DIR-2013-29b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
From: Aarti Shrivastava, Director of Community Development
Prepared by: George Schroeder, Associate Planner
Date: November 15, 2013
Subject: Director's Minor Modification, DIR-2013-29, to enclose rooftop equipment with a
false chimney and add 10 square feet of exterior storage space at the rear of an
existing shopping center located at 7335 Bollinger Road, Suite C.
Chapter 19.164 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision to the
City Council and Planning Commission in time to allow an appeal of the
decision within fourteen calendar days.
DISCUSSION
The applicant, Miki Orians, representing the property owner, Ding Seet, is requesting
approval to enclose a new rooftop exhaust fan and associated ductwork with a false chimney
at the rear of the existing Izakaya Ajito restaurant in the Bollinger Plaza shopping center. The
false chimney will project two feet beyond the rear wall of the restaurant, and will include 10
square feet of ancillary storage space on the ground floor.
The proposed false chimney and associated storage space is consistent with the City's General
Commercial Ordinance, in that it is consistent with the design and materials of the existing
shopping center building, and that all rooftop equipment will be screened from public view. A
condition of approval requires the installation of an odor abatement system to mitigate
potentially adverse odors to nearby residential uses. In addition, the project is required to
maintain at least 20 feet of rear loading area clearance for sufficient Santa Clara County Fire
Department access. The storage projection will not encroach into the required clearance.
The site and elevation plans were circulated to the adjacent property owners for a two-week
review period. The City received a comment from the Santa Clara Valley Water District
requesting that the site drainage is not directed towards Regnart Creek behind the project site.
Their comment has incorporated as a condition of approval.
DIR-2013-29
7335 Bollinger Road Page 2
ACTION
'The Director of Community Development deems the modification minor and approves the
project with the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "Izakaya Ajito, 7335 Bollinger Rd #C, Cupertino, CA
95014," prepared by Kitami Inc., received October 11, 2013, and consisting of three sheets
labeled A-1, A-2, and A-3; except as may be amended by the conditions contained in this
resolution.
2. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building
permits for this project.
3. PROTECT DRAINAGE
The project shall not direct drainage overbank to Regnart Creek.
4. REAR LOADING AREA CLEARANCE
A minimum 20-foot driveway clearance shall be maintained in the rear loading area for
Fire Department access. The Santa Clara County Fire Department shall review the final
details prior to building permit issuance.
5. ODOR ABATEMENT SYSTEM
An odor abatement system shall be installed and maintained for the life of the food use
onsite. The final details shall be reviewed by the Director of Community Development
prior to building permit issuance.
6. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City,
its City Council, its officers, employees and agents (the "indemnified parties") from and
against any claim, action, or proceeding brought by a third party against the indemnified
parties and the applicant to attack, set aside, or void this ordinance or any permit or
approval authorized hereby for the project, including (without limitation) reimbursing the
City its actual attorneys' fees and costs incurred in defense of the litigation. The City may,
in its sole discretion, elect to defend any such action with attorneys of its choice.
7. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
DIR-2013-29
7335 Bollinger Road Page 3
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications, reservations, and other exactions, pursuant to Government Code
Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying
with all of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
This approval of the modification is effective November 15, 2013. The fourteen calendar day
appeal period will expire on November 29, 2013.
Enclosure:
Plan set
G:\Planning\PDREPORT\DIRreports\2013\DIR-2013-29.doc
I ZA KAYA
7335 BOLLINGER RD #C
CUPERTINO, CA 95014
TENANT-IMPROVEMENT:Interior and Exterior tenant improvement in an existing building.
