of
two feet;
c. Change in façade or roof height of a minimum of
two feet;
d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, and/or varying
cornices.

Skylights shall have a flat profile rather than domed.

ITEM NO. 1.
x A.33
Project complies. Refer to Sheet A.33
for exhibit illustrating compliance.

Meets Standard.
x

N/A N/A
x A.7 - A.10
Project complies. Refer to Sheet A.7 -
A.10 for exhibit illustrating
compliance.

Meets Standard.
x

N/A N/A
x
B.4.2
A.7 - A.10
Project complies. Refer to Sheet A.7 -
A.10 for exhibit illustrating
compliance.

Meets Standard.

YES NO SHEET
B.4.3
x
o Arcade or gallery along the
ground floor;
8 points N/A N/A
x
o Awnings or canopies on all
ground floor windows of
commercial space;
6 points N/A
N/A
x
o Building cornice; 5
points N/A N/A
x
o Façade sconce lighting at a
minimum of one light fixture per
15 linear feet.
3 points
A.33 Project complies. Refer to Sheet A.33
for exhibit illustrating compliance.

Meets Standard.

Variation in the street-facing façade planes shall be
provided for buildings greater than one story by
incorporating any combination of the following
architectural solutions to achieve a minimum of 16
points:

Architectural features, such as:
b. Balconies or habitable projections with a minimum
depth of two feet for a minimum of 20 percent length
of the street-facing façade;
c. Variation in façade articulation, using shade and
weather protection components, projecting a minimum
of three feet for a minimum of 20 percent length from
the street-facing façade;
d. The use of at least two different façade materials,
each covering a minimum of 20 percent of the streetfacing façade, or e. The upper floor shall implement a façade height
that is a minimum of two feet greater than the façade
height of the floor immediately below. The greater
façade height shall be made evident by taller windows
or arrangement of combined windows.

All façade materials, such as siding, window types, and architectural details, used on the street-facing façade shall be used on all other building façades.

B.4. Façade Design and Articulation (continued)
Objective Design Standard

ITEM NO. 1.
x
▪ Bay or box windows
projecting a minimum of 18
inches from the façade plane and
comprising a minimum of 20
percent of the fenestration on
the upper floors of the facade;
6 points
N/A
N/A
x
▪ Balconies or Juliet balconies
provided on a minimum of 40
percent of the fenestration on
the upper floors of the facade;
5 points
A.35 Project complies. Refer to Sheet A.35
for exhibit illustrating compliance.

Meets Standard.
x
▪ Landscaped trellises or
lattices extending across a
minimum of 65 percent of any
level of the facade;
5 points N/A
N/A
x
▪ Materials and color changes; 3
points A.7 - A.10
x
▪ Eaves that overhang a
minimum of two feet from the
facade with supporting brackets;
3 points
A.34 Project complies. Refer to Sheet A.34
for exhibit illustrating compliance.

Meets Standard.
x
▪ Window boxes or plant
shelves under a minimum of 60
percent of the fenestration on
the upper floors of the facade; or
3 points
N/A
N/A
x
▪ Decorative elements such as
molding, brackets, or corbels
3 points A.7 - A.10
Meets Standard.

TOTAL
17 points
Meets Standard.
x
B.4.4 Garage doors shall be recessed a
minimum of 12 inches from the
façade plane and along the
street-facing façade shall not
exceed 40 percent of the length
of the building façade.

A.34 Project complies. Refer to Sheet A.34
for exhibit illustrating compliance.

Meets Standard.
x
B.4.5 Changes in building materials
shall occur at inside corners. A.7 - A.10
Meets Standard.

ITEM NO. 1.
x
B.4.6 A primary building entrance shall
be provided facing a street or
community recreation space.

Additionally, all development
shall meet the following
requirements:

A.7 - A.10
Meets Standard.
a. Pedestrian entries to groundfloor and upper-floor nonresidential uses shall meet at least one of the following
standards:

A.7 - A.10
x
i. The entrance shall be
recessed in the façade plane at
least three feet in depth; or
A.34 Project complies. Refer to Sheet A.34
for exhibit illustrating compliance.

Meets Standard.
x
ii. The entrance shall be covered
by an awning, portico, or other
architectural element projecting
from the façade a minimum of
three feet.

N/A
N/A

YES NO SHEET
x N/A
N/A
B.4.7 A.34
x
A.34 Project complies. Refer to Sheet A.34
for exhibit illustrating compliance.

Meets Standard.
x N/A
N/A
x N/A
N/A
x
B.4.8
A.7 - A.10
Meets Standard.
b. Single entry to multiple residential unit building,
including Residential Mixed-Use buildings: eight feet in width c. Storefront entry: six feet in width
Mirrored windows are prohibited.
b. For ground-floor commercial uses, façades facing a
street shall include windows, doors, or openings for at least 60 percent of the building façade that is between two and 10 feet above the level of the sidewalk.

Pedestrian entries to buildings shall meet minimum
dimensions to ensure adequate access based on use
and development intensity. Building entries inclusive of the doorway and the facade plane shall meet the
following minimum dimensions:
a. Individual residential entries: five feet in width
B.4. Façade Design and Articulation (continued)
Objective Design Standard

ITEM NO. 1.
x
B.4.9
N/A
N/A
x N/A
N/A
x N/A N/A
x N/A N/A
x
B.4.10 N/A Not applicable since all decks adjacent
to the SFD zone are oriented to the
front of the building, away from the
SFD zone. Furthermore the proposed
units are located +/- 45' away from the
shared property line. Refer to Sheet
A.30 for exhibit showing compliance.

N/A
x
B.4.11 A.35 Project complies. Refer to Sheet A.35
for exhibit illustrating compliance.

Meets Standard.
x
B.4.12
N/A
x N/A
N/A
x N/A
N/A
x N/A
N/A
x
B.4.13 A.37 Project complies. Refer to Sheet A.37
for exhibit illustrating compliance.

Meets Standard.

Awnings shall be subject to the following requirements:
c. Common open space, such as a plaza, outdoor
dining area, or other spaces.

Continuous blank façades on any floor level shall not
exceed 25 percent of the entire façade length along any street.
a. A minimum vertical clearance of eight feet
measured from the pedestrian pathway;
b. Shall not extend beyond individual storefront bays;
and
c. Shall not be patterned or striped.

For buildings abutting a single-family zoning district or existing single- family use, no part of a rooftop or upper floor terrace or deck shall be closer than five feet from the facade plane of the lower floor, to prevent views
into adjacent residential uses.

Balconies are allowed on facades facing the street and
those facades facing existing non-residential uses on
abutting parcels. Such balconies shall be without any
projections beyond the building footprint.

Residential Mixed-Use buildings shall provide
at least one of the following features along streetfacing façades where the façade exceeds 50 feet in length: a. A minimum five-foot offset from the façade plane for a length of at least 10 feet;
b. Multiple pilasters or columns, each with a
minimum width of two feet; or

ITEM NO. 1.

SITE
17 OKA ROAD
85 WINCHESTER BLVD

DEVELOPMENT TEAM

ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP
14789 OKA ROAD: S-24-052, U-24-016, M-24-017

NOT TO SCALE

TABLE OF CONTENTS

PLANNING/CIVIL ENGINEERING
C1.0 TITLE SHEET
C1.1 PROJECT INFORMATION
C2.0 EXISTING CONDITIONS PLAN
C3.0 SITE PLAN
C3.1 CROSS SECTIONS
C4.0 GRADING & DRAINAGE PLAN
C4.1 GRADING & DRAINAGE PLAN
C4.2 GRADING & DRAINAGE PLAN
C4.3 GRADING & DRAINAGE PLAN
C5.0 UTILITY PLAN
C5.1 UTILITY PLAN
C6.0 STORMWATER CONTROL PLAN
C6.1 STORMWATER CONTROL PLAN NOTES
C6.2 STORMWATER CONTROL PLAN DETAILS
C6.3 STORMWATER CONTROL PLAN CALCULATIONS
C6.4 STORMWATER CONTROL PLAN CALCULATIONS
C7.0 EROSION CONTROL TITLE SHEET
C7.1 EROSION CONTROL DETAILS
C7.2 EROSION CONTROL DETAILS
C7.3 BASMAA
C8.0 FIRE ACCESS PLAN
C9.0 VESTING TENTATIVE TRACT MAP

ARCHITECTURE
A.1 EXISTING SITE CONDITIONS
A.2 EXISTING SITE CONDITIONS
A.3 ARCHITECTURAL SITE PLAN
A.4 BUILDING PLANS- 7-PLEX
A.5 BUILDING PLANS- 7-PLEX
A.6 BUILDING ROOF PLANS- 7 PLEX
A.7 7-PLEX- ELEVATION A
A.8 7-PLEX- ELEVATION B
A.9 7-PLEX A-SECTIONS
A.10 7 PLEX B-SECTIONS
A.11 BUILDING PLANS- 8-PLEX
A.12 BUILDING PLANS- 8-PLEX
A.13 BUILDING ROOF PLANS- 8 PLEX
A.14 8-PLEX- ELEVATION A
A.15 8-PLEX- ELEVATION B
A.16 8 PLEX A - SECTIONS
A.17 8 PLEX B- SECTIONS
A.18 UNIT PLAN 1
A.19 UNIT PLAN 2
A.20 UNIT PLAN 3
A.21 UNIT PLAN 4
A.22 COLOR BOARD- 7-PLEX
A.23 COLOR BOARD- 8-PLEX
A.24 SOLAR STUDY
A.25 SOLAR STUDY
A.26 STREETSCAPE
A.27 STREETSCAPE
A.28 SITE CROSS SECTION
A.29 SITE PERSPECTIVE
A.30 SITE PERSPECTIVE
A.31 SITE AERIAL VIEW
A.32 OBJECTIVE DESIGN STANDARD EXHIBIT
A.33 OBJECTIVE DESIGN STANDARD EXHIBIT
A.34 OBJECTIVE DESIGN STANDARD EXHIBIT
A.35 OBJECTIVE DESIGN STANDARD EXHIBIT
A.36 OBJECTIVE DESIGN STANDARD EXHIBIT
A.37 OBJECTIVE DESIGN STANDARD EXHIBIT
A.38 OBJECTIVE DESIGN STANDARD EXHIBIT
A.39 LOT 1 8-PLEX ELEVATION B
A.40 LOT 2 8-PLEX ELEVATION A
A.41 LOT 3 7-PLEX ELEVATION B
A.42 LOT 4 7-PLEX ELEVATION A
A.43 LOT 5 8-PLEX ELEVATION B
A.44 LOT 6 8-PLEX ELEVATION A
A.45 LOT 7 8-PLEX ELEVATION B
A.46 LOT 8 8-PLEX ELEVATION A
A.47 LOT 9 7-PLEX ELEVATION B
A.48 LOT 10 7-PLEX ELEVATION A
A.49 LOT 11 8-PLEX ELEVATION B
A.50 LOT 12 8-PLEX ELEVATION A
A.51 LOT 13 8-PLEX ELEVATION B
A.52 LOT 14 8-PLEX ELEVATION A
A.53 LOT 15 7-PLEX ELEVATION B
A.54 LOT 16 7-PLEX ELEVATION A
A.55 LOT 17 8-PLEX ELEVATION B
A.56 LOT 18 8-PLEX ELEVATION A

LANDSCAPE
L1 TREE MITIGATION AND PROTECTION PLAN
L2 TREE EVALUATION TABLE
L3 TREE EVALUATION TABLE
L4 LANDSCAPE PLAN
L5 PLANTING LEGEND AND NOTES
L6 CONCEPTUAL FURNISHINGS, MATERIALS LIST,

AND DETAIL
L7 HYDROZONE PLAN
L8 IRRIGATION DETAILS

JOINT TRENCH
INT1 JOINT TRENCH INTENT TITLE SHEET
INT2 JOINT TRENCH INTENT
INT3 JOINT TRENCH INTENT
P1 PHOTOMETRICS
P2 POLE LIGHTING CUTSHEETS
P3 WALL LIGHTING CUTSHEETS
ASSESSOR'S PARCEL NUMBER:

PROJECT ADDRESS/LOCATION:

EXISTING GENERAL PLAN DESIGNATION:

EXISTING ZONING DESIGNATION:

EXISTING USE:

PROPOSED USE:

GROSS SITE AREA:

RIGHT-OF-WAY DEDICATION:

NET SITE AREA:

EXISTING TOTAL GROSS PARCEL SF:

TRACT A-PARCEL 1:

TRACT B- PARCEL 1:

TRACT B- PARCEL 2
AVERAGE SLOPE:
424-08-035, 424-08-074
14789 OKA ROAD

LOW DENSITY RESIDENTIAL,
PUBLIC
R-1-8:HEOZ, R-1:8

AGRICULTURE (ORCHARD)

MULTIFAMILY RESIDENTIAL
±6.78 AC
±0.07 AC
±6.71 AC
14,229 SF
269,194 SF
11,853 SF
295,276 SF

0.0023 x 1 x 5027.8' = 1.71%

6.78 PROJECT DATA

PROJECT DESCRIPTION

ARCHITECTURE & SITE REVIEW AND A

TENTATIVE MAP FOR A BUILDER'S REMEDY
PROJECT PURSUANT TO THE "HOUSING
ACCOUNTABILITY ACT" VESTED BY THE FILING
OF AN SB 330 PRELIMINARY APPLICATION.

PROJECT WILL ALLOW FOR THE CONSTRUCTION
OF UP TO 138 TOWNHOME STYLE CONDOMINIUM
HOMES IN 18 BUILDINGS ON AN
APPROXIMATELY 6.78-ACRE SITE. PROJECT WILL
INCLUDE TREE REMOVAL OF 374 ORCHARD
TREES, INCLUDING 2 PROTECTED ORCHARD
TREES AND 372 NON-PROTECTED ORCHARD
TREES. PROJECT WILL INCLUDE 28 AFFORDABLE
UNITS AT LOW AFFORDABILITY LEVEL (20% OF
TOTAL UNITS) AND 110 MARKET RATE UNITS.

THIS MULTI-FAMILY DEVELOPMENT WILL

COMPLY WITH THE TOWN'S ALL ELECTRICAL

APPLIANCE, ELECTRIC VEHICLE AND ENERGY

STORAGE SYSTEM REQUIREMENTS IN
ACCORDANCE WITH TOWN CODE. A SEPARATE

BUILDING PERMIT IS REQUIRED FOR THE PV

SYSTEM THAT IS REQUIRED BY THE CALIFORNIA
ENERGY CODE. THE SEPARATE PV SYSTEM

PERMIT MUST BE FINALED PRIOR TO ISSUANCE
OF THE CERTIFICATE OF OCCUPANCY.

DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300TS.DWG
684300TS.DWG
C1.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/12/2025 9:14 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
GOVERNMENT AGENCY:

TOWN OF LOS GATOS
CONTACT: ERIN WALTERS
110 E. MAIN STREET
LOS GATOS, CA 95030
(408)354-6823
OWNER:

COMMUNITY FOUNDATION OF SANTA

CLARA COUNTY
555 CASTRO STREET, SUITE 140
MOUNTAIN VIEW, CA 94041

YUKI FARMS LLC
15495 LOS GATOS BLVD, SUITE 11
LOS GATOS, CA 95032
DEVELOPER:

URBAN CATALYST
CONTACT: MALLORY MENNE
99 S ALMADEN BLVD, SUITE 500
SAN JOSE, CA 95113
(408) 839-9850
PLANNER/CIVIL ENGINEER:

HMH ENGINEERS
CONTACT: DEENA MORSILLI
1570 OAKLAND ROAD
SAN JOSE, CA 95131
(669) 221-7817
LANDSCAPE ARCHITECT:

HMH LANDSCAPE ARCHITECTURE
CONTACT: JUSTIN HAUSER
1570 OAKLAND ROAD
SAN JOSE, CA 95131
(669) 295-2331
ARCHITECT:

DAHLIN
CONTACT: RITU RAJ SHARMA
5865 OWENS DRIVE
PLEASANTON, CA 94588
(925) 251-7297
JOINT TRENCH:

GIACALONE DESIGN SOLUTIONS
CONTACE: ANDREW CUMMINS
8080 SANTA TERESA BLVD, STE 240
GILROY, CA 95020
(925) 467-1740

TITLE SHEET
PROPOSED SITE COVERAGE:

BUILDINGS:

PRIVATE CIRCULATION:

LANDSCAPE/HARDSCAPE:

PROPOSED DENSITY:

PROPOSED PARKING:

BICYCLE PARKING:

TREE REMOVAL:

CONSTRUCTION TYPE:

OCCUPANCY GROUPS:
±117,592 SF (39.8%)
±62,115 SF (21.0%)
±115,569 SF (39.2%)
±295,276 SF (100%)
138 DU

6.71 AC (NET)

20.57 DU / AC
2 SPACES/UNIT + 20 GUEST SPACES = 296 SPACES
20 ON SITE GUEST PARKING SPACES (2 EV CAPABLE (1 ADA), 8 EV READY, 1 VAN ADA)

BIKE PARKING IS PROVIDED FOR EACH UNIT IN INDIVIDUAL GARAGES 374 ORCHARD TREES
2 PROTECTED ORCHARD TREES
372 NON-PROTECTED ORCHARD TREES
VB
R-2 & U (GARAGES AND METER CLOSETS)

VICINITY MAP
SCALE: 1" = 1000'
EXHIBIT 20 Page 331 Page 371
ITEM NO. 1.

NOT TO SCALE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE: C HMH
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300TS.DWG
684300TS.DWG
C1.1
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/12/2025 11:36 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

PROJECT

INFORMATION

ITEM NO. 1.

FENCE (E) TO BE DEMOLISHED

EDGE OF PAVEMENT (E)

TREE (E) TO BE REMOVED
EX 42"SD
EX 20"SS
EX 20"SS EX 42"SD
EX 42"SD
EX 8"W
EX 8"W
EX 42"SD

FEMA FLOODWAY BOUNDARY
20' OFFSET FROM TOP

OF BANK SLOPE

STABILITY SETBACK
TOE OF
BANK
TOP OF
BANK

EXISTING LOT LINE TO BE REMOVED

EXISTING LOT LINE TO BE REMOVED

EXISTING VALLEY

WATER STORM DRAIN

EASEMENT TO REMAIN
BOOK G900-OR-355
(DOC 7413033)
14800 OKA ROAD
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL
14855 OKA ROAD
424-08-033

LANDS OF LEVY FAMILY CAMPUS

EXISTING CAMPUS
14685 OKA ROAD
424-08-013

LANDS OF MIRASSOU CLOVIS M TRUSTEE & ET AL

EXISTING RESIDENTIAL

LOS GATOS CREEK
14702 OKA ROAD
424-47-017

LANDS OF LOS GATOS SWIM
& RACQUET CLUB
14840 OKA ROAD
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL

OKA ROAD

EXISTING LEVEE
14850 OKA ROAD
424-08-038

LANDS OF SASKI GO SR

EXISTING RESIDENTIAL
424-08-075

LANDS OF TOWN OF LOS GATOS

SCVWD EASEMENT
BOOK N352-OR-1335
(DOC 12406287)
15' PUE(E) TO REMAIN
20' SDE (E) TO REMAIN
10' SSE (E) TO BE REMOVED
10' SSE (E) TO BE REMOVED

24.55'
SITE
17 OKA ROAD
85 WINCHESTER BLVD

EXISTING

CONDITIONS
DM

AS SHOWN
DM
1 INCH = 40 FEET
40200 80

VICINITY MAP
SCALE: 1" = 1000'
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300DP.DWG
684300DP.DWG
C2.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 2:40 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND

PUE PUBLIC UTILITY EASEMENT

SDE STORM DRAIN EASEMENT

SSE SANITARY SEWER EASEMENT
(E) EXISTING

LOT LINE (EXISTING)

EASEMENT (EXISTING)
NOTES

1. SITE IS CURRENTLY DEVELOPED AS AN ORCHARD. NO BUILDINGS OR HARDSCAPE SURFACE IMPROVEMENTS EXIST ON THE PROJECT SITE.

TREE TO BE REMOVED (SEE LANDSCAPE PLANS)

STORM DRAIN PIPE

SANITARY SEWER PIPE

JOINT TRENCH

WATER PIPE

FIRE PIPE

RECLAIMED WATER PIPE

GAS PIPE

FIBER OPTIC LINE

BUILDING (EXISTING)

ITEM NO. 1.

