UP - Zyng Asian Grill - 2004
March 25, 2004
Sadananda Malli & Partners
dba ATZ Noodles
2736 Calle de la Lorna
Pleasanton, CA 94566
Re:
PLN2004-14- 1875 S. Bascom Avenue - Use Permit
Dear Applicant:
Please be advised that at its meeting of March 23, 2004, the Planning Commission adopted
Resolution No. 3548 approving a Conditional Use Permit to allow the an on-sale beer and wine
liquor license and outdoor seating in conjunction with a restaurant (Zyng Asian Grill) on the
above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, April 2, 2004. California Code of Civil Procedure, Section 1094.6, governs the
time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sin~
\ ~ ttr
Tim J. Haley
Associate Planner
cc:
Frank Mills, Building Division
Chris Veargason, County Fire Department
CA Pruneyard Limited Partnership (Property Owners)
c/o Equity Office
1740 Technology Drive, Suite 150
San Jose, CA 95110
Spandan Patel, 3073 Big Bear Drive, Roseville, CA 95747
Balroop Grewal, 3096 Big Bear Drive, Roseville, CA 95747
Avinash Patel, 2072 Swenson Court, San Jose, CA 95131
70 North First Street
Campbell, California 95008- 436
TEL 408.866.2140 . FAX 408.871.5140 . TD!) 408.866.2790
RESOLUTION NO. 3548
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2004-14) TO ALLOW AN ON-SALE BEER AND WINE LIQUOR
LICENSE AND OUTDOOR SEATING IN CONJUNCTION WITH A
RESTAURANT (ZYNG ASIAN GRILL) ON PROPERTY OWNED BY
CALIFORNIA PRUNE YARD LIMITED PARTNERSHIP LOCATED AT
1875 S. BASCOM A VENUE IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. FILE NO. PLN2004-14.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2004-14:
1. The proposed project consists of the establishment of a beer and wine license and an outdoor
dining area in an existing shopping center.
2. The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of General Commercial for this area and is consistent with
the Conditional Use Permit Approval granted in 1994.
3. The proposed restaurant with a beer/wine license and outdoor seating is consistent with the
C-2-S (General Commercial) zoning designation for the site with approval of a Use Permit.
4. The proposed use is located within an established commercial center and is compatible with
the surrounding development and uses.
5. The existing parking will adequately meet the demands generated by the change in use, and
will not be detrimental to the overall parking and circulation in the area.
6. The proposed operational hours of 10:30 a.m. to 10:00 p.m. Sunday to Thursday and 10:30
a.m. tolO:30 p.m. on Friday and Saturdays are typical of commercial uses in the vicinity.
7. The establishment will not result in an over concentration of such uses in the area.
8. The establishment will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
9. The establishment will not significantly disturb the peace and enjoyment of nearby
residential neighborhood.
10. The proposed addition of an on and off-sale beer and wine license does not represent an
intensification of a permitted restaurant use in this building.
11. The proposed site is adequate in size and shape to accommodate commercial improvements
and other development features required in order to integrate the proposed use into the
surrounding area.
Planning Commission Resolution No. 3548
PLN2004-14 - 1875 S. Bascom Avenue - Use Permit -On-Sale Beer & Wine/Outdoor Seating
Page 2
12. The proposed beer and wine license provides for the public necessity and convenience by
providing the for the on-sale consumption of beer/wines wines associated with this restaurant
use.
13. There is a reasonable relationship and a roûgh proportionality between the Conditions of
Approval and the impacts of the project.