FLP
FLP
FLP
FLP

FLP FLP FLP FLP FLP
FLP
FLP
FLP
FLP

FLP FLP

FLP FLP
FLP
FLP

FLP FLP FLP
FLP

FLP FLP
FLP
FLP

FLP FLP FLP FLP

FLP FLP
FLP

FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP

FLP FLP FLP

FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP

FLP FLP FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP

FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP
FLP

FLP FLP

FLP FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLPFLP
FLP
FLP
FLP
FLP
FLPFLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP
FLP

FLP FLP

FLP FLP
FLP
FLP
NO

PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC

EVC EVC EVC
22'

20.3'
22'
26'
22'
26'

EXISTING LOT LINE TO BE REMOVED
15' PUE(E) TO REMAIN

EXISTING LOT LINE TO BE REMOVED
20' SDE (E) TO REMAIN

13.9'

25.2'

22.5'

15.5'
10' SSE (E) TO BE REMOVED
10' SSE (E) TO

BE REMOVED

9.5' SWLK WITH

PLANTER STRIP
26'
18'
9'
8'
22'

11.7'
4'
4'

28.9'

22.5'

14.7'

17.7'

15.8'
16'

9.2'
4'

3.8'

15.4'

33.9'

45.3' 22.6'

10.8'

11.7'
5'
9' MIN.

SETBACK (P)
30'
16'

13.7'
17'

29.7'
4' 4'

20.3'
26'
9'
18'
R26'
R26'
R26'
R46'
R20'
R20'
R20'
R20'
R20'
R20'
R222' R200'
R26'
R26'

12.1'

9.8'

13.8'
5'

9.5'

4.5'
22'
8'
30' 22'
4'
4'
50'
25'

OKA ROAD
148000 OKA ROAD
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL
14855 OKA ROAD
424-08-033

LANDS OF LEVY FAMILY
CAMPUS

EXISTING CAMPUS
14685 OKA ROAD
424-08-013

LANDS OF MIRASSOU CLOVIS M TRUSTEE &
ET AL

EXISTING RESIDENTIAL

EXISTING LEVEE
424-08-075

LANDS OF TOWN OF LOS GATOS

SCVWD EASEMENT
BOOK N352-OR-1335
(DOC 12406287)

LOS GATOS CREEK
14702 OKA ROAD
424-47-017

LANDS OF LOS GATOS SWIM
& RACQUET CLUB
14840 OKA ROAD
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL
5'

25.3'

31.6'

12.9'

4.2'
4'
26'
5'
R222' R200'
R222'
R200'

13.5'

12.7'

19.2'

22.4'

10.1'
4'
4'

19.2'

11.3'

6.4'

13.8'

20.9'
30'
11'

11.9' 13.4'

14.5'

15.3'

11.4'

13.6'

14.4'
16'

7.8' 3.9'
22'

22.5'

22.7'

10.5'

11.1'

MENNE LANE (P)

OGILVIE LANE (P)

GREENMAN LANE (P)

BURROUGHS LANE (P)

HAYDEN LANE (P)
LOT 18
8-PLEX
18,928 SF
LOT 13
8-PLEX
18,928 SF
LOT 12
8-PLEX
18,928 SF
LOT 7
8-PLEX
18,928 SF
LOT 6
8-PLEX
18,928 SF
LOT 1
8-PLEX
18,928 SF
LOT 2
8-PLEX
18,928 SF
LOT 5
8-PLEX
18,928 SF
LOT 8
8-PLEX
18,928 SF
LOT 11
8-PLEX
18,928 SF
LOT 14
8-PLEX
18,928 SF
LOT 17
8-PLEX
18,928 SF
LOT 16
7-PLEX
16,439 SF
LOT 15
7-PLEX
16,439 SF
LOT 10
7-PLEX
16,439 SF
LOT 9
7-PLEX
16,439 SF
LOT 4
7-PLEX
16,439 SF
LOT 3
7-PLEX
16,439 SF
A
C3.1
B
C3.1
C
C3.1
D
C3.1
E
C3.1
F
C3.1

2.4' SWE (P)
14850 OKA ROAD
424-08-057

LANDS OF SASKI GO SR

EXISTING RESIDENTIAL

TOP OF BANK

MAIL BOX (P)

EXISTING CHAIN LINK FENCE TO BE

REPLACED WITH PROPOSED WOOD FENCE,
6'-0" HEIGHT ON RETAINING WALL

PROPOSED LOW PERIMETER
WOOD FENCE, 3'-6" HEIGHT

EXISTING WOOD FENCE TO BE
REPLACED WITH 6'-0" TALL

CONCRETE MASONRY WALL

WITH RETAINING
4' MIN. FRONT

SETBACK (P)

15.8'

14.4'
9' MIN. REAR

SETBACK (P)
20'
5' ROW

DEDICATION (P)

PROPOSED ELECTRICAL
TRANSFORMER (TYP.)
12'
5'
18'
8'
22'
MIN. 18' STBK FROM LEVEE

TRANSFORMER (TYP)

TRANSFORMER (TYP)

BACKFLOW (TYP)

BACKFLOW (TYP)
8' REQUIRED SIDE SETBACK
8' REQUIRED SIDE SETBACK

23.3'
20' REQUIRED REAR SETBACK
25' REQUIRED FRONT SETBACK
25'

57.3' MINIMUM SIDE SETBACK (P)

45.3' MINIMUM SIDE SETBACK (P)

15.2' MINIMUM REAR SETBACK (P)

8.5' MINIMUM FRONT SETBACK (P)
22' 22'
8'
8'
18'
12'
18'
18'
18'
10'
9' 9'
9'
18'
18'
9'
9'
22' 22' 22'
8'
8'
8'
18'
18'
9'
9'

9.1'
22'
8'
5' BIKE LANE (P)

7.5' PARKING
5'

EXISTING VALLEY

WATER STORM DRAIN

EASEMENT TO REMAIN
BOOK G900-OR-355
(DOC 7413033)

TOE OF BANK
20' OFFSET FROM TOP OF BANK

SLOPE STABILITY SETBACK
SITE
17 OKA ROAD
85 WINCHESTER BLVD

SITE PLAN
OB
1" = 40'
OB
1 INCH = 40 FEET
40200 80

VICINITY MAP
SCALE: 1" = 1000'
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SP.DWG
684300SP.DWG
C3.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 2:29 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND
(E) EXISTING

EAE EMERGENCY ACCESS EASEMENT
(P) PROPOSED

PIEE PRIVATE INGRESS AND EGRESS EASEMENT

PUE PUBLIC UTILITY EASEMENT

SDE STORM DRAIN EASEMENT

SDRE STORM DRAIN RELEASE EASEMENT

SSE SANITARY SEWER EASEMENT

SWE SIDEWALK EASEMENT

EVCS ELECTRIC VEHICLE CHARGING STATION

EVC ELECTRIC VEHICLE CAPABLE

ADA AMERICANS WITH DISABILITIES ACT ACCESSIBLE PARKING

LOT LINE (EXISTING)

LOT LINE (PROPOSED)

EASEMENT (EXISTING)

EASMENT (PROPOSED)

BUILDINGS (EXISTING)

PARKING SUMMARY
VEHICLE PARKING:

CONDOMINIUM: 376
CONDO VISITOR*: 20
TOTAL: 396
*INCLUDES 1 ADA VAN STALL, 2 EVCS STALLS (10%), 8 EV CAPABLE STALLS (40%)

BICYCLE PARKING PROVIDED IN INDIVIDUAL GARAGES

LEVEE SETBACK

FEMA FLOOD BOUNDARY

REQUIRED YARD- OVERALL SITE

ITEM NO. 1.

TRAVEL
LANE
10'
TRAVEL
LANE
10' 11'

LANDSCAPE
55' R/W (P)
VARIES

R/W (E)
4'

SHOULDER
R/W
(P)
.5'
5' 4'

SIDEWALK
WITH

PARKSTRIP

TOWNHOMES
8'

2.4'
S/W
ESMT
(P) 7.1'

SECTION
NTS A
R/W
(E)

5.0'
DED. 50' R/W (E)
5'
BIKE
LANE

PARKING

SECTION
NTS B

4.5' 18'
.5'

PARKING
PL
26'
1'± PRIVATE STREET L/S
.5'

TOWNHOMES

FLOW-THROUGH

PLANTER
6'
S/W
44'

CURB TO CURB

3.5' MAX

RETAINING
WALL
EX
GROUND
5'

SECTION
NTS C

4.5' 8'
.5'

PARKING
PL
26'

PRIVATE STREET
VARIES 4.5'
L/S
.5'

TOWNHOMES

LANDSCAPE

FLOW-THROUGH

PLANTER
6'
S/W
34'

CURB TO CURB

3.5' MAX

RETAINING
WALL
EX
GROUND

SECTION D NTS
8' 4.5'
.5'

PARKING
PL
26'

PRIVATE STREET

4.5' VARIES
L/S
.5'

TOWNHOMES

S/W LANDSCAPE
34'

CURB TO CURB
2' MAX

RETAINING
WALL
EX
GROUND

SECTION
NTS E
18' 4.5'
.5'

PARKING
PL
26'

PRIVATE STREET

4.5'
L/S
.5'

TOWNHOMES
VARIES

S/W LANDSCAPE
44'

CURB TO CURB
2' MAX

RETAINING
WALL
EX
GROUND

TOWNHOMES

SECTION
NTS F
4'

TOWNHOMES
22' 4'

DRIVEWAY PRIVATE STREET DRIVEWAY

CURB TO CURB

CROSS SECTIONS
RHM

NOT TO SCALE
RHM
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SP.DWG
684300SP.DWG
C3.1
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/12/2025 9:46 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
RH

ITEM NO. 1.

ZONE
DROP

METER CLOSET
ZONE
DROP

METER CLOSET
TH-1 TH-3 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP

METER CLOSET
ZONE
DROP

METER CLOSET
TH-1 TH-3 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3

METER CLOSET
TH-1 TH-2

METER CLOSET
TH-3
TH-1 TH-2 TH-1 TH-2 TH-3
ZONE
DROP

METER CLOSET
ZONE
DROP
TH-1 TH-2

METER CLOSET
TH-3
TH-1 TH-2 TH-1 TH-2 TH-3
ZONE
DROP

METER CLOSET
TH-1 TH-3 TH-2 TH-1 TH-2 ZONE DROP

METER CLOSET
TH-1 TH-2 TH-3 TH-1 TH-2

METER CLOSET
TH-3 TH-1 TH-2 TH-1 TH-2 ZONE DROP METER CLOSET
TH-1 TH-2 TH-3
TH-1 TH-2
NO

PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC

SD SD SD SD SD SD SD

SD SD SD

SD SD SD SD SD SD

SD SD SD SD SD SD SD SD

SD SD SD

SD SD SD

0.5%

2.0% 2.0%

0.5%

2.0% 2.0%

0.5%

2.0% 2.0%
FS 266.15
FS 265.92
TRC 266.10
ER
TRC 266.10
TVC 266.30
TVC 266.30
FS 265.44

EXISTING LEVEE
GS 265.96 GS 266.29
GS 265.79
GS 265.89
FF 266.58
SD
FF 267.08
FF 267.08
FF 266.58
FF 266.58
GS 266.22
GS 265.72
TRC 265.34
BC
FS 265.39
TRC 265.34
BC
TRC 265.25
EC

0.5%
TRC 265.25
EC

0.6%
FS 265.30
GS 265.39 GS 265.06
GS 265.35 GS 265.02
FF 265.71
FF 265.71
TRC 265.87~HP
TRC 265.87~HP
GS 265.71
FF 266.40 FF 266.40 FF 266.40 FF 266.40
GS 266.04
FF 266.40
GS 265.68 GS 266.01
FF 266.87
EG 266.0±
EG 266.0±
FF 266.87 FF 266.37 FF 266.37
FF 266.37
GS 265.51
GS 265.54
ADA
ADA
FS 265.03
TRC 264.98~LP
TRC 264.98~LP
TRC 265.39~HP
TRC 265.39~HP
SD
GS 265.53
FF 265.89
FF 265.89 FF 265.89
GS 265.53
FF 265.89 FF 265.89
FS 265.75
FS 265.49~HP
TVC 266.25~GB
FS 265.40
FS 265.14
TVC 265.90~GB

0.5%
EG 265.3±
EG 264.8±
EG 264.6±

0.5%
TVC 266.04

2.0% 2.0%
TVC 266.26
TVC 266.57
AP
TVC 266.44
AP
SD
TVC 266.19
AP
TVC 266.30
AP
TVC 266.44
AP
TVC 266.06~GB
ER

0.5%

2.0% 2.0% 1.8%

2.0% 2.0% 2.0% FS 264.95~LP 0.5%
TVC 265.71~GB
TVC 265.74
ER
FS 266.26
FS 265.40

0.5%

2.0% 2.0%

2.0% 2.0%
11'

2.0% 2.0%
TVC 266.22
13' 31'
13' 31'

2.0% 2.0%
11' 11' 11'
11' 11'
SD
TVC 266.09
ER

EX PROPERTY
LINE
10' PSDE
FS 265.70

EX PROPERTY
LINE
10' PSDE
10' PSDE
5'
5'

TOP OF BANK

TOE OF BANK

LOS GATOS CREEK

OGILVIE LANE
LOT 12
LOT 7
LOT 2
LOT 1
LOT 6
LOT 5
LOT 8
LOT 11

MENNE LANE

BURROUGHS LANE
TVC 266.08
ER
TVC 266.07~GB
ADA
FS 266.60
ADA
EG 266.4±
EG 265.7±
EG 264.6±

2.0' MAX

RETAINING WALL

2.0' MAX

RETAINING WALL
TW 267.2
BW 265.3
EG 265.2±
TW 267.2
BW 265.2
TW 266.6
BW 264.8
TW 266.6
BW 264.6
TW 267.2
BW 264.6
FG 266.7
FG 267.0
TW 266.6
BW 265.2
FS 266.4
TW 267.2
BW 265.3 EG 256.3±
TW 266.2
BW 265.7 TW 267.2
BW 265.7
TW 267.2
BW 266.4
TW 267.2
BW 264.6
TW 266.6
BW 264.6
EG 264.6±

0.5%

0.5%

0.5%
1 STEP
1 STEP

1.1% 0.5%

0.5%
FS 265.50
FEMA SPECIAL FLOOD HAZARD ELEVATION = 266.00'
DATUM ADJUSTMENT TO TOWN OF LOS GATOS BENCH MARK = -2.56' ADJUSTED FEMA SPECIAL FLOOD HAZARD ELEVATION = 263.44'
424-08-075

LANDS OF TOWN OF LOS GATOS

SCVWD EASEMENT
BOOK N352-OR-1335
(DOC 12406287)
20' OFFSET FROM TOP OF BANK

SLOPE STABILITY SETBACK

OKA ROAD

GRADING AND

DRAINAGE PLAN
EN
1" = 20'
RHM
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300GP.DWG
684300GP.DWG
C4.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 2:36 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

NOT TO SCALE

KEY MAP
C4.0
C4.1 C4.2
C4.3
RH

ABBREVIATIONS

AP ANGLE POINT

BC BEGIN CURVE

BOW BACK OF WALK

EC END OF CURVE

EG EXISTING GROUND

ER END OF RETURN

ESMT EASEMENT

EX/(E) EXISTING

FF FINISH FLOOR

FL FLOW LINE

FS FINISH SURFACE

GB GRADE BREAK

GS GARAGE SLAB

HP HIGH POINT

LP LOW POINT

PSDE PRIVATE STORM DRAIN EASEMENT

SD STORM DRAIN

SDE STORM DRAIN EASEMENT

SWE SIDEWALK EASEMENT

TC TOP OF CURB

TDC TOP OF DEPRESSED CURB

TRC TOP OF ROLLED CURB

TVC TOP OF VERTICAL CURB

PROJECT BOUNDARY
LEGEND

LOT LINE (EXISTING)

RIGHT OF WAY

EASEMENT

CURB AND GUTTER

STORM DRAIN PIPE SD SD SD

TREE AND DRIPLINE

STORM DRAIN PIPE (EXISTING)

ELECTROLIER

STORM DRAIN MANHOLE (EXISTING)

STORM DRAIN CURB INLET (EXISTING)

STORM DRAIN CATCH BASIN (EXISTING)

STORM DRAIN MANHOLE

STORM DRAIN CATCH BASIN/JUNCTION BOX

STORM DRAIN AREA DRAIN

STORM DRAIN CLEANOUT

UTILITY POLE

SIDEWALK
PERCENT AND DIRECTION OF X%

SURFACE FLOW DRAINAGE

LID TREATMENT AREA

LOT LINE

OVERLAND RELEASE

DRAINAGE ARROW

STORM DRAIN BUBBLER BOX

SPECIAL FLOOD HAZARD AREA
SEE SHEET C4.1
SEE SHEET C4.3 SEE SHEET C4.2
1 INCH = 20 FEET
20100 40

EARTHWORK
(CY)

MAX CUT/FILL

DEPTH (FT) CY

SITE ELEMENT CUT FILL CUT FILL IMPORT EXPORT
STREETS 76 2667 1.5 2.4 2591 0
BUILDING FOOTPRINT 0 8151 0.9 3.4 8151 0
LANDSCAPE 119 7261 2.0 3.4 7142 0
TOTAL 195 18079 - - 17884 0
NOTES:

1. THIS TABLE REPRESENTS THE ENTIRE SITE.

2. AREA OF DISTURBANCE = 302,162 SF.
5 5

ITEM NO. 1.

ZONE
DROP

METER CLOSET

METER CLOSET
TH-1 TH-3 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP

METER CLOSET

ZONEDROP

METER CLOSET
TH-1 TH-2 TH-3 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP METER CLOSET ZONE
DROP

METER CLOSET
TH-3 TH-1 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP

METER CLOSET
ZONE
DROP
TH-1 TH-2

METER CLOSET
TH-3
TH-1 TH-2 TH-1 TH-2 TH-3

METER CLOSET
TH-1 TH-2 TH-3 TH-1 TH-2 ZONE DROP

METER CLOSET
TH-1 TH-2 TH-3 TH-1 TH-2 ZONE DROP METER CLOSET
TH-3 TH-1 TH-2 TH-1 ZONE DROP

METER CLOSET
TH-3 TH-1 TH-2 TH-1 TH-2
NO

PARKING EVCS ADA

SD SD SD SD

SD SD SD SD SD SD SD SD

SD SD SD SD SD

SD SD SD SD SD SD SD SD SD SD

SD SD SD

SD SD SD
SD SD
SD
SD SD
FF 267.03

0.5% 0.5%

0.5%

2.0% 2.0%

0.5%

2.0% 2.0%
FS 266.10
TRC 266.05
ER
TVC 266.64
ER/AP
FS 266.15
TRC 266.10
ER
TRC 266.10

OKA ROAD

EX TC 266.4± TC 265.30
BC

0.5%
GS 266.17
TC 266.37 TC 266.242.0% 2.0%
TRC 266.05
ER
FF 267.03
GS 265.84
FF 266.53 FF 266.53
FF 266.53
GS 265.67 GS 265.28
FF 265.64
ADA FF 265.64
GS 264.95
TRC 265.18
FS 265.28
TRC 265.23

2.0% 2.0%
SD
GS 265.88
FF 266.57
FF 266.57
GS 266.21
FF 266.57 FF 266.57
SD
GS 265.71
FF 266.57
GS 265.33 GS 265.00
FF 265.75
FF 265.69 FF 265.69
GS 265.96
FF 266.65 FF 266.65
FF 266.65 FF 266.65
FF 266.65
GS 266.29
GS 265.79
GS 265.89
FF 267.08
GS 266.22
GS 265.72
TRC 265.34
BC
FS 265.39
TRC 265.34
BC
TRC 265.25
EC

0.5%
TRC 265.25
EC

0.6%
FS 265.30
GS 265.06
ADA FF 265.75 FF 265.75
GS 265.39
GS 265.35 GS 265.02
ADA
FF 265.69
TDC 266.54
TDC 266.41

2.0%
TVC 266.20~GB
FS 265.44~GB
EG 265.5±
FS 266.24~GB

0.5%
TVC 267.00~GB
TVC 266.85
AP

1.4% 0.5%
TVC 266.03~GB
FS 265.75
FS 265.49~HP
TVC 266.25~GB
SD
TVC 266.85
AP
EG 265.3±
TVC 266.44
AP

2.0%
TVC 265.87~GB
FS 265.11~LP 0.5%
ADA

1.8%

2.0% 2.0%

2.0%

2.0%

2.0% 2.0%
ADA
BOW 266.48
FS 265.30
FS 265.50
BOW 265.45

2.0% 2.0%

EX RIGHT OF WAY

EX PROPERTY
LINE
11'
11'
11'
11' 11'
11'

2.0%
11'

2.0%
11'
13' 21'
13' 21' TVC 266.09 ER
10' PDSE
10' PSDE
SD

SAWCUT /

LIMIT OF CONFORM
15"SD
5'
5'

2.4' SWE
SD
SD

PROPOSED RIGHT OF WAY

GREENMAN LANE
LOT 18
LOT 13 LOT 14

OGILVIE LANE
LOT 12
LOT 7
LOT 8
LOT 11

BURROUGHS LANE
EG 265.9±
EG 265.3±
TVC 266.05
ER
TVC 266.17
AP
TVC 266.22
AP
TVC 266.08
ER

2.0' MAX

RETAINING WALL
TW 267.6
BW 265.9
TW 267.6
BW 266.0
TW 267.2
BW 265.5
TW 267.2
BW 265.3
TW 267.2
BW 265.3
TW 267.2
BW 265.6
EG 265.6±
TW 267.6
BW 265.6
TVC 266.64
FS 265.60
FS 265.60
EG 266.0±
EG 265.4±
1 STEP
TC 265.80
BOW 265.97
TC 264.96
BOW 265.13
EG 264.8±
1 STEP 1 STEP
1 STEP
1 STEP

OKA ROAD
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

C HMH
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300GP.DWG
684300GP.DWG
C4.1
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 11:17 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

GRADING AND

DRAINAGE PLAN

NOT TO SCALE

KEY MAP
C4.0
C4.1 C4.2
C4.3
EN
1" = 20'
RHM
RH

ABBREVIATIONS

AP ANGLE POINT

BC BEGIN CURVE

BOW BACK OF WALK

EC END OF CURVE

EG EXISTING GROUND

ER END OF RETURN

ESMT EASEMENT

EX/(E) EXISTING

FF FINISH FLOOR

FL FLOW LINE

FS FINISH SURFACE

GB GRADE BREAK

GS GARAGE SLAB

HP HIGH POINT

LP LOW POINT

PSDE PRIVATE STORM DRAIN EASEMENT

SD STORM DRAIN

SDE STORM DRAIN EASEMENT

SWE SIDEWALK EASEMENT

TC TOP OF CURB

TDC TOP OF DEPRESSED CURB

TRC TOP OF ROLLED CURB

TVC TOP OF VERTICAL CURB

PROJECT BOUNDARY
LEGEND

LOT LINE (EXISTING)

RIGHT OF WAY

EASEMENT

CURB AND GUTTER

STORM DRAIN PIPE SD SD SD

TREE AND DRIPLINE

STORM DRAIN PIPE (EXISTING)

ELECTROLIER

STORM DRAIN MANHOLE (EXISTING)

STORM DRAIN CURB INLET (EXISTING)

STORM DRAIN CATCH BASIN (EXISTING)

STORM DRAIN MANHOLE

STORM DRAIN CATCH BASIN/JUNCTION BOX

STORM DRAIN AREA DRAIN

STORM DRAIN CLEANOUT

UTILITY POLE

SIDEWALK
PERCENT AND DIRECTION OF X%

SURFACE FLOW DRAINAGE

LID TREATMENT AREA

LOT LINE

OVERLAND RELEASE

DRAINAGE ARROW

STORM DRAIN BUBBLER BOX

SPECIAL FLOOD HAZARD AREA
SEE SHEET C4.0
SEE SHEET C4.2
1 INCH = 20 FEET
20100 40
NOTE:

FEMA SPECIAL FLOOD HAZARD ELEVATION = 266.00'
DATUM ADJUSTMENT TO TOWN OF LOS GATOS BENCH MARK = -2.56' ADJUSTED FEMA SPECIAL FLOOD HAZARD ELEVATION = 263.44'
5 5 5
5

ITEM NO. 1.

ZONE DROP METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP METER CLOSET TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP METER CLOSET TH-2 TH-1 TH-2 TH-1 TH-2 TH-3
ZONE

DROP ZONE DROP METER CLOSET METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1 TH-3 TH-4 ZONE DROP METER CLOSET METER CLOSET TH-3 TH-1 TH-2 TH-1 TH-2 TH-1 TH-4

ZONE DROP

METER CLOSET

METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1
TH-3
TH-4

ZONE DROP

METER CLOSET

METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1
TH-3
TH-4 ZONE DROP EVC EVC EVC SD SD SD SD

SD SD SD SD SD SD SD SD SD SD SD

SD SD SD SD SD SD SD SD SD SD

SD SD SD SD SD

SD SD SD SD

SD SD SD SD SD

SD SD SD SD SD SD SD SD SD SD

SD SD SD
SD
SD
SD
SD SD

SD SD SD SD SD
SD
SD
SD
SD EX 42"SD

0.5%

2.0%

2.0%

0.5% 2.0% 2.0%
TRC 264.27
ER
TRC 264.35
ER
TVC 264.31
TVC 264.54~GB
FS 264.40
TVC 264.44~GB
9'

OKA ROAD
EG 262.8±
TC 264.42~GB
TC 263.41~GB
EC

0.5%
GS 265.28
FF 265.64
GS 264.95
FF 265.64 FF 265.64
FF 265.64
GS 264.78
TRC 264.42
BC

0.6%
TC 263.10

0.9%
TRC 264.56 EC
TRC 264.56~GB
EC
FS 264.47 FS 264.61 2.0% 2.0%
TRC 264.42
BC
SD
GS 264.84
FF 265.20 ADA
FF 265.20 FF 265.20
GS 264.51
FF 265.20
GS 265.33 GS 265.00
FF 265.69 FF 265.69 FF 265.69 FF 265.69
GS 264.83
GS 264.60
GS 264.93
FF 265.29 FF 265.29 FF 265.29 FF 265.29

0.5%

0.6% TVC 264.60 ER
TRC 264.32~LP
TRC 264.32~LP TRC 264.67~HP
TRC 264.67~HP

0.5% 0.5%
GS 265.06
FF 265.75 FF 265.75 FF 265.75
GS 265.39 SD
FF 265.75
GS 264.89
GS 265.35 GS 265.02
FF 265.71
FF 265.71 FF 265.71 FF 265.71
GS 264.85
GS 264.81
FF 265.17
ADA FF 265.17 FF 265.17 FF 265.17
GS 264.81
FF 265.17
FF 265.17 FF 265.17 FF 265.17
FS 264.37
FF 265.42
ADA FF 265.42 FF 265.42 FF 265.42
ADA
SD
ADA
FF 265.89
FF 265.89 FF 265.89 FF 265.89
TDC 263.57 TDC 263.33
11'
FS 264.30

0.5%

2.0% FS 263.60~HP
EG 262.2± 0.5% 0.9% FS 263.27~LP
TVC 264.11~GB

2.0% 2.0%
TVC 263.95~GB
ER

2.0% FS 263.70~HP
EG 262.0±

2.0% 0.5% 0.5% SD
TVC 264.06~GB

2.0%
BOW 263.49 SD SD FS 263.47 0.5%

2.0%
SD
FS 264.80 TVC 264.13~GB
17'
SD 11' 11' 11' 11'
11' 2.0% 11' 2.0% 11'
17' 17'
27' 17'
17' 17'
SD
EX 42"SD
EX 42"SD EX 42"SD
FS 264.90

EX RIGHT OF WAY

EX PROPERTY

LINE SD
EX 20' SDE
10' PSDE 10' PSDE
10' PSDE
10' PSDE 10' PSDE10' PSDE
10' PSDE 10' PSDE SD 2.0% 2.0%
TVC 264.11
ER
TVC 264.24
APTVC 264.06~GB
TVC 264.20
ER

2.0%
TVC 264.20
ER
10' PSDE

SAWCUT /

LIMIT OF CONFORM
15"SD 15"SD
15"SD
15"SD
5'
5'
5'
5'
SD
SD SD

2.4' SWE

PROPOSED RIGHT OF WAY
LOT 17
LOT 14

GREENMAN LANE

OGILVIE LANE
LOT 16
LOT 15
LOT 10
LOT 9
LOT 4
LOT 5
LOT 8
LOT 11 HAYDEN LANE
FS 264.42~LP
TRC 264.37~LP
TRC 264.37~LP

0.5%
TRC 264.70~HP
FS 264.75~HP
TRC 264.70~HP FS 263.22~LP
FS 264.72

0.5%
EG 262.3±
EG 262.0± FS 263.29~LP
TVC 264.13~GB
EG 262.4±

3.5' MAX

RETAINING WALL
TW 263.5
BW 262.5
TW 265.1
BW 262.0
TW 265.1
BW 262.0
TW 265.1
BW 262.2
TW 265.1
BW 262.3
TW 265.1
BW 262.4
TW 265.1
BW 262.4

0.5%
1 STEP
1 STEP
1 STEP
TC 263.83
BOW 264.00
1 STEP
1 STEP TC 264.96
BOW 265.13
EG 264.8±

OKA ROAD
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

C HMH
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017 S:\PROJECTS\684300\PL\PERMIT\684300GP.DWG 684300GP.DWG
C4.2
6843.00
SEPTEMBER 13, 2024 PLOTTED: 8/13/2025 10:08 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

GRADING AND

DRAINAGE PLAN

ABBREVIATIONS

AP ANGLE POINT

BC BEGIN CURVE

BOW BACK OF WALK

EC END OF CURVE

EG EXISTING GROUND

ER END OF RETURN

ESMT EASEMENT

EX/(E) EXISTING

FF FINISH FLOOR

FL FLOW LINE

FS FINISH SURFACE

GB GRADE BREAK

GS GARAGE SLAB

HP HIGH POINT

LP LOW POINT

PSDE PRIVATE STORM DRAIN EASEMENT

SD STORM DRAIN

SDE STORM DRAIN EASEMENT

SWE SIDEWALK EASEMENT

TC TOP OF CURB

TDC TOP OF DEPRESSED CURB

TRC TOP OF ROLLED CURB

TVC TOP OF VERTICAL CURB

NOT TO SCALE

KEY MAP
C4.0
C4.1 C4.2
C4.3
EN
1" = 20'
RHM
RH

PROJECT BOUNDARY
LEGEND

LOT LINE (EXISTING)

RIGHT OF WAY

EASEMENT

CURB AND GUTTER

STORM DRAIN PIPE SD SD SD

TREE AND DRIPLINE

STORM DRAIN PIPE (EXISTING)

ELECTROLIER

STORM DRAIN MANHOLE (EXISTING)

STORM DRAIN CURB INLET (EXISTING)

STORM DRAIN CATCH BASIN (EXISTING)

STORM DRAIN MANHOLE

STORM DRAIN CATCH BASIN/JUNCTION BOX

STORM DRAIN AREA DRAIN

STORM DRAIN CLEANOUT

UTILITY POLE

SIDEWALK
PERCENT AND DIRECTION OF X%

SURFACE FLOW DRAINAGE

LID TREATMENT AREA

LOT LINE

OVERLAND RELEASE

DRAINAGE ARROW

STORM DRAIN BUBBLER BOX
SPECIAL FLOOD HAZARD AREA SEE SHEET C4.1 SEE SHEET C4.0 SEE SHEET C4.3
1 INCH = 20 FEET
20100 40
NOTE:

FEMA SPECIAL FLOOD HAZARD ELEVATION = 266.00'
DATUM ADJUSTMENT TO TOWN OF LOS GATOS BENCH MARK = -2.56' ADJUSTED FEMA SPECIAL FLOOD HAZARD ELEVATION = 263.44'

ITEM NO. 1.

ZONE
DROP

METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3 ZONE DROP ZONE DROP

METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1 TH-2 TH-3
ZONE
DROP

METER CLOSET

METER CLOSET
TH-1 TH-2 TH-1 TH-2 TH-1 TH-3 TH-4 ZONE DROP ZONE DROP

METER CLOSET

METER CLOSET
TH-3 TH-1 TH-2 TH-1 TH-2 TH-1 TH-4

SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD SD

SD SD SD SD SD

SD SD SD SD

SD SD SD SD SD

SD SD SD SD SD

SD SD SD SD SD SD SD SD SD
SD
SD SD
EX 42"SD
EX 20' SDE

2.0% 2.0%

0.5%
EX 42"SD
TRC 264.26
ER
TVC 264.31
FS 264.32

CONNECT TO

EX SDMH
FS 265.20
FS 265.44

EXISTING LEVEE
FF 265.71
FF 265.71 FF 265.71 FF 265.71
FF 265.17
FF 265.17 FF 265.17 FF 265.17
EG 262.8±
EG 266.0±

0.5%
SD
11'
GS 265.06 GS 264.73
SD
FF 265.42
ADA FF 265.42 FF 265.42 FF 265.42
GS 265.02 GS 264.69
FF 265.38
FF 265.38 FF 265.38 FF 265.38
ADA
SD
TRC 265.15
EC
TRC 265.15
EC
TRC 265.24
BC
FS 265.29
TRC 265.24
BC
TRC 265.39~HP
TRC 265.39~HP
SD
GS 265.53
FF 265.89 FF 265.89 FF 265.89 FF 265.89
GS 265.53
FF 265.89
FF 265.89 FF 265.89 FF 265.89
SD

2.0% 2.0%
FS 263.47 0.5%

2.0%
EG 262.3±
TRC 264.23
FL 263.73ER
FS 263.81
SD

1.8%
TVC 264.31
FS 263.81

0.5%

0.9%
TVC 264.13~GB
TVC 264.31
FS 263.81

2.0%
TRC 264.95

2.0% 2.0%

0.5%

2.0%
TRC 264.98

2.0%
11'
11' 11'
17' 17'
SD
FS 264.90
SD
10' PSDE
10' PSDE
10' PSDE
10' PSDE
FS 264.85
SD
SD
10' PSDE
10' PSDE
10' PSDE
10' PSDE
FS 262.60
FS 262.60
FS 262.80 FS 262.60
EG 262.8±
EG 262.2±

4.5% FS 263.50
FS 262.60

1.5%
FS 263.30
FS 263.00
TVC 264.35
FS 262.80
FS 263.10
FS 263.30 FS 263.00 1.3%
EG 261.7±
FS 264.21

2.0%

EX PROPERTY
LINE

EX PROPERTY
LINE

BIO-RETENTION AREA
TOP = 262.5
BOTTOM = 261.3
TOP = 262.5
BOTTOM = 261.3
5'

TOP OF BANK

TOE OF BANK

LOS GATOS CREEK

EX TOP OF BANK 262.5±
(ALTERNATIVE OVERLAND

RELEASE PATH)
LOT 9
LOT 4
LOT 3
LOT 2
LOT 5

MENNE LANE
FS 263.29~LP
TVC 264.13~GB
EG 262.4±
EG 263.0±

3.5' MAX

RETAINING WALL

3.0' MAX

RETAINING WALL
TW 265.5
BW 265.0
TW 265.5
BW 262.8
TW 263.5
BW 263.0
TW 265.5
BW 263.0
TW 265.1
BW 262.4
TW 265.1
BW 262.3
EG 262.1±
TW 265.1
BW 262.1
TW 265.1
BW 262.1

OVERLAND RELEASE
ELEVATION 261.7±
TW 263.7
BW 262.2
TW 262.7
BW 262.2
EG 262.2±
EG 262.2±
TW 263.7
BW 262.2
EG 262.1±
TW 263.7
BW 262.1
TW 265.1
BW 261.7

0.5%
3 STEPS 3 STEPS 3 STEPS 3 STEPS 3 STEPS

BIO-RETENTION
AREA
SD
FS 263.30
FS 263.98 FS 263.55

0.6%

1.0% 0.5% 2.9%
1 STEP

0.5%
FEMA SPECIAL FLOOD HAZARD ELEVATION = 266.00'
DATUM ADJUSTMENT TO TOWN OF LOS GATOS BENCH MARK = -2.56' ADJUSTED FEMA SPECIAL FLOOD HAZARD ELEVATION = 263.44'

EXISTING VALLEY

WATER STORM DRAIN

EASEMENT TO REMAIN
BOOK G900-OR-355
(DOC 7413033)
20' OFFSET FROM TOP OF BANK

SLOPE STABILITY SETBACK
424-08-075

LANDS OF TOWN OF LOS GATOS

SCVWD EASEMENT
BOOK N352-OR-1335
(DOC 12406287)
20' OFFSET FROM TOP OF BANK

SLOPE STABILITY SETBACK

OKA ROAD
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

C HMH
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300GP.DWG
684300GP.DWG
C4.3
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 2:38 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

GRADING AND

DRAINAGE PLAN
1 INCH = 20 FEET
20100 40

NOT TO SCALE

KEY MAP
C4.0
C4.1 C4.2
C4.3
EN
1" = 20'
RM
RH

ABBREVIATIONS

AP ANGLE POINT

BC BEGIN CURVE

BOW BACK OF WALK

EC END OF CURVE

EG EXISTING GROUND

ER END OF RETURN

ESMT EASEMENT

EX/(E) EXISTING

FF FINISH FLOOR

FL FLOW LINE

FS FINISH SURFACE

GB GRADE BREAK

GS GARAGE SLAB

HP HIGH POINT

LP LOW POINT

PSDE PRIVATE STORM DRAIN EASEMENT

SD STORM DRAIN

SDE STORM DRAIN EASEMENT

SWE SIDEWALK EASEMENT

TC TOP OF CURB

TDC TOP OF DEPRESSED CURB

TRC TOP OF ROLLED CURB

TVC TOP OF VERTICAL CURB

PROJECT BOUNDARY
LEGEND

LOT LINE (EXISTING)

RIGHT OF WAY

EASEMENT

CURB AND GUTTER

STORM DRAIN PIPE SD SD SD

TREE AND DRIPLINE

STORM DRAIN PIPE (EXISTING)

ELECTROLIER

STORM DRAIN MANHOLE (EXISTING)

STORM DRAIN CURB INLET (EXISTING)

STORM DRAIN CATCH BASIN (EXISTING)

STORM DRAIN MANHOLE

STORM DRAIN CATCH BASIN/JUNCTION BOX

STORM DRAIN AREA DRAIN

STORM DRAIN CLEANOUT

UTILITY POLE

SIDEWALK
PERCENT AND DIRECTION OF X%

SURFACE FLOW DRAINAGE

LID TREATMENT AREA

LOT LINE

OVERLAND RELEASE

DRAINAGE ARROW

STORM DRAIN BUBBLER BOX

SPECIAL FLOOD HAZARD AREA
SEE SHEET C4.0 SEE SHEET C4.1
SEE SHEET 4.2
5 5
5

ITEM NO. 1.