14. The proposed establishment will not significantly increase the demand on city services.
15. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2004-14) to allow an on-sale beer and wine liquor license and outdoor seating
in conjunction with a restaurant (Zyng Asian Grill) on property owned by California Pruneyard
Limited Partnership located at 1875 S. Bascom Avenue in C-2-S (General Commercial) Zoning
District, subject to the following conditions:
Planning Commission Resolution No. 3548
PLN2004-14 - 1875 S. Bascom Avenue - Use Permit -On-Sale Beer & Wine/Outdoor Seating
Page 3
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Plannim!: Division:
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2004-14) allowing
the establishment of a restaurant of 2,250 square feet with a beer/wine license and an outdoor
seating area of 510 square feet accommodating 28 seats in an existing shopping center
building located at 1875 S. Bascom Avenue, Suite 300. The site design shall substantially
comply with project plans received by the Community Development Department dated
January 28, 2004, and February 18, 2004, except as may be modified by the Conditions of
Approval herein.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period a building
permit must be obtained and construction completed one year thereafter or the use must be
established on the property (if no building permit is required). Failure to meet these
deadlines will result in the Conditional Use Permit being void.
3. Operational Hours: The operational hours shall be limited to 6:00 a.m. to 11:00 p.m. daily.
The applicant currently describes the operational hours as 10:30 a.m. to 10:00 p.m. Sunday
through Thursday and 10:30 a.m. to 10:30 p.m. on Friday and Saturdays.
4. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
5. Signage: No signage is approved as part of the development applications approved herein.
No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance.
6. Outdoor Seating Plan: Applicant shall submit a detailed outdoor seating plan to address the
following:
a. Proposed fencing style and color;
b. Details of furniture, tables and umbrellas;
c. Trash receptacles and serving facilities; and
d. Provision of adequate walkways and aisles.
e. Dirty dishes are not to be stored at the outdoor busing station.
Buildim!: Division:
Planning Commission Resolution No. 3548
PLN2004-14 - 1875 S. Bascom Avenue - Use Permit -On-Sale Beer & Wine/Outdoor Seating
Page 4
7. Permits Required: A building permit application shall be required for the proposed tenant
improvements to the existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
10. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
11. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site-parking details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
12. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
13. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.c. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
14. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
15. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
16. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
17. P.G. & E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Planning Commission Resolution No. 3548
PLN2004-14 - 1875 S. Bascom Avenue - Use Permit -On-Sale Beer & Wine/Outdoor Seating
Page 5
Applicant should also consult with P.G. and E. concerning utility easements, distribution pole
locations and required conductor clearances.
18. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department (378-4010)
b. Santa Clara County Department of Environmental Health
c. West Valley Sanitation District
PASSED AND ADOPTED this 23rd day of March, 2004, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Hernandez, Rocha
and Roseberry
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Elizabeth Gibbons, Acting Chair
ATTEST:
Sharon Fierro, Secretary
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ITEM NO.3
CITY OF CAMPBELL' PLANNING COMMISSION
Staff Report. March 23, 2004
PLN2004-14
Malli, S.
Public Hearing to consider the application of Mr. Sadananda Malli, on behalf
of ATZ Noodles, for a Conditional Use Permit (PLN2004-14) to allow a on-
sale beer and wine liquor license and outdoor seating in conjunction with a
restaurant on property owned by California Pruneyard Limited Partnership
located at 1875 S. Bascom A venue, Suite 300 in a C-2-S (General
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit to allow the establishment of an outdoor seating area and a beer/wine license in
conjunction with a new restaurant of 2,250 square foot in an existing shopping center (The
Pruneyard), subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to
minor alterations to existing private structures.