OKA ROAD
NO

PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC EVC

SS SS SS

SD SD SD
SD
SD
SD
SD

F F F F W
W
W
W

SD SD SD SD SD

F F F F

SD SD SD

SD SD SD

SD SD SD SD

SD SD SD SD

SD SD SD

SD SD SD SD SD SD SD SD

SS SS SS SS SS SS

SS SS SS

W W W W W W W W W W W W
W
W
W
W
F
F
F
F
F
F
F SD

F F F F
SD

SD SD SD

SS SS SS SS SS SS SS SS SS SS
F
F
F
F

F F F F F F F F

W W W W W W W W W W W W

SD SD SD SD
SS
SD
SS
SD
20' TOWN OF

LOS GATOS

STORM DRAIN

EASEMENT

EX SDMH (BOLTED)
RIM 263.8
INV 256.2 ~ SD IN

EX INV 252.4 (IN) ~ 42" SD
SDMH
RIM 263.6

EX INV 254.0 ~ EX 42" IN (E)

EX INV 254.0 ~ EX 42" OUT (E)
SSMH
RIM 265.0
INV 257.89 ~ SS THRU
SSMH
RIM 264.2
INV 259.29 ~ SS OUT
SSMH
RIM 265.1
INV 258.11 ~ SS THRU
SSMH
RIM 265.6
INV 259.56 ~ SS OUT
SSMH
RIM 266.0
INV 258.82 ~ SS OUT
SSMH
RIM 265.2
INV 258.03 ~ SS THRU
SSMH
RIM 264.2
INV 257.11 ~ SS THRU
SSMH
RIM 264.3
INV 257.81 ~ SS OUT
EX 42"SD
SD SD
SD
SD
SD SD
SD
SD
SD
SS
SD
SS
SS
SD
SD
SS SS
SS
EX 42"SD
SD

EX OUTFALL
EX 44" INV 251.8 EX OUTFALL
EX 31" INV 251.2
SDMH
RIM 263.2
INV 255.1 IN ~ SD
INV 253.1 THRU ~ 42" SD
SDI
RIM 262.8
INV 255.26 THRU ~ SD
SDI
RIM 264.5
INV 255.93 THRU ~ SD
SDMH
RIM 264.0
INV 257.3 THRU ~ SD
SDMH
RIM 265.0
INV 257.6 THRU ~ SD
SDMH
RIM 265.0
INV 258.57 THRU ~ SD
SDMH
RIM 265.0
INV 259.4 OUT ~ SD
SDI
RIM 266.3
INV 257.70 OUT ~ SD
SDMH
RIM 262.8
INV 259.37 OUT ~ SD
SDMH
RIM 265.2
INV 258.77 THRU ~ SD
SDI
RIM 264.2
INV 254.28 THRU ~ SD
SDI
RIM 263.4
INV 254.1 THRU ~ SD
SDMH
RIM 265.3
INV 255.95 THRU ~ SD
SDCO
RIM 265.7
INV 258.62 ~ SD OUT
SDMH
RIM 265.6
INV 256.94 ~ SD THRU
SDCO
RIM 265.8
INV 257.62 ~ SD OUT
SDCO
RIM 263.4
INV 254.36 OUT ~ SD
SDMH
RIM 265.3
INV 259.5 OUT ~ SD
SDMH
RIM 265.4
INV 256.93 THRU ~ SD
SDMH
RIM 264.5
INV 258.57 THRU ~ SD
SDI
RIM 264.5

SD BUBBLER BOX
INV 256.4
TOP = 262.6

SD BUBBLER BOX
INV 256.4
TOP = 263.6
EX 42"SD
SDMH
RIM 264.4
INV 258.7 OUT ~ SD
SDMH
RIM 264.9
INV 255.09 THRU ~ SD
SDI
RIM 264.2
INV 254.19 THRU ~ SD
SDI
RIM 262.3
INV 257.5 ~ SD OUT
SDI
RIM 262.3
INV 257.5 ~ SD OUT
SD
SD
SDI
RIM 262.5
INV 256.4 ~ SD THRU
SDI
RIM 262.6
INV 257.0 ~ SD THRU

EX PROPERTY
LINE

EX PROPERTY
LINE

EX PROPERTY
LINE

CONNECT TO EXISTING

PUBLIC STORM DRAIN SYSTEM

CONNECT TO EXISTING

PUBLIC STORM DRAIN SYSTEM

CONNECT TO EXISTING

PUBLIC STORM DRAIN SYSTEM

PROPOSED JOINT TRENCH LINE
SHOWN FOR REFERENCE ONLY.

REFER TO JOINT TRENCH PLANS. PROPOSED TRANSFORMER.

REFER TO JOINT TRENCH PLANS.

LOS GATOS CREEK

EXISTING LEVEE

SOLID STORM DRAIN PIPE

BURROUGHS LANE

HAYDEN LANE

MENNE LANE

OGILVIE LANE
LOT 1
LOT 6
LOT 5
LOT 8
LOT 3
LOT 2
LOT 4
LOT 9
LOT 7
LOT 12
LOT 11 LOT 10
424-08-075

LANDS OF TOWN OF LOS GATOS

SCVWD EASEMENT
BOOK N352-OR-1335
(DOC 12406287)

TOP OF BANK

EXISTING VALLEY

WATER STORM DRAIN

EASEMENT TO REMAIN
BOOK G900-OR-355
(DOC 7413033)

TOE OF BANK
20' OFFSET FROM TOP OF BANK

SLOPE STABILITY SETBACK

UTILITY PLAN
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300UT.DWG
684300UT.DWG
C5.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 2:55 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

NOT TO SCALE

KEY MAP
C5.0
C5.1
1 INCH = 30 FEET
30150 60

LEGEND PROPOSED EXISTING

PROPERTY LINE
PUMP

STANDARD CURB INLET

STORM DRAIN FIELD INLET OR JUNCTION BOX

PUMP DISCHARGE POINT

STORM DRAIN PIPE SD

PROJECT BOUNDARY

RIGHT-OF-WAY

STORM DRAIN MANHOLE

FLOW THROUGH PLANTER

SANITARY SEWER MANHOLE

SANITARY SEWER CLEANOUT

SANITARY SEWER PIPE SS

JOINT TRENCH

WATER PIPE W

FIRE PIPE F

RECLAIMED WATER PIPE RW

WATER SERVICE AND METER

FIRE HYDRANT

EASEMENT

GAS PIPE

FIBER OPTIC LINE

AT&T COMMUNICATIONS LINE

FIRE DEPARTMENT CONNECTION (FDC)

STORM DRAIN CLEANOUT

STORM DRAIN PERFORATED PIPE
SEE SHEET C5.1
HYDROMODIFICATION:

REFER TO HYDROMODICATION REPORT
DATED 1/14/25 BY BALANCE HYDRLOGICS.

ABBREVIATIONS

EX EXISTING

INV INVERT

SD STORM DRAIN

SDCO STORM DRAIN CLEANOUT

SDI STORM DRAIN INLET

SDMH STORM DRAIN MANHOLE

SS SANITARY SEWER

SSMH SANITARY SEWER MANHOLE

TYP TYPICAL
UTILITY PROVIDERS:

STORM DRAIN TOWN OF LOS GATOS

SANITARY SEWER WEST VALLEY SANITARY DISTRICT
WATER SAN JOSE WATER CO.

GAS/ELECTRIC PG&E
RH
AV/RHM
1" = 30'
AV/RHM
5 5
5 5
5 5

ITEM NO. 1.

NO

PARKING VAN ACCESSIBLE EVCS ADA

EVC EVC EVC
SD SD
SS
SD

F F F F F F F W
W
W
W
W
W
W
SD

SD SD SD SD SD SD

F F F F F F F F

SD SD SD SD SD SD

SD SD SD

SD SD SD SD SD SD SD SD SD SD SD
SD
W
W
W
W
W
W
W

SS SS SS SS SS SS SS SS SS SS
F
F
F
F

F F F F F F F F

W W W W

W W W W W W W W

SD SD SD SD

SS SS SS SS SS SS SS
SS

SS F F F F F F F F F
F
F
F
F

W W W W W W W W W
W
W
W
W

SD SD SD SD

SD SD SD

SS SS SS
SD SD
SD
SD
SS
SD
SD

SD SD SD
SD
SD
SSMH
RIM 266.0
INV 258.82 ~ SS OUT
SSMH
RIM 265.2
INV 258.03 ~ SS THRU
SSMH
RIM 264.2
INV 257.11 ~ SS THRU
SSMH
RIM 264.3
INV 257.81 ~ SS OUT
SSMH
RIM 265.9
INV 258.03 ~ SS OUT SSMH
RIM 264.2
INV 257.64 ~ SS OUT

EX SDMH (BOLTED)
RIM 263.8

EX SDI
RIM 265.8

EX INV 262.7 ~ EX 16" IN (E)

EX INV 261.9 ~ EX 2%" OUT (W)

EX SSMH
RIM 264.4
IN 255.8 ~ SS IN

EX INV 253.8 ~ EX 20" THRU

EX SDMH
RIM 263.6

EX INV 256.1 ~ EX 42" IN (E)

EX INV 256.0 ~ EX 42" OUT (N)

EX SDMH
RIM 263.3

EX INV 256.0 ~ EX 42" IN (S)

EX INV 255.9 ~ EX 42" OUT (W)

EX SSMH
RIM 263.2

EX INV 253.1 ~ EX 20" THRU
SD
SD
SD
SD
SS
SS
SS
SD
SD
SD
SD
SD
SS SS
SS
EX 20"SS
EX 20"SS EX 42"SD
EX 42"SD
EX 8"W
SD
SD
EX 4" GAS

EX SSMH

EX RIM 263.5

EX INV 253.4 ~ EX 10" THRU

EX INV 253.2 ~ EX 20" THRU
SDCO
RIM 265.7
INV 258.62 ~ SD OUT
SDMH
RIM 265.3
INV 259.5 OUT ~ SD
SDMH
RIM 265.2
INV 257.97 ~ SD THRU
SDMH
RIM 265.4
INV 256.93 THRU ~ SD
SDMH
RIM 264.5
INV 258.57 THRU ~ SD
SDI
RIM 264.5
INV 255.36 THRU ~ SD
SDI
RIM 263.9
INV 255.23 THRU ~ SD
SDCO
RIM 263.2
INV 254.86 ~ SD OUT
SDMH
RIM 263.4
INV 255.0 IN ~ SD

EX INV 255.0 OUT ~ 42" SD
SDI
RIM 263.3
INV 255.06 THRU ~ SD
SDMH
RIM 265.3
INV 260.2 ~ SD OUT
SDMH
RIM 264.5
INV 259.34 ~ SD THRU
SDCO
RIM 265.5
INV 260.42 ~ SD OUT
SDCO
RIM 264.5
INV 259.62 ~ SD THRU
SDCO
RIM 264.9
INV 260.44 ~ SD OUT

CONNECT TO BLDG D/S
SDCO
RIM 263.4
INV 255.73 ~ SD OUT
SDCO
RIM 266.4
INV 258.66 ~ SD OUT SDCO
RIM 266.9
INV 261.8 ~ SD OUT SDCO
RIM 265.4
INV 261.0 ~ SD THRU
15"SD 15"SD
15"SD
15"SD
EX 8"W
SDMH
RIM 264.4
INV 258.7 OUT ~ SD
SDI
RIM 264.2
INV 254.19 THRU ~ SD
SSMH
RIM 264.4
INV 256.34 ~ SS THRU

EX PROPERTY
LINE

EX PROPERTY
LINE

CONNECT TO EXISTING

PUBLIC STORM DRAIN SYSTEM

CONNECT TO EXISTING

PUBLIC STORM DRAIN SYSTEM

CONNECT TO EXISTING

PUBLIC STORM DRAIN SYSTEM

CONNECT TO EXISTING

PUBLIC SEWER SYSTEM

PROPOSED FIRE WATER

BACK FLOW PREVENTER

PROPOSED FIRE WATER

BACK FLOW PREVENTER

PROPOSED DOMESTIC WATER

BACK FLOW PREVENTER

PROPOSED DOMESTIC WATER

BACK FLOW PREVENTER
SD
SD
SD
SD
SDCO
RIM 265.4
INV 260.9 ~ SD OUT

CONNECT TO BLDG D/S
SDCO
RIM 265.5
INV 261.0 ~ SD OUT

CONNECT TO BLDG D/S
SDI
RIM 264.9
INV 260.7 ~ SD THRU
SDI
RIM 264.4
INV 259.41 ~ SD THRU
SS
SSMH
RIM 264.4
INV 256.23 ~ SS THRU
SSMH
RIM 264.5
INV 255.95 ~ SS THRU

PROPOSED JOINT TRENCH LINE
SHOWN FOR REFERENCE ONLY.

REFER TO JOINT TRENCH PLANS. PROPOSED TRANSFORMER.

REFER TO JOINT TRENCH PLANS.

PROPOSED TRANSFORMER.

REFER TO JOINT TRENCH PLANS.

PROPOSED TRANSFORMER.

REFER TO JOINT TRENCH PLANS.

OKA ROAD

PROPOSED IRRIGATION WATER

BACK FLOW PREVENTER

HAYDEN LANE

OGILVIE LANE
LOT 8
LOT 9
LOT 7
LOT 12
LOT 11 LOT 10
LOT 13 LOT 14 LOT 15
LOT 16
LOT 18 LOT 17

GREENMAN LANE

BURROUGHS LANE

HAYDEN LANE
15"SD 15"SD
SDMH
RIM 263.6
INV 256.2 THRU ~ SD
SDMH
RIM 264.0
INV 256.8 THRU ~ SD
SDMH
RIM 264.4
INV 257.6 THRU ~ SD
SDMH
RIM 264.8
INV 258.4 THRU ~ SD
SDMH
RIM 265.3
INV 259.2 THRU ~ SD
SDMH
RIM 265.4
INV 260.0 THRU ~ SD
SDMH
RIM 266.3
INV 260.8 THRU ~ SD

OKA ROAD
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

C HMH
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300UT.DWG
684300UT.DWG
C5.1
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 11:21 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

UTILITY PLAN
AV/RHM
1" = 30'
AV/RHM
1 INCH = 30 FEET
30150 60

NOT TO SCALE

KEY MAP
C5.0
C5.1
SEE SHEET C5.0

LEGEND PROPOSED EXISTING

PROPERTY LINE
PUMP

STANDARD CURB INLET

STORM DRAIN FIELD INLET OR JUNCTION BOX

PUMP DISCHARGE POINT

STORM DRAIN PIPE SD

PROJECT BOUNDARY

RIGHT-OF-WAY

STORM DRAIN MANHOLE

FLOW THROUGH PLANTER

SANITARY SEWER MANHOLE

SANITARY SEWER CLEANOUT

SANITARY SEWER PIPE SS

JOINT TRENCH

WATER PIPE W

FIRE PIPE F

RECLAIMED WATER PIPE RW

WATER SERVICE AND METER

FIRE HYDRANT

EASEMENT

GAS PIPE

FIBER OPTIC LINE

AT&T COMMUNICATIONS LINE

FIRE DEPARTMENT CONNECTION (FDC)

STORM DRAIN CLEANOUT

STORM DRAIN PERFORATED PIPE

ABBREVIATIONS

EX EXISTING

INV INVERT

SD STORM DRAIN

SDCO STORM DRAIN CLEANOUT

SDI STORM DRAIN INLET

SDMH STORM DRAIN MANHOLE

SS SANITARY SEWER

SSMH SANITARY SEWER MANHOLE

TYP TYPICAL
UTILITY PROVIDERS:

STORM DRAIN TOWN OF LOS GATOS

SANITARY SEWER WEST VALLEY SANITARY DISTRICT
WATER SAN JOSE WATER CO.

GAS/ELECTRIC PG&E
RH
HYDROMODIFICATION:

REFER TO HYDROMODICATION REPORT
DATED 1/14/25 BY BALANCE HYDRLOGICS.
5

ITEM NO. 1.

SD SD

SD SD SD
SD
SD
SD

SD SD SD SD SD SD SD SD SD

SD SD SD SD SD SD SD

SD SD SD

SD SD SD SD SD SD SD SD SD SD SD

SD SD SD

SD SD SD SD

SD SD SD SD

SD SD SD

SD SD SD SD SD SD SD SD
SD SD

SD SD SD

SD SD SD SD

SD SD SD SD

SD SD SD
SD SD
SD
SD
SD
SD

SD SD SD
SD
SD
TCM 2
(78 SF)
TCM 4
(78 SF) TCM 5
(78 SF)
TCM 6
(88 SF)
TCM 7
(78 SF)
TCM 8
(78 SF)
TCM 9
(78 SF)
TCM 10
(78 SF)
TCM 11
(78 SF)
TCM 12
(88 SF)
TCM 19
(78 SF)
TCM 20
(78 SF)
TCM 21
(78 SF)
TCM 22
(78 SF)
TCM 23
(78 SF)
TCM 24
(88 SF)
TCM 25
(78 SF)
TCM 26
(78 SF)
TCM 27
(78 SF)
TCM 28
(78 SF) TCM 29
(78 SF) TCM 30
(88 SF)
TCM 18
(88 SF) TCM 17
(78 SF)
TCM 16
(78 SF)
TCM 15
(78 SF)
TCM 14
TCM 13 (78 SF)
(78 SF)
TCM 1
(78 SF)
DMA 1 DMA 2
DMA 3 DMA 4 DMA 5 DMA 6
DMA 7
DMA 8
DMA 9 DMA 10 DMA 11 DMA 12
DMA 13 DMA 14 DMA 15 DMA 16 DMA 17 DMA 18
DMA 19 DMA 20
DMA 21 DMA 22 DMA 23 DMA 24
DMA 25 DMA 26 DMA 27 DMA 28
DMA 29
DMA 30
DMA 31
DMA 31
DMA 31
DMA 32 DMA 33
DMA 34
DMA 35
DMA 36
DMA 37
DMA 41 DMA 42
DMA 44
DMA 45
DMA 40
TCM 42
(70 SF) TCM 43
(70 SF)
TCM 44
(70 SF)
TCM 41
(70 SF) DMA 43
EQ1

OKA ROAD

FREMONT COURT

FREMONT COURT

LOS GATOS CREEK
DMA 46
TCM 3
(78 SF)

MENNE LANE

OGILVIE LANE

GREENMAN LANE

BURROUGHS LANE

HAYDEN LANE
LOT 6
LOT 5
LOT 8
LOT 3
LOT 2
LOT 4
LOT 9
LOT 7
LOT 12
LOT 11 LOT 10
LOT 13 LOT 14
LOT 15
LOT 16
LOT 18 LOT 17
LOT 1
DMA 38 DMA 39
DMA 46
TCM 40
(70 SF)
TCM 39
(70 SF)
TCM 38
(70 SF)
SD
SD
SD
SD
DMA 34
DMA 31

FREMONT COURT LOS GATOS CREEK
TCM 31
(3423 SF)

STORMWATER

CONTROL PLAN
AV
1" = 30'
RH
1 INCH = 30 FEET
30150 60
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SW.DWG
684300SW.DWG
C6.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 11:27 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
DMA#

DRAINAGE MANAGEMENT AREA
(SEE SIZING CALCULATIONS,
SHEET C6.3)

STORM DRAIN PIPE (EXISTING)

STORM DRAIN PIPE SD SD SD

CATCH BASIN

STORM DRAIN MANHOLE

CATCH BASIN (EXISTING)

CURB INLET (EXISTING)

STORM DRAIN MANHOLE (EXISTING)

PROJECT BOUNDARY
LEGEND

DIRECTION OF SURFACE DRAINAGE

CURB INLET

PERFORATED UNDERDRAIN PIPE

SEE RIGHT FOR CONTINUATION

SEE LEFT FOR CONTINUATION

BIORETENTION AREA

ALTERNATIVE

COMPLIANCE/

EQUIVALENT AREA

PERVIOUS PAVERS
(SELF-TREATING)
PROJECT SITE INFORMATION:

1. SOILS TYPE: SILT LOAM (B)

2. GROUND WATER DEPTH: 50 FEET

3. NAME OF RECEIVING BODY: LOS GATOS CREEK

4. FLOOD ZONE: ZONE X

5. FLOOD ELEVATION (IF APPLICABLE): N/A
RH
BUBBLER BOX 5

ITEM NO. 1.

STORMWATER

CONTROL PLAN
NOTES
AV

NOT TO SCALE
RH

OPERATION AND MAINTENANCE
INFORMATION:

I. PROPERTY INFORMATION:

I.A. PROPERTY ADDRESS:
14789 OKA ROAD, LOS GATOS, CA

I.B. PROPERTY OWNER:

II. RESPONSIBLE PARTY FOR MAINTENANCE:

II.A. CONTACT:

ERIK HAYDEN
II.B. PHONE NUMBER OF CONTACT:
(408) 348-5679
II.C. EMAIL:

[email protected]
II.D. ADDRESS:
99 S ALMADEN BLVD, STE 500,
SAN JOSE, CA, 95113
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SW.DWG
684300SW.DWG
C6.1
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/11/2025 4:44 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
TABLE 1

ROUTINE MAINTENANCE ACTIVITIES FOR BIORETENTION AREAS
NO. MAINTENANCE TASK FREQUENCY OF TASK 1 REMOVE OBSTRUCTIONS, WEEDS, DEBRIS AND TRASH FROM BIORETENTION AREA AND ITS INLETS AND OUTLETS; AND DISPOSE OF PROPERLY.

QUARTERLY, OR AS

NEEDED AFTER STORM
EVENTS 2
INSPECT BIORETENTION AREA FOR STANDING WATER. IF STANDING WATER DOES NOT DRAIN WITHIN 2-3 DAYS, TILL AND REPLACE THE SURFACE BIOTREATMENT SOIL WITH THE APPROVED SOIL MIX AND REPLANT.

QUARTERLY, OR AS

NEEDED AFTER STORM
EVENTS 3 CHECK UNDERDRAINS FOR CLOGGING. USE THE CLEANOUT RISER TO CLEAN ANY CLOGGED UNDERDRAINS.

QUARTERLY, OR AS

NEEDED AFTER STORM
EVENTS 4 MAINTAIN THE IRRIGATION SYSTEM AND ENSURE THAT PLANTS ARE RECEIVING THE CORRECT AMOUNT OF WATER (IF APPLICABLE). QUARTERLY 5

ENSURE THAT THE VEGETATION IS HEALTHY AND DENSE ENOUGH TO PROVIDE FILTERING AND PROTECT SOILS FROM EROSION. PRUNE AND WEED THE BIORETENTION AREA. REMOVE AND/OR REPLACE ANY DEAD PLANTS.

ANNUALLY, BEFORE THE
WET SEASON BEGINS 6

USE COMPOST AND OTHER NATURAL SOIL AMENDMENTS AND FERTILIZERS

INSTEAD OF SYNTHETIC FERTILIZERS, ESPECIALLY IF THE SYSTEM USES AN UNDERDRAIN.

ANNUALLY, BEFORE THE
WET SEASON BEGINS 7
CHECK THAT MULCH IS AT APPROPRIATE DEPTH (2 - 3 INCHES PER SOIL

SPECIFICATIONS) AND REPLENISH AS NECESSARY BEFORE WET SEASON BEGINS. IT IS RECOMMENDED THAT 2” – 3” OF ARBOR MULCH BE REAPPLIED EVERY YEAR.

ANNUALLY, BEFORE THE
WET SEASON BEGINS 8

INSPECT THE ENERGY DISSIPATION AT THE INLET TO ENSURE IT IS

FUNCTIONING ADEQUATELY, AND THAT THERE IS NO SCOUR OF THE SURFACE MULCH. REMOVE ACCUMULATED SEDIMENT.

ANNUALLY, BEFORE THE
WET SEASON BEGINS 9

INSPECT OVERFLOW PIPE TO ENSURE THAT IT CAN SAFELY CONVEY EXCESS FLOWS TO A STORM DRAIN. REPAIR OR REPLACE DAMAGED PIPING.

ANNUALLY, BEFORE THE

WET SEASON BEGINS
10 REPLACE BIOTREATMENT SOIL AND MULCH, IF NEEDED. CHECK FOR STANDING WATER, STRUCTURAL FAILURE AND CLOGGED OVERFLOWS.

REMOVE TRASH AND DEBRIS. REPLACE DEAD PLANTS.
11 INSPECT BIORETENTION AREA USING THE ATTACHED INSPECTION CHECKLIST.

ANNUALLY, BEFORE THE

WET SEASON
TABLE 1

ROUTINE MAINTENANCE ACTIVITIES FOR PERVIOUS PAVEMENT
NO. MAINTENANCE TASK FREQUENCY OF TASK 1
CHECK FOR SEDIMENT AND DEBRIS ACCUMULATION. PREVENT SOIL FROM WASHING OR BLOWING ONTO THE PAVEMENT. DO NOT STORE

SAND, SOIL, MULCH OR OTHER LANDSCAPING MATERIALS ON
PERVIOUS PAVEMENT SURFACES.

TWO TO FOUR TIMES
ANNUALLY 2

CONDUCT PREVENTATIVE SURFACE CLEANING, USING

COMMERCIALLY AVAILABLE REGENERATIVE AIR OR VACUUM
SWEEPERS, TO REMOVE SEDIMENT AND DEBRIS.

TWO TO FOUR TIMES
ANNUALLY 3
INSPECT FOR ANY SIGNS OF PAVEMENT FAILURE. REPAIR ANY
SURFACE DEFORMATIONS OR BROKEN PAVERS. REPLACE MISSING
JOINT FILLER IN PICP.

TWO TO FOUR TIMES
ANNUALLY 4 CHECK FOR STANDING WATER ON THE PAVEMENT SURFACE WITHIN 30 MINUTES AFTER A STORM EVENT.

TWO TO FOUR TIMES
ANNUALLY 5

INSPECT UNDERDRAIN OUTLETS AND CLEANOUTS, PREFERABLY
BEFORE THE WET SEASON. REMOVE TRASH/DEBRIS.

TWO TO FOUR TIMES
ANNUALLY 6 REMOVE SEDIMENT AND DEBRIS ACCUMULATION ON PERVIOUS PAVEMENT.

TWO TO FOUR TIMES
ANNUALLY 7 REMOVE WEEDS. MOW VEGETATION IN GRID PAVEMENTS (SUCH AS TURF BLOCK) AS NEEDED. AS NEEDED 8

PERFORM RESTORATIVE SURFACE CLEANING WITH A VACUUM

SWEEPER, AND/OR RECONSTRUCTION OF PART OF THE PERVIOUS
SURFACE TO RESTORE SURFACE PERMEABILITY AS NEEDED.

REPLENISH AGGREGATE IN PICP JOINTS OR GRIDS AS NEEDED AFTER RESTORATIVE SURFACE CLEANING.

AS NEEDED 9

POWER WASHING WITH SIMULTANEOUS VACUUMING ALSO CAN BE

USED TO RESTORE SURFACE INFILTRATION TO HIGHLY CLOGGED

AREAS OF PERVIOUS CONCRETE, POROUS ASPHALT OR PICP, BUT IS NOT RECOMMENDED FOR GRID PAVEMENTS.

AS NEEDED
10 INSPECT PERVIOUS PAVING AREA USING THE ATTACHED INSPECTION CHECKLIST. QUARTERLY OR AS NEEDED
TABLE 1

ROUTINE MAINTENANCE ACTIVITIES FOR FLOW-THROUGH PLANTERS NO. MAINTENANCE TASK FREQUENCY OF TASK 1

INSPECT THE PLANTER SURFACE AREA, INLETS AND OUTLETS FOR OBSTRUCTIONS AND TRASH; CLEAR ANY OBSTRUCTIONS AND REMOVE TRASH.

QUARTERLY 2
INSPECT PLANTER FOR STANDING WATER. IF STANDING WATER DOES NOT DRAIN WITHIN 2-3 DAYS, THE SURFACE BIOTREATMENT SOIL SHOULD BE TILLED OR REPLACED WITH THE APPROVED SOIL MIX AND REPLANTED. USE

THE CLEANOUT RISER TO CLEAR ANY UNDERDRAINS OF OBSTRUCTIONS OR CLOGGING MATERIAL.

QUARTERLY 3 CHECK FOR ERODED OR SETTLED BIOTREATMENT SOIL MEDIA. LEVEL SOIL WITH RAKE AND REMOVE/REPLANT VEGETATION AS NECESSARY. QUARTERLY 4 MAINTAIN THE VEGETATION AND IRRIGATION SYSTEM. PRUNE AND WEED TO KEEP FLOW-THROUGH PLANTER NEAT AND ORDERLY IN APPEARANCE. QUARTERLY 5 EVALUATE HEALTH AND DENSITY OF VEGETATION. REMOVE AND REPLACE ALL DEAD AND DISEASED VEGETATION. REMOVE EXCESSIVE GROWTH OF PLANTS THAT ARE TOO CLOSE TOGETHER.

ANNUALLY, BEFORE THE
RAINY SEASON BEGINS 6

USE COMPOST AND OTHER NATURAL SOIL AMENDMENTS AND FERTILIZERS

INSTEAD OF SYNTHETIC FERTILIZERS, ESPECIALLY IF THE SYSTEM USES AN UNDERDRAIN.

ANNUALLY, BEFORE THE
RAINY SEASON BEGINS 7

INSPECT THE OVERFLOW PIPE TO MAKE SURE THAT IT CAN SAFELY CONVEY EXCESS FLOWS TO A STORM DRAIN. REPAIR OR REPLACE ANY DAMAGED OR DISCONNECTED PIPING. USE THE CLEANOUT RISER TO CLEAR UNDERDRAINS OF OBSTRUCTIONS OR CLOGGING MATERIAL.

ANNUALLY, BEFORE THE
RAINY SEASON BEGINS 8

INSPECT THE ENERGY DISSIPATOR AT THE INLET TO ENSURE IT IS

FUNCTIONING ADEQUATELY, AND THAT THERE IS NO SCOUR OF THE SURFACE MULCH. REMOVE ANY ACCUMULATION OF SEDIMENT.

ANNUALLY, BEFORE THE
RAINY SEASON BEGINS 9
INSPECT AND, IF NEEDED, REPLACE WOOD MULCH. IT IS RECOMMENDED THAT 2" TO 3" OF COMPOSTED ARBOR MULCH BE APPLIED ONCE A YEAR.

ANNUALLY, BEFORE THE

RAINY SEASON BEGINS
10 INSPECT SYSTEM FOR EROSION OF BIOTREATMENT SOIL MEDIA, LOSS OF

MULCH, STANDING WATER, CLOGGED OVERFLOWS, WEEDS, TRASH AND DEAD PLANTS. IF USING ROCK MULCH, CHECK FOR 3” OF COVERAGE.

ANNUALLY AT THE END OF

THE RAINY SEASON

AND/OR AFTER LARGE

STORM EVENTS,
11 INSPECT SYSTEM FOR STRUCTURAL INTEGRITY OF WALLS, FLOW

SPREADERS, ENERGY DISSIPATORS, CURB CUTS, OUTLETS AND FLOW SPLITTERS.

ANNUALLY AT THE END OF

THE RAINY SEASON

AND/OR AFTER LARGE

STORM EVENTS,
SITE DESIGN MEASURES:

1. CLUSTER STRUCTURES/PAVEMENT.

2. PERVIOUS PAVEMENT

3. OTHER SELF TREATING AREA (E.G., LANDSCAPED AREAS)
SOURCE CONTROL MEASURES:

1. BENEFICIAL LANDSCAPING.

2. MAINTENANCE (PAVEMENT SWEEPING, CATCH BASIN CLEANING, GOOD HOUSEKEEPING).

3. STORM DRAIN LABELING.

RH

ITEM NO. 1.

PAVEMENT

SLOPE TO DRAIN

0.1 FT
6 18" MIN. 6" HIGH CURB
6" HIGH CURB

SECTION VIEW
1 6"
A
A
A-A
SEE

BIORETENTION
OR

FTP DETAILS
4 CURB OPENING N.T.S.
12"
12"
3 MAX
1 24"
3/4"

CRUSHED

DRAIN ROCK

VARIES SEE
TCM

SUMMARY
TABLE
5 BUBBLER BOX DETAIL
N.T.S.

WARPED
GUTTER
CL

PLAN VIEW
3'-6"
12"
A
A
V 12 CHRISTY BOX

WITH OPEN GRATE

SEE PLAN FOR

RIM ELEVATION
INSTALL 24" WIDE APRON
OF 4" COBBLES AROUND

BUBBLER RIM

OVERFLOW
RISER

W/GRATE

IMPERMEABLE LINER

ALONG VERTICAL EDGE PLACE GEOTEXTILE

BETWEEN COBBLES &

NATIVE SOIL FOR

EROSION CONTROL

CONTRACTOR TO DRILL
2 ROWS OF (2)
2" DIA. WEEPHOLES

DRAIN ROCK TO BE LINED
WITH 20-MIL HDPE WATER

BARRIER ALONG VERTICAL
EDGE WITH A 2" WRAP

OPEN TO DRAIN

BIORETENTION POND
1'-6" MIN 6"
VARIES
SEE
PLAN

0.2'
MIN.
6"
6" X"
3 MAX
PLACE 4" MIN. DIA. APPROVED
COBBLE 0.2' BELOW CURB
OPENINGS FOR DISTANCE OF 2'

EITHER SIDE OF CURB OPENINGS
DEPRESS 2"

AT OPENING
24" 24"

OPTIONAL GEOTEXTILE

ON BOTTOM AND SIDES

OF OPEN-GRADED BASE

FLAT BOTTOM

TOS ELEVATION
4" MIN.
2" NO. 8 AGGREGATE

BEDDING COURSE
4" NO. 57 STONE
6" MIN. NO 2 STONE

SUBBASE
20" MIN
NO. 57 STONE
4"
MIN.
4"

STORAGE DEPTH
12" MIN
VARIES
TYP. NO. 8 AGGREGATE IN

OPENINGS

PERVIOUS CONCRETE PAVERS
3-1
8 " THICK

FLOWS TO BIORETENTION AREA
1 SIDE SLOPE
3 MAX.

SLOPE VARIES
1 BIORETENTION BASIN W/O LINER
SIZING METHOD:

FLOW-COMBO
N.T.S.

SOLID OVERFLOW PIPE

NATIVE MATERIAL

PLACE GEOTEXTILE BETWEEN COBBLES &

NATIVE SOIL FOR EROSION CONTROL

CURB OPENING
(SEE DETAIL AND

PLAN FOR LOCATION)
PLACE 4" MIN. DIA. APPROVED COBBLE 0.2'

BELOW CURB OPENINGS FOR DISTANCE
OF 2' EITHER SIDE OF CURB OPENINGS

CLEANOUT

W/ CAP AT

FINISH GRADE
6" RISER
HEIGHT
12" MIN. OF CLASS II PERMEABLE
ROCK PER CALTRANS SPECS.

ROCK SECTION TO INCREASE IF

PERFORATED PIPE REACHES
BOTTOM OF 12" SECTION

IF NATIVE MATERIAL IS USED FOR

SIDESLOPE, RELATIVE COMPACTION OF

SUBGRADE TO BE SIMILAR TO ADJOINING

NATIVE SOILS

BIO-TREATMENT

SOIL MIX (BSM)
PER SPECS.
18"
(BSM)
12"
MIN.

SEE PLAN
6"
2"
MIN. 4"

0.2'
TO
STORM
DRAIN
2 FLOW-THROUGH PLANTER (ABOVE GRADE)
SIZING METHODS:

FLOW-COMBO
N.T.S.

DOWNSPOUT NOTE:

IN THE EVENT ONLY ONE

DOWNSPOUT IS LOCATED

WITHIN THE FLOW-THROUGH

PLANTER BOX, CONTRACTOR

SHALL INSTALL A FLOW

SPREADER AT THE

DOWNSPOUT TO ENSURE

PROPER DISTRIBUTION OF

STORMWATER OVER THE
ENTIRE PLANTER.

BIO-TREATMENT

SOIL MIX (BSM)
PER SPECS.