PROjECT DATA
Gross Lot Area:
Net Lot Area:
29.6 acres
27.2 acres
Total Site Utilization Shopping Center:
Building Coverage: 37%
Landscaping Coverage: 15%
Paving Coverage: 48%
Tenant Space:
2,250 square feet
60 seats interior
24-28 seats exterior
Parking:
3,892 spaces (shared parking for the entire Pruneyard)
Surrounding Uses:
North:
South:
Multiple-Family Residential
Commercial
Staff Report - Planning CommIssion Meeting of March 23, 2004
PLN2004-14 - 1875 S. Bascom Avenue, Suite 300
Page 2 of 4
East:
West:
Commercial
Highway 17
Operational Hours:
10:30 AM to 10:00 PM Sunday through Thursday
10:30 AM to 10:30 PM Friday and Saturday
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow
the establishment of an outdoor seating area and a beer/wine license in conjunction with a new
2,250 square feet restaurant at the Pruneyard Shopping Center. The applicant has recently begun
construction of a new restaurant towards the center of the shopping center within an existing
tenant space. The tenant space is adjacent to Trudy's Bride and faces an interior courtyard. The
applicant is requesting approval of a Conditional Use Permit to allow a beer/wine license in
conjunction with the restaurant and approval of an outdoor dining area of 510 square feet that
accommodates up to 28 seats.
Background: The Prune Y ard Shopping Center is situated on 27.2 acres on the northwest corner
of South Bascom A venue and East Campbell A venue. The overall master site plan was approved
in 1968 and a significant remodel of the shopping center was approved in 1994. The Conditional
Use Permit and Site and Architectural Approval (UP 94-19/S94-08) approved in 1994 allowed
18 restaurant uses at the shopping center. The applicant is constructing the new Asian Noodle
restaurant within a tenant space previous occupied an art gallery and is a restaurant use that is
consistent with the prior approval granted in 1994.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is General
Commercial. The proposed restaurant use within an existing building is consistent with this land
use designation.
The proposed project complies with the following General Plan policies and strategies:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of
residential, industrial, and commercial neighborhoods, each with its own individual
character; and allow change consistent with reinforcing positive neighborhood
values, while protecting the integrity of the City's neighborhoods.
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of
attractive and convenient commercial and office uses that provide needed goods,
services, and entertainment.
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative
design and site planning that is compatible with surrounding development, public
spaces, and natural resources.
Staff Report - Planning CommIssion Meeting of March 23, 2004
PLN2004-14 - 1875 S. Bascom Avenue, Suite 300
Page 3 of 4
Strategy LUT -lO.1c: Outdoor Common Areas: Encourage well-designed and
landscaped outdoor common areas for eating, relaxing, or recreation for new
projects, and if feasible, when buildings are remodeled or expanded. When
possible, the common outdoor areas should adjoin natural features.
Policy LUT-ll.2: Services Within Walking Distance: Encourage neighborhood
services within walking distance of residential uses.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
The C-2-S Zoning District allows a restaurant use as a permitted use and requires a Conditional
Use Permit for alcohol sales and outdoor seating. The proposed use would be permitted subject
to approval of a Conditional Use Permit.
Beer and Wine Sales: Businesses that offer on-site beer and wine sales are required to obtain a
Conditional Use Permit. Issues reviewed by the Planning Commission include the compatibility
of the proposed use with the surrounding use and neighborhood, the potential over concentration
of similar liquor establishments, and the operational characteristics of the requested use. Staff
finds that the proposed beer/wine license is incidental to the restaurant operation and is of
appropriate scale and is compatible with the surrounding uses and properties. Consequently, staff
is supporting the applicant's request. Attachment No.6 identifies surrounding uses in the
Pruneyard that have sales of alcoholic beverages.
Outdoor Seating: The proposed outdoor seating uses is shown in the plaza area in front of the
restaurant. The proposed outdoor seating would be defined by a low steel or aluminum fence and
would occupy approximately 510 square feet and would accommodate 28 seats. The seating is
anticipated to be seasonal thus utilizing market umbrellas and durable outdoor furniture. The
proposed outside seating area provides a complementary area to the restaurant and is similar to
outdoor dining areas associated with other restaurants at the Pruneyard.
Police Department Review: The Campbell Police Department has reviewed the application and
has no concerns or objections to the proposed project.
Site and Architectural Review Committee: The Site and Architectural Review Committee did not
review this application in that no design changes are proposed with the request.