ADJACENT

SURFACE

BUILDING WALL
4" MIN. DIA. APPROVED COBBLE

0.2' BELOW DOWNSPOUTS FOR
DISTANCE OF 2' EITHER SIDE OF

DOWNSPOUT

WALL W/ WATERPROOF

MEMBRANE PER
STRUCTURAL PLANS.
12" MIN. OF CLASS II PERMEABLE ROCK
PER CALTRANS SPECS. ROCK SECTION TO
INCREASE WITH SLOPE OF PIPE.
4" PERFORATED PIPE (SLOPE AT 0.50%
MIN) W/ PERFORATIONS DOWN. SEE PLAN
FOR LENGTH AND LOCATION.
6"
MIN.

CLEANOUT

W/ CAP AT

FINISH GRADE
6" RISER
HEIGHT18"
(BSM)
12"
MIN.
6" PVC

OVERFLOW RISER

W/ GRATE
NOTE:

PROVIDE 3 INCHES OF COMPOSTED MULCH ON
THE SURFACE OF THE BIOTREATMENT SOIL.
* IF TOP OF WALL TO BOTTOM

OF FOOTING IS GREATER
THAN OR EQUAL TO 4' WALL

SHALL BE STRUCTURALLY

DESIGNED AND APPROVED

BY PUBLIC WORKS PRIOR TO
CONSTRUCTION.

REINF. CONCRETE PLANTER
PERFORATED PIPE (SLOPE AT 0.50%

MIN) W/ PERFORATIONS DOWN
4" MIN. DIA. APPROVED COBBLES 2"
BELOW CURB SLOTS FOR MIN. 2' &
UNDERLAIN WITH FILTER FABRIC.

CLEANOUT 2"
ABOVE OVERFLOW X* 18"
(BSM) 12"
MIN.
12" RISER HEIGHT
3 SIZING METHOD:

FLOW-COMBO
2"

PUBLIC FLOW-THROUGH PLANTER (BELOW GRADE)

ADJACENT

SIDEWALK
N.T.S.

CURB OPENING. SEE DETAIL 4.
18" BIO-TREATMENT SOIL MIX (BSM)

PER SPECS
2% MAX
6"

IMPERMEABLE WATERPROOF LINER
PLACE 4"Ø MIN. APPROVED COBBLES 2"
BELOW CURB SLOTS FOR MIN. 2' &

UNDERLAIN WITH FILTER FABRIC OR
INSTALL CONCRETE SPLASH BLOCK.
12" MIN. OF CLASS II PERMEABLE ROCK
PER CALTRANS SPECS. ROCK SECTION TO
INCREASE WITH SLOPE OF PIPE.

TO
STORM
DRAIN
6" PVC OVERFLOW

RISER W/ GRATE
CHRISTY V12

OR APPROVED

EQUAL OVERFLOW

RISER W/ GRATE
NOTE:

PROVIDE 3 INCHES OF COMPOSTED MULCH ON
THE SURFACE OF THE BIOTREATMENT SOIL.

NOTE:

PROVIDE 3 INCHES OF COMPOSTED MULCH ON
THE SURFACE OF THE BIOTREATMENT SOIL.
36" MIN. OF CLASS II PERMEABLE

ROCK PER CALTRANS SPECS
FOR HYDROMOD.
36" MIN.

FOR HYDROMOD
4" PERFORATED PIPE (SLOPE AT

0.50% MIN) W/ PERFORATIONS
DOWN. SEE PLAN FOR LENGTH
AND LOCATION.

NOTE:

MINIMUM STORAGE DEPTH OF 12" IS PROVIDED
FOR HYDROMODIFICATION.

N.T.S.

PERFORATED PIPE (SLOPE AT

0.50% MIN) W/ PERFORATIONS
DOWN. SEE PLAN FOR LENGTH
AND LOCATION.
6" VERTICAL CURB OR

FLUSH CONCRETE HEADER
1 1.00 INCH ORIFICE TO METER THE FLOW TO
MATCH PRE-DEVELOPMENT RUNOFF.

REFER TO SUMMARY OF BAHM MODELING FOR
THE 14789 OKA ROAD PROJECT, TOWN OF LOS
GATOS BY BALANCE HYDROLOGICS.
1 PERVIOUS PAVEMENT (SELF

RETAINING OR SELF TREATING)

STORMWATER

CONTROL PLAN

DETAILS

NOT TO SCALE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SW.DWG
684300SW.DWG
C6.2
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 3:04 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
AV
RH
RH
5 5
5 5
5 5

ITEM NO. 1.

STORMWATER

CONTROL PLAN

CALCULATIONS

NOT TO SCALE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SW.DWG
684300SW.DWG
C6.3
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 11:38 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
DMA 41 DMA 42
DMA 31
DMA 43 DMA 44
AV
RH
RH
DMA 38 DMA 39 DMA 40 5

ITEM NO. 1.

STORMWATER

CONTROL PLAN

CALCULATIONS

NOT TO SCALE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300SW.DWG
684300SW.DWG
C6.4
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 11:40 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
AV
RH
RH
DMA 32 DMA 33 DMA 34 DMA 35
DMA 36 DMA 37 5

ITEM NO. 1.

NO

PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC

EVC EVC EVC
SD SD
SD SD
SD
SD
SD

SD SD SD SD SD SD

SD SD SD SD
SD SD

SD SD SD SD SD SD SD SD
SD SD

SD SD SD

SD SD SD
SD SD

SD SD SD SD SD SD
SD SD
SD SD

SD SD SD

SD SD SD
SD SD
SD SD
SD
SD
SD
SD SD
SD
SD
50'
26'
50'
26'
SE-10
C7.1

STORM DRAIN INLET PROTECTION (TYP)
TC-1
C7.1

STABILIZED CONSTRUCTION ENTRANCE
TC-1
C7.1

STABILIZED CONSTRUCTION ENTRANCE
SE-5
C7.2

FIBER ROLL (TYP)

BURROUGHS LANE

HAYDEN LANE

MENNE LANE

OGILVIE LANE

GREENMAN LANE

OKA ROAD
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8 LOT 9
LOT 11 LOT 10
LOT 12
LOT 13 LOT 14
LOT 15
LOT 16
LOT 17
LOT 18

EROSION CONTROL

TITLE SHEET
AV
1" = 40'
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300EC.DWG
684300EC.DWG
C7.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 11:53 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

EROSION AND SEDIMENT CONTROL NOTES

1. CONTRACTOR/OWNER:

NAME

ADDRESS
CITY, CA 951XX
(408) XXX-XXXX

IT SHALL BE THE OWNER'S RESPONSIBILITY TO MAINTAIN CONTROL OF THE ENTIRE

CONSTRUCTION OPERATION AND TO KEEP THE ENTIRE SITE IN COMPLIANCE WITH THE SOIL EROSION CONTROL PLAN.

2. CIVIL ENGINEER:

HMH ENGINEERS
1570 OAKLAND ROAD
SAN JOSE, CA 95131
ATTN: RAFAEL HERNANDEZ
408 487 2200

3. THIS PLAN IS INTENDED TO BE USED FOR INTERIM EROSION AND SEDIMENT CONTROL ONLY AND IS NOT TO BE USED FOR FINAL ELEVATIONS OR PERMANENT IMPROVEMENTS.

4. IT IS THE RESPONSIBILITY OF THE OWNER/CONTRACTOR TO ENSURE THAT NO MUD OR SILTATION LEAVES THE PROJECT SITE.

5. INTERIM EROSION CONTROL MEASURES MUST BE COMPLETED AND IN PLACE BY OCTOBER 1.

6. ALL INTERIM EROSION CONTROL MEASURES MUST BE CONTINUOUSLY MAINTAINED THROUGHOUT THE OCTOBER 1 TO APRIL 15 RAINY SEASON.

7. CALL THE INSPECTION LINE AT (408) 399-5760 BY SEPTEMBER 15 FOR INSPECTION OF EROSION CONTROL DEVICES. CALL 24 HOURS IN ADVANCE. INCLUDE GRADING PERMIT NUMBER.

8. IF EROSION CONTROL MEASURES ARE NOT IN PLACE AS REQUIRED OR NOT MAINTAINED, ALL WORK SHALL CEASE UNTIL EROSION CONTROL MEASURES ARE REMEDIED..

STRAW ROLLS WEEKLY & AFTER EACH RAIN

EROSION CONTROL BLANKETS

STORM DRAIN INLET

SEDIMENT BASIN

PROTECTION

HYDROSEED/HYDROMULCH

CONTROL

STABILIZED

ENTRANCE

MAINTENANCE SCHEDULE

CONSTRUCTION

WEEKLY & AFTER EACH RAIN

WEEKLY & AFTER EACH RAIN

DURING & AFTER EACH RAIN

PERIODICALLY

INSPECTION FREQUENCY

WEEKLY & AFTER EACH RAIN

OR ARE WITHOUT ADEQUATE VEGETATION
REMOVE SEDIMENT WHEN IT REACHES 1/3 THE HEIGHT OF THE ROLLS

REPAIR WHENEVER STRAW ROLL IS DAMAGED

ESPECIALLY IF HEAVY RAINS ARE EXPECTED

DISLOCATED BLANKETS, NETS, OR MATS SHOULD BE REPAIRED OR REPLACED

REAPPLY SEED AND/OR MULCH TO AREAS THAT HAVE BEEN REPAIRED, ERODED,

REMOVE GRAVEL AT COMPLETION OF CONSTRUCTION
REMOVE ALL SEDIMENT DEPOSITED ON PAVED ROADWAYS WITHIN 24 HOURS

REPLACE GRAVEL MATERIAL WHEN VOIDS ARE PRESENT
REMOVE SEDIMENT WHEN IT REACHES 1/2 THE HEIGHT OF THE FILTER

REPLACE CLOGGED FILTER FABRIC IMMEDIATELY

REMOVE SEDIMENT WHEN THE SEDIMENT STORAGE ZONE IS HALF FULL

PRIOR TO RESEEDING, REPAIR ALL RILLS AND GULLIES

REMOVE SEDIMENT BUILDUP AT TOE OF SLOPES

REPAIR EROSION AS NECESSARY

UNCLOG OUTLET RISER

MAINTENANCE/REPAIR MEASURES
LEGEND

STANDARD INLET PROTECTION

FIBER ROLL

STABILIZED CONSTRUCTION ENTRANCE

THIS WATER POLLUTION CONTROL PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS. THE CONTRACTOR SHALL IMPLEMENT BEST

MANAGEMENT PRACTICES (BMPS) LISTED IN THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP),

AND SHALL IMPLEMENT AND MAINTAIN THE SWPPP FOR THE PROJECT IN FULL COMPLIANCE WITH THE REVISED STATE REGULATIONS TO CONTROL THE DISCHARGE OF STORMWATER POLLUTANTS.

EROSION CONTROL PLAN NOTE:

BUILDING PAD PROTECTION NOTE:

1. IF PAD WILL REMAIN WITHOUT BUILDING CONSTRUCTION DURING THE RAINY SEASON, THE PAD

SHALL BE STABILIZED OR PROVIDED WITH AN EROSION BLANKET TO PROTECT THE BUILDING PAD.

AV
AV/RH
1 INCH = 40 FEET
40200 80 5

ITEM NO. 1.

EROSION CONTROL

DETAILS
DRAWN BY: AV
PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017 S:\PROJECTS\684300\PL\PERMIT\684300EC.DWG 684300EC.DWG
C7.1
6843.00
SEPTEMBER 13, 2024 PLOTTED: 8/13/2025 10:11 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

NOT TO SCALE
AV
- 12" MIN. UNLESS

OTHERWISE SPECIFIED

BY SOILS ENGINEER

CORRUGATED STEEL PANELS

FILTER FABRIC

ORIGINAL GRADE
CRUSHED AGGREGATE GREATER THAT 3" BUT
SMALLER THAN 6"

SECTION A-A

FILTER FABRIC

ORIGINAL GRADE
CRUSHED AGGREGATE GREATER THAT 3" BUT
SMALLER THAN 6"
- 12" MIN. UNLESS

OTHERWISE SPECIFIED

BY SOILS ENGINEER

SECTION B-B
N.T.S.

N.T.S.

NOTE:

MANY DESIGNS CAN BE FIELD FABRICATED, OR

FABRICATED UNITS MAY BE USED
TC-3 ENTRANCE / OUTLET TIRE WASH
N.T.S.

PAVED ROADWAY

MATCH EXISTING GRADE

WASH ROCK
B
A
A
B

WATER SUPPLY &
HOSE
WM-8 CONCRETE WASTE MANAGEMENT
N.T.S.

CONCRETE

WASHOUT
4"
2"
1/8" DIA. STEEL WIRE
PLAN
N.T.S.

CONCRETE WASHOUT SIGN OR EQUIVALENT
N.T.S.

SECTION B-B
N.T.S.

STAPLE DETAIL
N.T.S.

B B
10' MIN.

VARIES
10 MIL PLASTIC LINING
STAKE TYP.

STRAW BALE TYP.

TYPE "ABOVE GRADE" STRAW BALES
BLACK LETTERS 6" HEIGHT
PLYWOOD 48"x24" PAINTED WHITE

0.5" LAG SCREWS
WOOD POST 3"x3"x8'
NOTES:

1. ACTUAL LAYOUT DETERMINED IN FIELD

2. THE CONCRETE WASHOUT SIGN SHALL BE
INSTALLED WITHIN 30 FT. OF THE

TEMPORARY CONCRETE WASHOUT

FACILITY
STAPLES (2 PER BALE)
10 MIL PLASTIC LINING

STRAW BALE

WOOD OR METAL STAKES
(2 PER BALE)

NATIVE MATERIAL (OPTIONAL)

BINDING WIRE
SE-10 STORM DRAIN INLET PROTECTION - TYPE 2
N.T.S.

SE-10 STORM DRAIN INLET PROTECTION - TYPE 1
N.T.S.

NOTES:

1. FOR USE IN CLEARED AND GRUBBED AND IN GRADED AREAS

2. SHAPE BASIN SO THAT LONGEST INFLOW AREA FACES LONGEST LENGTH OF TRAP

3. FOR CONCENTRATED FLOWS SHAPE BASIN IN 2:1 RATIO WITH LENGTH ORIENTED TOWARDS DIRECTION FLOW NOTES:

1. FOR USE IN AREAS WHERE GRADING HAS BEEN COMPLETED AND FINAL SOIL STABILIZATION AND

SEEDING ARE PENDING SHAPE BASIN SO THAT LONGEST INFLOW AREA FACES LONGEST LENGTH OF TRAP

2. NOT APPLICABLE IN PAVED AREAS

3. NOT APPLICABLE WITH CONCENTRATED FLOWS

EDGE OF SEDIMENT TRAP
A A

DRAIN INLET

GEOTEXTILE BLANKET
SILT FENCE PER SE-01

ROCK FILTER (USE IF FLOW IS

CONCENTRATED)

SHEET FLOW

SHEET FLOW SHEET FLOW

SHEET FLOW
LESS THAN 1 ACRE

SHEET FLOW SHEET FLOW
6' MIN OVERLAP AT

ENDS OF SILT FENCE
A A

GEOTEXTILE BLANKET
SILT FENCE PER SE-01
PLAN
PLAN

SECTION A-A
NOTES:

1. INTENDED FOR SHORT TERM USE

2. USED TO INHIBIT STORM WATER FLOW

3. ALLOW FOR PROPER MAINTENANCE AND CLEANUP

4. BAG MUST BE REMOVED AFTER ADJACENT OPERATION IS COMPLETED

5. NOT APPLICABLE IN AREAS WITH HIGH SILTS AND CLAYS WITHOUT FILTER FABRICS SE-10 STORM DRAIN INLET PROTECTION - TYPE 3
N.T.S.

FLOW
INLET

EDGE OF PAVEMENT
SPILLWAY, 1-BAG HIGH
SANDBAGS 2-BAGS HIGH

TYPICAL PROTECTION FOR INLET ON SUMP
FLOW
INLET

EDGE OF PAVEMENT
SPILLWAY, 1-BAG HIGH
SANDBAGS 2-BAGS HIGH

TYPICAL PROTECTION FOR INLET ON GRADE
NOTE:

DETAILS SHOWN ARE BASED UPON THE CALIFORNIA STORMWATER QUALITY ASSOCIATION'S STORMWATER BEST MANAGEMENT PRACTICE HANDBOOK.

DRAIN INLET

GEOTEXTILE BLANKET
24" +/-
12"-24" MAX
4'

STABILIZE AREA AND GRADE UNIFORMLY

AROUND PERIMETER

SECTION A-A
NOTE:

REMOVE SEDIMENT BEFORE

REACHING ONE-THIRD FULL
1:1 SLOPE
1:1 SLOPE
NOTES:

1. INTENDED FOR SHORT TERM USE

2. INSTALL PER MANUFACTURER INSTRUCTION

3. PERFORM MAINTENANCE PER MANUFACTURER RECOMMENDATION
SE-10 STORM DRAIN INLET PROTECTION - TYPE 4
N.T.S.

TEMPORARY

GEOTEXTILE
INSERT
WIDTH = W
LENGTH = L
DEPTH = D

FILTER FABRIC
CRUSHED AGGREGATE GREATER THAT 3" BUT
SMALLER THAN 6"
50' MIN.

OR FOUR TIMES THE CIRCUMFERENCE

OF THE LARGEST CONSTRUCTION

VEHICLE TIRE, WHICHEVER IS

GREATER
10' MIN OR AS

REQUIRED TO

ACCOMMODATE

ANTICIPATED

TRAFFIC, WHICHEVER
B
B

SECTION B-B EXISTING PAVED ROADWAY DITCH

FILTER FABRIC
- 12" MIN. UNLESS OTHERWISE SPECIFIED

BY SOILS ENGINEER
R=20' MIN.

ORIGINAL GRADE
TC-1 STABILIZED CONSTRUCTION ENTRANCE/EXIT
N.T.S.

N.T.S.

MATCH EXISTING GRADE
IS GREATER.
24' MIN.

NOTE:

CONSTRUCT SEDIMENT BARRIER

AND CHANNELIZE RUNOFF TO

SEDIMENT TRAPPING DEVICE
- 12" MIN. UNLESS

OTHERWISE SPECIFIED

BY SOILS ENGINEER

CORRUGATED STEEL PANELS

FILTER FABRIC

ORIGINAL GRADE
CRUSHED AGGREGATE GREATER THAT 3" BUT
SMALLER THAN 6"

SECTION A-A
N.T.S.

CORRUGATED STEEL PANELS

SEDIMENT TRAPPING
DEVICE
A A
RH

ITEM NO. 1.

EROSION

CONTROL

DETAILS
AV

NOT TO SCALE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017 S:\PROJECTS\684300\PL\PERMIT\684300EC.DWG 684300EC.DWG
C7.2
6843.00
SEPTEMBER 13, 2024 PLOTTED: 8/13/2025 10:11 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
AV
EROSION CONTROL PLAN NOTES:

THIS WATER POLLUTION CONTROL PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS.

THE CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES (BMPS) LISTED IN THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP), AND SHALL

IMPLEMENT AND MAINTAIN THE SWPPP FOR THE PROJECT IN FULL COMPLIANCE WITH THE REVISED STATE REGULATIONS TO CONTROL THE DISCHARGE OF STORMWATER POLLUTANTS.

STAKE A

FABRIC SECTION B (SEE
NOTES 6, 7 & 12)

FABRIC SECTION A (SEE
NOTES 6, 7 & 12)

STAKE B

JOINING SECTION DETAIL (TOP VIEW)

END DETAIL

END STAKE DETAIL (TOP VIEW)
FABRIC (SEE NOTE 8)
2"x2" WOOD STAKE
(SEE NOTE 3)
END STAKE (SEE NOTE 2)

SILT FENCE
24"
8'
45 8'

SANDBAGS TWO

LAYERS HIGH SLOPE

TOP OF SLOPE

END STAKE
STAKE
FABRIC

OPTIONAL MAINTENANCE OPENING DETAIL

SECTION A-A

DETAIL A

SILT FENCE FABRIC
6"
6"
2"x2" WOOD STAKE
(SEE NOTE 3 & 5)
SETBACK VARIES (SEE NOTE 4)
SLOPE

TOE OF SLOPE

SEE DETAIL A
FABRIC
18"
30"
5"
-
2"x2" WOOD STAKE (SEE
NOTE 3 & 5)
N.T.S.

ENCROACHMENT DETAIL
N.T.S.

FIBER ROLL INSTALLATION
3/4" x 3/4" WOOD STAKES MAX
4" SPACING
4" MAX
12" MIN
2" MIN
FIBER ROLL 8" MIN
4' MAX
4' MAX
4' MAX
4' MAX

VERTICAL SPACING MEASURED ALONG

THE FACE OF THE SLOPE VARIES
BETWEEN 10' AND 20'
NOTE:

INSTALL FIBER ROLL ALONG A LEVEL

CONTOUR

FIBER ROLLS

INSTALL FIBER ROLL NEAR SLOPE

WHERE IT TRANSITIONS INTO A

STEEPER SLOPE
NOTE:

SIZE SPILLWAY TO CONVEY PEAK

DESIGN FLOW

TYPICAL OPEN SPILLWAY

EARTH EMBANKMENT

OUTLET PROTECTION

EXCAVATE IF NECESSARY FOR

STORAGE

OUTLET PIPE OR USE ALTERNATIVE

OPEN SPILLWAY
FLOW

WATERTIGHT CONNECTION

PERFORATE RISER
ALL SLOPE 1:3 (V:H)
OR FLATTER 12" MIN
5'-0" MIN

TYPICAL SLOPE SOIL STABILIZATION
N.T.S.

SE-5 FIBER ROLLS
N.T.S.

SE-3 SEDIMENT TRAP SLOPE
C C
SEE NOTE 10

SANDBAGS
N.T.S.

SECTION C-C
N.T.S.

CROSS BARRIER DETAIL
N.T.S.

SILT FENCE PLAN
N.T.S.

SE-1 SILT FENCE

TOE OF SLOPE

SILT FENCE SLOPE
SLOPE
A
A
CROSS BARRIER (SEE NOTE (10)

TOE OF SLOPE CROSS BARRIER

END DETAIL
FABRIC

WOOD STAKE

OPTIONAL

MAINTENANCE

OPENING DETAIL
(SEE NOTE 1)
MAX REACH = 500'
NOTES:

1. CONSTRUCT LENGTH OF EACH REACH SO THAT THE CHANGE IN BASE ELEVATION ALONG THE REACH DOES NOT EXCEED 1/3 THE HEIGHT OF THE LINEAR BARRIER IN NO CASE SHALL THE REACH LENGTH EXCEED 500'

2. THE LAST 8'-0" OF FENCE SHALL BE TURNED UP SLOPE

3. STAKE DIMENSIONS ARE NOMINAL

4. DIMENSION MAY VARY TO FIT FIELD CONDITIONS

5. STAKES SHALL BE SPACED AT 8'-0" MAXIMUM AND SHALL BE POSITIONED ON THE DOWNSIDE OF THE FENCE

6. STAKES TO OVERLAP AND FENCE FABRIC TO FOLD AROUND EACH STAKE ONE FULL TURN. SECURE FABRIC TO STAKE WITH 4 STAPLES

7. STAKES SHALL BE DRIVEN LIGHTLY TOGETHER TO PREVENT POTENTIAL FLOW-THROUGH OF SEDIMENT AT JOINT. THE TOPS OF THE STAKES SHALL BE SECURED WITH WIRE

8. FOR END STAKE FENCE FABRIC SHALL BE FOLDED AROUND TWO STAKES ONE FULL TURN AND SECURED WITH 4 STAPLES

9. MINIMUM 4 STAPLES PER STAKE. DIMENSIONS SHOWN ARE TYPICAL

10. CROSS BARRIERS SHALL BE A MINIMUM OF 1/3 AND A MAXIMUM OF 1/2 HEIGHT OF THE LINEAR BARRIER

11. MAINTENANCE OPENINGS SHALL BE CONSTRUCTED INA MANNER TO ENSURE SEDIMENT REMAINS BEHIND SILT FENCE

12. JOINING SECTIONS SHALL NOT BE PLACES AT SUMP LOCATIONS

13. SANDBAG ROWS AND LAYERS SHALL BE OFFSET TO ELIMINATE GAPS NOTES:

1. CHECK SLOTS TO BE CONSTRUCTED PER MANUFACTURER'S SPECIFICATIONS

2. STAKING OR STAPLING PER MANUFACTURER'S SPECIFICATIONS

3. INSTALL PER MANUFACTURER'S SPECIFICATIONS
N.T.S.

ISOMETRIC VIEW
6"
6"
4"x4" ANCHOR SHOE
4"
4"
12"
6" 6"
CHECK SLOT AT 25'-30' INTERVALS

CHANNEL BOTTOM
3" OVERLAP
12"

STAPLE SPACING IN SLOT
12"
STAKE AT 3' TO 5' INTERVALS
N.T.S.

TERMINAL SLOPE AND CHANNEL ANCHOR
TRENCH
N.T.S.

INITIAL CHANNEL ANCHOR TRENCH
N.T.S.

LONGITUDINAL ANCHOR TRENCH
N.T.S.

INTERMITTENT CHECK SLOT
N.T.S.

EC-7 GEOTEXTILES AND MATS TYPICAL INSTALLATION DETAIL
BERM
2" TO 3" OVERLAP
12"
3'
6'
2:1 (H:V) SLOPE MAX

TAMP DIRT OVER MATS / BLANKETS
NOTES:

1. SLOPE SURFACES SHALL BE FREE OF ROCKS, CLODS, STICKS, AND GRASS. MATS / BLANKETS SHALL HAVE

GOOD SOIL CONTACT

2. LAY BLANKETS LOOSELY AND STAKE OR STAPLE TO MAINTAIN DIRECT CONTACT WITH THE SOIL. DO NOT

STRETCH

3. INSTALL PER MANUFACTURER'S RECOMMENDATIONS
N.T.S.

EC-7 GEOTEXTILES AND MATS TYPICAL INSTALLATION DETAIL

ISOMETRIC VIEW
N.T.S.

TYPICAL SLOPE SOIL STABILIZATION

NON-WOVEN GEOTEXTILE FILTER FABRIC

UNDER TYPICAL TREATMENT

WATER TABLE
FILTER CLOTH 4" ABOVE SOURCE OF WATER

MATS / BLANKETS

SHOULD BE INSTALLED

DOWNSLOPE
6'x6' ANCHOR TRENCH
FABRIC
4'
NOTE:

DETAILS SHOWN ARE BASED UPON THE CALIFORNIA STORMWATER QUALITY ASSOCIATION'S STORMWATER BEST MANAGEMENT PRACTICE HANDBOOK.

AV/RH

ITEM NO. 1.

BASMAA
AV

AS SHOWN
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017 S:\PROJECTS\684300\PL\PERMIT\684300EC.DWG 684300EC.DWG
C7.3
6843.00
SEPTEMBER 13, 2024 PLOTTED: 8/13/2025 10:11 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
AV
RH

ITEM NO. 1.

NO

PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC

EVC EVC EVC
148000 OKA ROAD
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL
14855 OKA ROAD
424-08-033

LANDS OF LEVY FAMILY
CAMPUS

EXISTING CAMPUS
14685 OKA ROAD
424-08-013

LANDS OF MIRASSOU CLOVIS M TRUSTEE &
ET AL

EXISTING RESIDENTIAL
424-08-075

LANDS OF TOWN OF LOS
GATOS
14702 OKA ROAD
424-47-017

LANDS OF LOS GATOS SWIM
& RACQUET CLUB
14840 OKA ROAD
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL
14850 OKA ROAD
424-08-057

LANDS OF SASKI GO SR

EXISTING RESIDENTIAL

TOP OF BANK

MAIL BOX (P)

EXISTING CHAIN LINK FENCE TO BE

REPLACED WITH PROPOSED WOOD FENCE,
6'-0" HEIGHT ON RETAINING WALL

PROPOSED LOW PERIMETER
WOOD FENCE, 3'-6" HEIGHT

EXISTING WOOD FENCE TO BE
REPLACED WITH 6'-0" TALL

CONCRETE MASONRY WALL

WITH RETAINING

PROPOSED ELECTRICAL
TRANSFORMER (TYP.)
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
8-PLEX
18,928 SF

TYPE VB
7-PLEX
16,439 SF

TYPE VB
7-PLEX
16,439 SF

TYPE VB
7-PLEX
16,439 SF

TYPE VB
7-PLEX
16,439 SF

TYPE VB
7-PLEX
16,439 SF

TYPE VB

F F F F F F

F F F F F F F
F
F
F
F
F
F F F
F
F
F

F F F F F F

F F F F F F F
F
F
F
7-PLEX
16,439 SF

TYPE VB
22'30'
26'
22'

26.17'

27.95'

27.12'

19.99'

20.81'

28.49'

26.17'

22.64'

27.7'

23.15'

20.73' 26'
26'

18.05'

22.57'
22'
30'
174.48' 154.34'
116.36'
138.1'
150.95'

84.3'
309.98'
323.38'

OKA ROAD

EXISTING LEVEE

50.68'

24.09'

22.76'

54.62'

27.46'

55.4'

25.71'

PUBLIC HYDRANT (E)

PUBLIC HYDRANT (E)

PRIVATE HYDRANT (P)

PRIVATE HYDRANT (P)

PRIVATE HYDRANT (P)

PRIVATE HYDRANT (P)

PUBLIC HYDRANT (P)

PRIVATE HYDRANT (P)

PRIVATE HYDRANT (P)

PRIVATE HYDRANT (P)

PRIVATE HYDRANT (P)
FDC (TYP.)
137.13'

20.71'
158.23'

22.06'
139.73'

19.42'

29.84'
352.88'

54.16'
297.16'

67.33'

89.07'
157.12'
155.85'

41.57'
339.35'
22'

FIRE ACCESS PLAN
XXX

AS SHOWN
XXX
1 INCH = 40 FEET
40200 80
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\PERMIT\684300FA.DWG
684300FA.DWG
C8.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/12/2025 9:54 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
NOTES

1. PRIVATE STREETS WILL INCLUDE EMERGENCY ACCESS EASEMENTS

2. MAX HOSE PULL LENGTH IS 150'

3. CONSTRUCTION TYPE IS V-B

4. OCCUPANCY GROUPS: R-2 & U (GARAGES AND METER CLOSETS)

5. FIRE SPRINKLERS SHALL BE A DEFERRED SUBMITTAL ITEM

6. FIRE ALARM SHALL BE A DEFERRED SUBMITTAL ITEM.

7. ACCESS ROADWAYS SHALL BE PROVIDED TO COMPLY WITH ALL OF THE FOLLOWING REQUIREMENTS:
a. FIRE APPARATUS ACCESS ROADWAYS SHALL HAVE A "MINIMUM" WIDTH OF A FIRE APPARATUS ACCESS ROADWAY FOR ENGINES IS 20 FEET. b. FIRE ACCESS ROADWAYS SHALL HAVE A "MINIMUM" UNOBSTRUCTED VERTICAL CLEARANCE OF NOT LESS THAN 13 FEET 6 INCHES.
c. ALL FIRE DEPARTMENT ACCESS ROADWAYS SHALL BE AN ALL-WEATHER

SURFACE DESIGNED TO SUPPORT THE IMPOSED LOAD OF FIRE
APPARATUS WITH A GROSS VEHICLE WEIGHT OF 75,000-POUNDS. d. FIRE APPARATUS ACCESS ROADWAYS SHALL HAVE A "MINIMUM" INSIDE

TURNING RADIUS FOR FIRE DEPARTMENT ACCESS ROADWAYS SHALL BE 30 FEET OR GREATER.
e. THE GRADE FOR EMERGENCY APPARATUS ACCESS ROADWAYS SHALL NOT EXCEED 10 PERCENT TO FACILITATE FIRE-GROUND OPERATIONS. f. TRAFFIC CALMING DEVICES ARE NOT PERMITTED ON ANY DESIGNATED

FIRE ACCESS ROADWAY, UNLESS APPROVED BY THE FIRE PREVENTION & HAZARDOUS MATERIALS DIVISION.

6. ALL DESIGNATED FIRE LANES WITH RAISED CURBS SHALL BE PAINTED RED. "NO PARKING - FIRE LANE" SHALL BE IN WHITE PAINT, 6 INCHES IN HEIGHT WITH A MINIMUM 1 INCH STROKE. LETTERING SHALL BE PAINTED AT AN INTERVAL OF EVERY 25 FEET.

7. NO COMBUSTIBLE CONSTRUCTION SHALL OCCUR PRIOR TO NEW HYDRANT INSTALLATION.

REQUIRED FIRE FLOW & HYDRANTS
8-PLEX BUILDING: 18,928 SF, TYPE VB
FIRE FLOW: 2812 GPM FOR 2 HOUR, PER CFC APPENDIX B, TABLE B105.1(1) AND TABLE B105.1(2)
HYDRANTS: 4 HYDRANTS WITH AVERAGE SPACING 350' PER CFC APPENDIX C, TABLE C102.1
7-PLEX BUILDING: 16,439 SF, TYPE VB
FIRE FLOW: 2625 GPM FOR 2 HOUR, PER CFC APPENDIX B, TABLE B105.1(1) AND TABLE B105.1(2)
HYDRANTS: 4 HYDRANTS WITH AVERAGE SPACING 350' PER CFC APPENDIX C, TABLE C102.1

PROJECT BOUNDARY
LEGEND

PROPOSED PROPERTY LINE

EXISTING (E)

PROPOSED (P)
30'/50' TURNING RADIUS

FIRE HYDRANT (P)

FIRE DEPARTMENT CONNECTION (P)

EXISTING WATER LINE

FIRE DEPARTMENT LINE (PROPOSED)
PROPOSED WATER LINE 10"W
EX 6"W
6"FW
150' HOSE PULL

FIRE HYDRANT (E)

PROPOSED FACE OF CURB

PROPOSED BUILDING

STORMWATER TREATMENT PLANTER

FIRE DEPARTMENT CONNECTION FDC

FIRE LADDER PAD

PROPOSED RED CURB

ITEM NO. 1.

L1 L2
L3
L4 L5
L6
L7
L8 L9 L10
C1
L12
L13
L14
L15
L16L17
L18
L20
C3 L21
L22
C6 L23 L24 L25
L26 L27 L28 L29
L31
L32 L33 L34 L35
C10 L37
L38
L39 L40
C16
L41
L42 L43
L44 L45
L46 L47
L48 L49
L50
L51 L52
L53
L54
L55
C17
L60
L57 L58 C18
C19
L62
L63 L64 L65
C20
L67 L68
L69L70
L71
C21
L73
C23
L74
C25
L75
C26 L77
L78 L79
L80 L81
L82 L83
C27 L86 L87 C30
L88
C32
L89
C33 L91 L92
C34
C35
L95
C36 L97
L98 C37 L101 L102
L103
C38
L105
C39
C40
L106
L108 L107
L109
L11
L19
L30 L36
L56
L59
C5
L66
C2
L76
C4
L84
L72
LOT 1
11667 SF
UP TO 8 CONDOMINIUM UNITS
LOT 2
12099 SF
UP TO 8 CONDOMINIUM UNITS
LOT 3
15242 SF
UP TO 7 CONDOMINIUM UNITS
LOT 4
10745 SF
UP TO 7 CONDOMINIUM UNITS
LOT 5
11668 SF
UP TO 8 CONDOMINIUM UNITS
LOT 6
10624 SF
UP TO 8 CONDOMINIUM UNITS
LOT 7
10857 SF
UP TO 8 CONDOMINIUM UNITS
LOT 8
11300 SF
UP TO 8 CONDOMINIUM UNITS
LOT 9
10228 SF
UP TO 7 CONDOMINIUM UNITS
LOT 10
10608 SF
UP TO 7 CONDOMINIUM UNITS
LOT 11
11902 SF
UP TO 8 CONDOMINIUM UNITS
LOT 12
11077 SF
UP TO 8 CONDOMINIUM UNITS
LOT 13
10841 SF
UP TO 8 CONDOMINIUM UNITS
LOT 14
11446 SF
UP TO 8 CONDOMINIUM UNITS
LOT 15
11740 SF
UP TO 7 CONDOMINIUM UNITS
LOT 16
10378 SF
UP TO 7 CONDOMINIUM UNITS
LOT 17
10679 SF
UP TO 8 CONDOMINIUM UNITS
LOT 18
11097 SF
UP TO 8 CONDOMINIUM UNITS
LOT F
17008 SF

PRIVATE STORM DRAIN ESMT,

PRIVATE STORM DRAINAGE

RELEASE ESMT
LOT A
19887 SF
LOT B
11269 SF
LOT C
11246 SF
LOT D
11548 SF
LOT E
17499 SF

MENNE LANE (P)

OGILVIE LANE (P)

BURROUGHS LANE (P)

GREENMAN LANE (P)

HAYDEN LANE (P)

OKA ROAD
10' PSDE (P)
10' PIEE (P)
10' PSDE (P)
10' PSSE (P)
10' PSDE (P)
10' PSDE (P)
10' PSDE (P)
10' PSSE (P)
10' PSDE (P)
10' PSSE (P)
10' PSDE (P)
10' PSDE (P)
10' SSE
(E) TO BE
REMOVED 10' SSE (E) TO

BE REMOVED
15' PUE (E) TO REMAIN

PROPERTY LINE (E) TO BE REMOVED
50' ROW (E)
424-08-033

LANDS OF LEVY

FAMILY CAMPUS

LOS GATOS CREEK
424-08-057

LANDS OF ETPH LP

EXISTING RESIDENTIAL
424-08-013

LANDS OF MIRASSOU

CLOVIS M TRUSTEE &
ET AL

EXISTING

RESIDENTIAL
424-47-017

LANDS OF LOS GATOS SWIM
& RACQUET CLUB
424-08-057

LANDS OF ETPH LP

EXISTING

RESIDENTIAL
R2000'
R1975'
R2025'

EXISTING LEVEE
10' PSDE (P)
10' PSDE (P)
20' SDE (E) TO REMAIN
20' SDE (E) TO REMAIN
5' ROW

DEDICATION (P)
22' PIEE, EAE, PSDE,

PSSE, PWE, PSDRE (P)
22' PIEE, EAE, PSDE,

PSSE, PWE, PSDRE (P)
22' PIEE, EAE, PSDE,

PSSE, PWE, PSDRE (P)
26' PIEE, EAE, PSDE,

PSSE, PWE, PSDRE (P)
26' PIEE, EAE,

PSDE, PSSE,

PWE, PSDRE
(P)
S57°32'27"E 714.21'
S34°11'40"W 198.00'
N02°03'28"W 448.62'