Attachments:
1. Findings for Approval of the Conditional Use Permit (PLN 2004-14)
2. Conditions of Approval for the Conditional Use Permit (PLN 2004-14)
3. Letter from the Applicant
4. Liquor Establishments in the Vicinity
5. Exhibits (Site Plan, Floor Plan and Photos)
6. Memorandum Equity Office Re: Outdoor Seating
7. Location Map
Staff Report - Planning CommIssion Meeting of March 23, 2004
PLN2004-14 - 1875 S. Bascom Avenue, Suite 300
Prepared by: ~ \)....,./V-
Tim Haley, Associ& Planner
Approved by:
Page 4 of 4
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2004-14
SITE ADDRESS:
APPLICANT:
DATE:
1875 S. Bascom Avenue, Suite 300
Sadananda Malli
March 23, 2004
Findings for Approval of a Conditional Use Permit to allow a beer and wine license and outdoor
seating in conjunction with a 2.250 square foot restaurant store in an existing shopping center at
1875 S. Bascom Avenue. Suite 300.
The Planning Commission finds as follows with regard to File No. PLN2004-14:
1. The proposed project consists of the establishment of a beer and wine license and an outdoor
dining square foot retail store in an existing shopping center.
2. The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of General Commercial for this area and is consitent with
the Conditional Use Permit Approval granted in 1994.
3. The proposed restaurant with a beer/wine license and outdoor seating is consistent with the
C-2-S (General Commercial) zoning designation for the site with approval of a Use Permit.
4. The proposed use is located within an established commercial center and is compatible with
the surrounding development and uses.
5. The existing parking will adequately meet the demands generated by the change in use, and
will not be detrimental to the overall parking and circulation in the area.
6. The proposed operational hours of 10:30 a.m. to 10:00 p.m. Sunday to Thursday and 10:30
a.m. tolO:30 p.m. on Friday and Saturdays are typical of commercial uses in the vicinity.
7. The establishment will not result in an over concentration of such uses in the area.
8. The establishment will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
9. The establishment will not significantly disturb the peace and enjoyment of nearby
residential neighborhood.
10. The proposed addition of an on and off-sale beer and wine license does not represent an
intensification of a permitted restaurant use in this building.
11. The proposed site is adequate in size and shape to accommodate commercial improvements
and other development features required in order to integrate the proposed use into the
surrounding area.
Findings for Approval - Planning Commission Meeting of March 23, LO04
PLN2004-14 - 1875 S. Bascom Avenue, Suite 300
Page 2 of 2
12. The proposed beer and wine license provides for the public necessity and convenience by
providing the for the on-sale consumption of beer/wines wines associated with this restaurant
use.
13. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
14. The proposed establishment will not significantly increase the demand on city services.
15. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be made
that shows that the project, as currently presented and subject to the required Conditions of
Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-14
SITE ADDRESS:
APPLICANT:
DATE:
1875 S. Bascom Avenue, Suite 300
Sadananda Malli
March 23, 2004
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Plannim!: Division:
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2004-14) allowing
the establishment of a restaurant of 2,250 square feet with a beer/wine license and an outdoor
seating area of 510 square feet in an existing shopping center building located at 1875 S.
Bascom Avenue, Suite 300. The site design shall substantially comply with project plans
received by the Community Development Department dated January 28, 2004, and February
18, 2004, except as may be modified by the Conditions of Approval herein.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period a building
permit must be obtained and construction completed one year thereafter or the use must be
established on the property (if no building permit is required). Failure to meet these
deadlines will result in the Conditional Use Permit being void.
3. Operational Hours: The operational hours shall be limited to 6:00 a.m. to 11:00 p.m. daily.
The applicant currently describes the operational hours as 10:30 a.m. to 10:00 p.m. Sunday
through Thursday and 10:30 a.m. to 10:30 p.m. on Friday and Saturdays.
4. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
5. Signage: No signage is approved as part of the development applications approved herein. No
sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance.
6. Outdoor Seating Plan: Applicant shall submit a detailed outdoor seating plan to addressthe
following:
a. Proposed fencing style and color;
b. Details of furniture, tables and umbrellas;
Conditions of Approval - Planning Commission Meeting of March 2j, 2004
PLN2004-14 -1875 S. Bascom Avenue, Suite 300
Page 2 of 3
c. Trash receptacles and serving facilities; and
d. Provision of adequate walkways and aisles.
Buildine: Division:
7. Permits Required: A building permit application shall be required for the proposed tenant
improvements to the existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
10. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
11. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site-parking details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
12. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
13. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
14. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
15. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
16. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
17. P.G. & E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with P.G. and E. concerning utility easements, distribution pole
locations and required conductor clearances.
Conditions of Approval - Planning Commission Meeting of March 2i, 2004
PLN2004-14 - 1875 S. Bascom Avenue, Suite 300
Page 3 of 3
18. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department (378-4010)
b. Santa Clara County Department of Environmental Health
c. West Valley Sanitation District
Attachment #3
January 25, 2004
To:
City Of Campbell,
Planning Division
70 North First Street,
Campbell, CA:95008
RECE~'fED
JAN 3 0 2004
CITY OF CAMPBELL
PLANN!NG DEPT.
From:
Balroop Grewal / Spandan Patel /Sadananda Malli /Avinash Patel (Partners)
ATZ Noodles
The Pruneyard
1875 South Bascom Ave., Unit # 300,
Campbell, CA: 95008
Subject: Request foe Use Permit for "Zyng Asian Grill" Restaurant project at the
Pruneyard. Shopping Center.
Dear Officer:
We are planning to develop the above proposed space (suite # - 300) for a pan Asian
restaurant called "Zyng Asian Grill". Zyng Asian Grill is a new franchise concept in pan-
Asian restaurant business. This concept has an open kitchen and servers serve food in
fast casual dining environment. Zyng has come up with popular dishes, which gives
customers the opportunity to try new and different foods, which are available only in
upscale restaurants generally in places like Chinatowns in the cities, and many people
don't have the opportunity to try these foods. Zyng cooks customers' dishes to order,
costumer can choose rice and one of the various types on noodles, add beef, vegetables,
chicken or Tofu (called proteins), a sauce, and then select the greens form the garden
selection. The uniqueness of this concept is that dishes are cooked on Teppankyaki
grill, giving costumers a healthier meal than they get from a wok or deep-frying.
The menu has great appetizers and soups. "Create your own custom meal in a bowl is
very famous in Z yng restaurants."
The restaurant will be open for business from 10: 3 0 AM to 10: 00 PM Sunday
through Thursday and 10:30 AM to 10:30 PM, Friday and Saturday. There are 5 different
kinds of noodles available (Cantonese-China, Udon-Japan, Shanghai-China, Banh Pho-
Vietnam, Sen Mee-China, Soba-Japan). These noodles can be mixed with different
protein options (Chicken, Beef, Shrimp, Tofu, Zoya) and sauce (Teriyaki, Garlic Ginger,
Black Bean, Spciy Peanut, Spicy Thai, Thia Cocunut curry etc). Noodle soups are also
avaliable (Chicken Chinese, Vegetarian, Udon Beef etc). The menu has also specialty
Asian items like Samurai Soba Salad, Pineapple Chicken, and Chicken by General Tao.
There is great desert menu, which has Asian touch to each item (Mango Cheesecake,
Apple Coconut Pie, Zyngs Shock O'Chocolate, Lychees on Rocks etc). The menu has
also great selection of hot teas, ice teas and other soft drinks.
The square footage of the proposed site is about 2250 sq. ft. There The estimated number
of employees at this location is about 10-14/shift. The restaurant will be open for
business from 10:30 AM to 10:00 PM Sunday through Thursday and 10:30 AM to 10:30
PM, Friday and Saturday. There will be a patio area serving food in front of the
restaurant.