FEMA REGULATORY FLOODWAY

2.4' SWE (P)
8' SETBACK
20' SETBACK
8' SETBACK
25' SETBACK
424-08-075

LANDS OF TOWN OF LOS GATOS

SCVWD EASEMENT
BOOK N352-OR-1335
(DOC 12406287)

EXISTING VALLEY WATER STORM

DRAIN EASEMENT TO REMAIN
BOOK G900-OR-355
(DOC 7413033)
SITE
17 OKA ROAD
85 WINCHESTER BLVD

CURVE TABLE
CURVE
C1
C2
C3
C4
C5
C6
C10
C16
C17
C18
C19
C20
C21
C23
C25
C26
C27
C30
C32
C33
C34
C35
C36
C37
C38
C39
C40
LENGTH

39.42'

17.63'

3.45'

19.97'

7.53'

17.63'

14.32'

8.22'

15.88'

19.79'

15.88'

11.75'

11.42'

15.88'

8.05'

15.88'

12.77'

32.50'

23.18'

13.01'

5.12'

20.07'

16.52'

25.19'
344.29'
162.52'
171.76'
RADIUS
2145.64'
220.02'

20.00'

26.00'
200.00'
222.00'

20.00'

26.00'
200.00'

26.00'
199.87'

26.00'

20.00'
200.00'

25.93'
200.00'

20.00'
300.09'

26.00'

20.00'
200.00'
200.00'

26.00'
200.00'
2025.00'
2025.00'
2025.00'
DELTA
1°03'10"
4°35'29"
9°52'59"
44°00'27"
2°09'24"
4°33'02"
41°00'49"
18°06'51"
4°33'02"
43°37'08"
4°33'12"
25°53'36"
32°43'34"
4°33'02"
17°47'23"
4°33'02"
36°35'17"
6°12'17"
51°04'29"
37°16'35"
1°27'57"
5°44'57"
36°24'15"
7°12'54"
9°44'29"
4°35'54"
4°51'35"

LINE TABLE
LINE
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
L23
L24
L25
L26
L27
L28
L29
L30
L31
L32
L33
L34
L35
L36
L37
L38
L39
L40
L41
L42
L43
L44
L45
L46
L47
L48
L49
L50
LENGTH

93.37'
310.46'

50.25'

43.12'
127.85'
182.61'
272.16'
172.46'

85.66'
427.36'

93.50'

70.04'
197.81'

66.14'
250.68'

10.00'
200.57'
294.27'
340.75'
195.03'
171.30'
122.97'

39.80'
155.22'

39.02'

78.78'

22.36'

61.06'

38.37'

54.72'

18.50'

30.16'

54.64'

55.92'

30.03'
155.63'
152.40'

1.66'
178.31'
137.89'
119.08'

56.47'

51.20'
124.12'
158.82'

62.40'

60.45'

68.66'

64.85'

51.20'

BEARING
N45°28'33"E
N28°18'09"E
N45°28'33"E
N45°28'33"E
N28°18'09"E
N28°18'09"E
N10°52'59"W
S57°19'40"E
S57°19'40"E
S57°19'40"E
N57°20'28"W
N59°46'26"W
N28°18'09"E
S61°41'51"E
N57°33'13"W
N32°26'47"E
N57°33'13"W
N28°18'09"E
N32°51'10"E
N32°51'10"E
N28°18'09"E
N28°18'09"E
N32°51'10"E
N32°51'10"E
N32°51'10"E
S57°33'13"E
S57°33'13"E
S57°33'13"E
S57°33'13"E
N34°03'14"E
S57°33'13"E
S57°33'13"E
S57°33'13"E
S57°33'13"E
S57°33'13"E
N34°03'14"E
N28°18'09"E
N32°51'10"E
N32°51'10"E
N32°51'10"E
N28°18'09"E
N29°48'33"E
N29°48'33"E
N32°05'34"E
N32°05'34"E
S60°55'42"E
S57°07'53"E
S58°38'48"E
S57°08'50"E
N29°48'33"E

LINE TABLE
LINE
L51
L52
L53
L54
L55
L56
L57
L58
L59
L60
L62
L63
L64
L65
L66
L67
L68
L69
L70
L71
L73
L74
L75
L76
L77
L78
L79
L80
L81
L82
L83
L84
L86
L87
L88
L89
L91
L92
L95
L97
L98
L101
L102
L103
L105
L106
L107
L108
L109
LENGTH
127.18'
155.76'
148.14'
171.95'
127.36'
165.63'

34.73'
142.46'
146.06'
299.32'
177.19'

29.18'

59.35'

59.62'
152.40'

24.53'

68.97'

10.00'

70.09'

37.05'
156.90'
318.10'
156.90'
317.86'
318.10'

66.90'

64.65'

68.10'

63.37'
176.27'
122.15'
685.47'
164.23'
176.52'
113.01'

61.43'
173.65'
171.25'
122.59'

66.25'
344.90'

64.24'

70.81'

33.78'
220.02'

4.37'
180.96'

39.06'
462.57'

BEARING
N32°05'34"E
N32°05'34"E
S57°20'28"E
N28°17'59"E
N28°18'09"E
N34°03'14"E
N32°51'10"E
N32°51'10"E
N32°49'41"E
N28°18'03"E
N32°51'10"E
S57°20'28"E
S57°20'28"E
S57°20'28"E
N28°18'09"E
S57°20'28"E
S57°20'28"E
N34°03'14"E
S57°20'28"E
S57°20'28"E
N28°18'09"E
N32°51'10"E
N28°18'09"E
N32°51'10"E
N32°51'10"E
S55°57'50"E
S57°08'50"E
N58°17'15"W
N57°25'57"W
N31°42'45"E
N31°42'45"E
S57°19'40"E
N32°51'10"E
N32°51'10"E
N40°04'05"E
N57°33'13"W
N32°51'10"E
N32°51'10"E
N40°04'05"E
S57°20'28"E
N32°51'10"E
N57°08'50"W
S53°16'22"E
S41°42'38"W
S32°27'33"W
S32°31'16"W
S32°27'33"W
S32°27'33"W
N57°32'27"W
· THIS SUBDIVISION WILL CONFORM TO THE STREET TREE STANDARDS OF THE TOWN OF LOS GATOS.
· MULTIPLE FINAL MAPS MAY BE FILED BASED ON THIS TENTATIVE MAP. · ALL DIMENSIONS DEPICTED HEREON ARE APPROXIMATE AND ARE SUBJECT TO REVISION AT FINAL MAP(S) STAGE.
· TOPOGRAPHY PROVIDED BY HMH ENGINEERS, DATED JUNE 14, 2024. · NO WELLS EXIST ON THIS SITE.
· NO NEW STREET NAMES HAVE BEEN APPROVED AT THIS TIME.
· NO BUILDINGS EXIST ON THE PROJECT SITE.

GENERAL NOTES
· PROJECT NAME: OKA ROAD
· OWNER: COMMUNITY FOUNDATION OF SANTA CLARA COUNTY
555 CASTRO STREET, SUITE 140
MOUNTAIN VIEW, CA 94041

YUKI FARMS LLC
15495 LOS GATOS BLVD, SUITE 11
LOS GATOS, CA 95032
· SUBDIVIDER: URBAN CATALYST
99 S ALMADEN BLVD, SUITE 500
SAN JOSE, CA 95113
· ENGINEER: HMH ENGINEERS
1570 OAKLAND ROAD
SAN JOSE, CA 95131
RAFAEL HERNANDEZ, RCE #81168
· STREET LOCATION: 14789 OKA ROAD
· EXISTING ZONING: R-1-8:HEOZ, R-1:8
· EXISTING GP DESIGNATION: LOW DENSITY RESIDENTIAL, PUBLIC · EXISTING USE: ORCHARD
· PROPOSED USE: MULTI-FAMILY RESIDENTIAL
· WATER SUPPLY: SAN JOSE WATER COMPANY
· SEWAGE DISPOSAL: WEST VALLEY SANITATION DISTRICT
· ASSESSOR'S PARCEL #(S): 424-08-035, 424-08-074
· TOTAL SITE AREA: ±6.78 ACRES
· PUBLIC STREET DEDICATION: ±0.07 ACRES
· NET SITE AREA: ±6.71 NET ACRES
· PROPOSED LOTS: 18 BUILDING LOTS, 6 COMMON LOTS
· TOTAL UNITS: 138 CONDOMINIUM UNITS
· FLOOD ZONE: X
· TITLE REPORT THE TITLE REPORT THAT WAS USED FOR THE

PREPARATION OF THIS MAP WAS PREPARED BY

FIRST AMERICAN TITLE INSURANCE COMPANY,
ORDER NUMBER NCS-1222794-SC DATED JUNE 18,
2024

VESTING

TENTATIVE TRACT

MAP FOR

CONDOMINIUM

PURPOSES
XXX

AS SHOWN
XXX
1 INCH = 40 FEET
40200 80

VICINITY MAP
SCALE: 1" = 1000'

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\PL\TENTATIVE MAP\684300TM.DWG
684300TM.DWG
C9.0
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/13/2025 5:56 PM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS

EASEMENT (EXISTING)

EASEMENT (PROPOSED)

LOT LINE (EXISTING)

LOT LINE (PROPOSED)

STORM DRAIN EASEMENT SDE

PUBLIC UTILITY EASEMENT PUE

PRIVATE STORM DRAIN EASEMENT PSDE

PRIVATE INGRESS/EGRESS EASEMENT PIEE

SIDEWALK SWLK

EASEMENT ESMT

EXISTING (E)

PROPOSED (P)

SETBACK (EXISTING)

FEMA REGULATORY FLOODWAY

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.

ITEM NO. 1.
3 STEPS 3 STEPS 3 STEPS 3 STEPS 3 STEPS
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP 1 STEP
1 STEP
1 STEP NO PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC EVC EVC EVC 375 2134 56789
10 11
12 13
14 15
33 32
31 30
29 28
27 26
25 24
23 22
21 20
19 18
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
65 64
63 62
61 60
59 58
57 56
55 54
53 52
51 50
66 67
68 69
70 71
72 73
74 75
76 77
78 79
80 96
95 94
93 92
91 90
89 88
87 86
85 84
83 82
81 97
98 99
100
101
102
103
104
105
106
107
108
109
110
173
124
123
122
121
120
119
118
117
116
115
114
113
112
111
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
156
155
154
153
152
151
150
149
148
147
146
145
144
143
142
141
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
16 17 174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
205
204
203
202
201
200
199
198
197
196
195
194
193
192
191
190
206
207
208
209
210
211
212
213
214
215
216
217
218
219
220
221
238
237
236
235
234
233
232
231
230
229
228
227
226
225
224
223
239
240
241
242
243
244
245
246
247
248
249
250
251
252
253
270
269
268
267
266
265
264
263
262
261
260
259
258
257
256
255
254
271
272
273
274
275
276
277
278
279
280
281
282
283
284
285
286
337
301
300
299
298
297
296
295
294
293
292
291
290
289
288
304
305
306
307
308
309
310
311
312
313
314
315
316
317
318
336
335
334
333
332
331
330
329
328
327
326
325
324
323
321
320
339
340
341
342
343
344
345
346
347
348
349
350
351
352
353
354
372
371
370
369
368
367
366
365
364
363
362
361
360
359
358
357
222
253A
287
302 303
319
322
355
338 373
356
374

TREE PROTECTION

AND MITIGATION
PLAN

TREE TO REMAIN AND PROTECT

EXISTING TREE LEGEND

DESCRIPTION SYMBOL

TREE TO BE REMOVED

TREE PROTECTION FENCING

OKA ROAD

PROPOSED TREE, SIZE AND SPECIES VARIES,

SEE LANDSCAPE PLAN

EXISTING TREE SUMMARY

DESCRIPTION QUANTITY
PROTECTED TREES TO BE REMOVED 3
TREES TO REMAIN AND PROTECT 1

TREE REPLACEMENT RATIOS

TREE TYPE
TREES IN ARBORIST REPORT 376
NON-PROTECTED TREES TO BE REMOVED 372
NATIVE

CANOPY SIZE

NON-NATIVE

QTY REMOVEDRATIO QTY REQUIRED
2:1
3:1
4:1 0

TREE MITIGATION SUMMARY

DESCRIPTION SIZE
36" BOX
QUANTITY 0

MITIGATION TREES REQUIRED
ORCHARD NONE 00
0 - 24" BOX 0
372 0 0
NOTES:

1. SEE SHEET L2 - L3 FOR TREE EVALUATION SUMMARY.

2. TRUNK DIAMETER IS MEASURED AT 4'-6" ABOVE GRADE ON THE UPHILL SIDE OF THE TREE.

3. IF QUANTITY OF PROPOSED TREES ARE NOT EQUAL TO OR

GREATER THAN REQUIRED TREES, THE PROJECT IS SUBJECT
TO MITIGATION FEES PER TOWN OF LOS GATOS POLICY.

4. SEE ARBORIST REPORT BY DAVID BECKHAM, CERTIFIED
ARBORIST WE-10724A, DATED JUNE 28, 2024.

5. THERE ARE NO STREET TREES PROPOSED TO BE REMOVED.

6. 100 PERCENT OF TREES, STUMPS, ROCKS, AND ASSOCIATED

VEGETATION AND SOIL RESULTING FROM LAND CLEARING
SHALL BE REUSED OR RECYCLED. EXCEPTION: VEGETATION OR
SOIL CONTAMINATED BY DISEASE OR PEST.

7. TREE PROTECTION WARNING SIGN SHALL BE ON EACH TREE
PROTECTION FENCING. WARNING SIGN SHALL BE 8 1/2" X 11"
SIGN STATING "WARNING- TREE PROTECTION ZONE- THIS

FENCE SHALL NOT BE REMOVED AND IS SUBJECT TO PENALTY
ACCORDING TO TOWN CODE 29.10.1025."0

PROPOSED ON-SITE TREES

PROPOSED STREET TREES
TRUNK DIA QTY REMOVEDRATIO QTY REQUIRED 100000
6:1
6:1
15 GALLON
24" BOX
14 203
12 0 - 24" BOX
0 - 24" BOX
6 - 24" BOX
0 - 24" BOX
2:1
3:1
4:1
0 - 24" BOX
6:1
6:1
0 - 24" BOX
0 - 24" BOX
0 - 24" BOX
0 - 24" BOX 2 3:1 6 - 24" BOX
1" = 40'
TC
JH
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017 S:\PROJECTS\684300\LA\PLANNING\684300LPD.DWG 684300LPD.DWG
L1
6843.00
SEPTEMBER 13, 2024 PLOTTED: 8/8/2025 10:36 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
JH

PROPERTY LINE, TYPICAL
26' - 40'
11' - 25'
<10'
41' - 55'
>55'
<10'
11' - 25'
26' - 40'
41' - 55'
>55'
<18"
≥18"
( In Feet )
1 inch = 40 feet

GRAPHIC SCALE
40 0 20 40 80 160
24" BOX
24" BOX
15 GALLON

TREE PROTECTION

FENCING, SEE TREE

PROTECTION NOTES,
SHEET L2

LOS GATOS CREEK

GREENMAN LANE

OGILVIE LANE
MENNE LANE HAYDEN LANE BURROUGHS LANE 5

ITEM NO. 1.

TREE EVALUATION
TABLE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\LA\PLANNING\684300LPD.DWG
684300LPD.DWG
L2
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/8/2025 9:35 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
NONE
TC
JH
JH

ITEM NO. 1.

TREE EVALUATION

TABLE AND NOTES
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC
NO DATE DESCRIPTION 14789 OKA ROAD ARCHITECTURE & SITE REVIEW AND TENTATIVE MAP S-24-052, U-24-016, M-24-017
S:\PROJECTS\684300\LA\PLANNING\684300LPD.DWG
684300LPD.DWG
L3
6843.00
SEPTEMBER 13, 2024
PLOTTED: 8/8/2025 9:35 AM
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
1 10/25/24 PER CITY COMMENTS
2 1/15/25 PER CITY COMMENTS
3 5/2/25 PER CITY COMMENTS
5 8/15/25 PER CITY COMMENTS
NONE
TC
JH
JH

ITEM NO. 1.
3 STEPS 3 STEPS 3 STEPS 3 STEPS 3 STEPS
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP
1 STEP 1 STEP
1 STEP
1 STEP NO PARKING VAN ACCESSIBLE EVCS ADA EVCS EVC EVC EVC EVC EVC EVC EVC EVC FLP
FLP

FLP FLP

FLP FLP FLP FLP FLP
FLP
FLP
FLP
FLP

FLP FLP FLP FLP FLP
FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP
FLP

FLP FLP FLP

FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP
FLP

FLP FLP FLP FLP

FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP

FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP
FLP
FLP
FLP

FLP FLP FLP FLP
FLP
FLP

FLP FLP

FLP FLP FLP
FLP
FLP

FLP FLP FLP FLP FLP FLP FLP FLP FLP FLP FLP FLP FLP FLP FLP

FLP FLP

FLP FLP FLP FLP FLP FLP FLP
FLP
FLP
FLP
FLP
FLP

FLP FLP

FLP FLP FLP FLP
138'-9" 30'-0"
152'-9" 116'-2"
30'-8"
20'-0" 29'-4"
20'-0" 40'-0"
20'-0" 49'-0"
14'-0" 56'-4"
14'-0"
14'-0"
14'-0"
55'-9"
5'-0" 4'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0"
5'-0" 5'-0" 5'-0" 5'-0" 5'-0" 5'-0" 5'-0" 5'-0" 4'-0" 5'-0" 5'-0"
4'-0" TYP

LANDSCAPE PLAN

FIRE PIT

LANDSCAPE LEGEND

DESCRIPTION SYMBOL
NOTES:

1. SEE SHEET L5 FOR PLANTING LEGEND AND NOTES.

2. SEE SHEET L6 FOR CONCEPTUAL FURNISHINGS, MATERIALS
LIST, AND DETAIL.

3. TREES TO BE PLANTED MINIMUM 5' FROM UNDERGROUND
UTILITIES.

4. ALL PLANTING AREAS SHALL RECEIVE 3" THICK BARK MULCH LAYER.

5. BIOTREATMENT PLANTING AREAS SHALL RECEIVE 3"
NONFLOTABLE MULCH.

6. PLANTS WITHIN BIOTREATMENT AREAS HAVE BEEN
SELECTED FROM APPENDIX D OF THE SCVURPPP C.3

STORMWATER HANDBOOK AND WILL BE PLANTED
ACCORDING TO ANTICIPATED TREATMENT.

CONCRETE PAVING

PERVIOUS PAVERS

PERVIOUS SYNTHETIC LAWN

DECOMPOSED GRANITE

WOOD BOARDWALK

TREE LEGEND

BOTANICAL NAME SYMBOL

LOW WALL AND BUILT IN-BENCH

SITE FURNISHING

SPECIMEN BOULDER
( In Feet )
1 inch = 40 feet