We think this is a very unique and healthy concept in pan-Asian food
business. The place is going to be fun, and there will be lots of animation in terms of
design and colors. This full service, fast, casual restaurant will be a great addition to the
Pruneyard shopping center area, giving people chance to try Asian food in franchise
concept. The parking will be shared by all tenants.
We thank you for considering our application. If there are any questions, please
call us at 925-%3-8435 or 408-.590-4040
Thank You
Sincerely
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(For All partners)
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Community Development Department
February 4, 2004
Newland Enterprises
66 South Main Street
Kaysville, UT 84037
Subject:
1875 South Bascom Avenue, Suite 300 Zyng Asian Grill
Building Permit No: BLD2004-108
Dear Applicant,
The Planning Division has reviewed your application for tenant improvements for a new restaurant at
the Pruneyard Shopping Center on the referenced property in light of the C-2-S General Commercial
Zoning District. Based upon this review, a clearance has been forwarded to the Building Division for
interior restaurant improvements in that a restaurant is a permitted use within this zoning district.
A Conditional Use Permit and Planning Commission review would be required for the following
aspects of a restaurant at this location:
1.
A liquor license in conjunction with the proposed restaurant;
2. Late night operational hours beyond II p.m. or before 6 a. m.; and
3. Outdoor seating
Please contact me at (408) 866-2144 or via e-mail at timh@cityofcampbell.com, if you have any
questions regarding this review.
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Tim J. Hale§ ,
Associate Planner
cc:
Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
Zyng Asian Grill, 2736 Calle De La Lorna, Pleasanton, CA 94566
Pruneyard Associates, LLP, P.O. Box A3879, Chicago, II 60690
J:\Plan Check Letters\2003\1875 S.Bascom Ave Suite 300- Zyng Asian Grill.doc
70 North First Street
CampbelI, California 95008- 436
TU 408.866.'2! 40
,AX 408.871.')140
TIJI) 408.R66.'2790
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Community Development Department
March 12, 2004
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, March 23, 2004, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Sadananda Malli, on behalf of ATZ Noodles, for a Conditional Use Permit
(PLN2004-14) to allow a on-sale beer and wine liquor license and outdoor seating in conjunction
with a restaurant on property owned by California Pruneyard Limited Partnership located at 1875
S. Bascom A venue in a C-2-S (General Commercial) Zoning District. Staff is recommending
that this project be deemed Categorically Exempt under CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2004-14
Addresses: 1875 S. Bascom Avenue
70 North First Street. Campbell, California 95008-1436
TEl. 408.866.2140 . 1M 408.871.5140 . TIJIJ 408.866.2790
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Community Development Department
February 18,2004
Mr. Sadananda Malli & Partners
dba ATZ Noodles
2736 Calle de la Lorna
Pleasanton, CA 94566
Re:
Conditional Use Permit
File No.: PLN2004-14
1875 S. Bascom Avenue, Suite 300
Dear Mr. Malli:
The Planning Division has reviewed your Conditional Use Permit application for a new restaurant at the
Pruneyard with a beer/wine license and outdoor seating.
Your application has been deemed incomplete. The following information and details are needed to
complete your application and schedule your project for a public hearing:
1. Outdoor Seating: Please subnút a site plan defining the outdoor seating area and the number of seats
in this area. Additionally, provide details of furniture, umbrellas, lighting or heaters and service
facilities such as trash containers and waiter areas.
2. Floor Plan: Please illustrate the seating arrangement and number of seats within the restaurant.
If you have any questions regarding these comments, please contact me at (408) 866-2144 or via email at
timh@citvofcampbell.com.
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Tim Haley
Associate Planner
cc:
Geoff Bradley, Senior Planner
Ed Arango, Associate Engineer
CA Pruneyard Limited Partnership, c/o Equity Office, 1740 Technology Drive, Suite 150. San Jose, CA 95110
70 North First Street
Campbell, California 95008-1436 . TEL 408.866.2140
FAX 408.871.5140
TIJIJ 408.866.2790