Scope of the work includes
Modification to existing kitchen/Installing new charbloiler,new kitchen hood,new gas pipe lines,
exterior storage,some cosmetic work on exterior wall,and addition of 12 square feet
No modification to base building sUucture
No increase in height of building
PROJECT INFORMATION
PROPERTY Seet FamilyTrust
OWNER: 591 W Hamilton Ave.,
Cambell,CA 95008
PROPERTY Jason Sowards
MANAGER' Coates and Soward,Inc
591 W.Hamilton Ave,Suite 100
Campbeil,CA 96008
PH:408.371.8770
TENANT: ShuheiKon
4389 Moran Dr.
San Jose,CA 95129
PH:408.829 0479
APPLICANT: KITAMIINC
Miki Orians
929 WASHINGTON ST.
SAN CARLOS,CA 94070
PH.650.591.7651
FAX.650.591.2762
miki@d-kitami.com
DRAWING INDEX
A-1 TITLE SHEET!GENER,4L NOTES/
PROJECT INFORMATION/SITE PLAN
A-2 FIRE NOTES/
EXISTING FLOOR PLAN/
PROPOSED FLOOR PLAN
A-3 OUTDOORSTORAGE
ELEVATIONS/SECTION VIEW/
PHOTOS/PERSPECTIVE VIEW
BLDG DATA
APN:
CONSTRUCTION TYPE: V
SPRINKLERED: No
OCCUPANCY TYPE: B-2
PROPOSED USE: RESTAURANT
TOTAL TENANT SPACE: 1400SQ.FT.
DINING AREA SQFT: 519S�.FT.
KITCHEN SQFT: 257 SQ.FT.
TOILET/HALL S�FT 291 SQ.FT
PREP AREA SQFT 333SQ,FT.
ORDER AREA OCCUPANT LOAD: 519 S.F.!15 @ 34
KITCHEN OCCUPANT LOAD: 257 S.F./200 @ 2
PREPAREA: 333S.F./200 @ 2
TOILET/HALL AREA: 291 S.F./100 @ 3
TOTALOCCUPANTLOAD: 38
OCCUPANCY TYPE:
EXIT REQUIRED 1
NUMBER OF EXIT PROVIDED 2
'NO CHANGE IN OCCUPANCY TYPE
THERE ARE ANY PROPOSED INCREASES TO THE#OF
EMPLOYEES AND/OR SEATS AS PART OF THIS PROJECT
VICINITY MAP
n , ...... k ,..:� _ . _ , . , �� j _
�.
r"ys ... .. ...� � < ✓f s . ' s � .. ;'� �` � G.'� � �� } S!� :+7' ��°$!�s� �4` ,..
.�s �t r..�, ��.r � � : +� ?'�- ���� ���� $� �
�r. ' s �,,U,.,,,,: .:� , s {� s �= F �er`�` +e' �`�
w , s ry� z • �_ . # � � �"� =r�• ;p.'
h _ � .r cc+��:�:. ' � �-' ,: � � 's � �# t #��.a � �.,..a � +�� � t �i'♦
�
G' +i .. X we_.t" ��''°� '�� .,�.� 'J�� +. . ...
L �M. k„���'_ .�. ir � � - ' �
-; .
. ; � ,
� '-
,
. ..:_.; > � '�..�,e.'•- '�.r.t.s.'�.aF�.. �., ..._ ._ � �x�� ' ' i � . �5"� i
... �.. � ���� i` "���y �,��� ���± �
k��
nt s r.�. � } �� rs � � �-z� 4 ^�.t - . �� '
HC^.iJ'S:k _:A� �~�di�.{��:6.�r:'. . .Fi'.. .. w , �d 6 .�� "�' ���4
. ; : . �
: � # � �� �,
= ' ' `{� y�e �
,�
r�...y,�•d�. .. i ��j'�i` RT�.}� "��4..f� .:�j• •� �.:�
.�"a P- .'�,:.._-. �,� � , '^'°" i i.
.. _. N+ �� • , 3
�
.. - �
" = r
� ' . .h
. :. , • �`�/.+., ..r� - � � �
^ . ... _ , . . , . �
,� .. , �
e ��
� � .
� ��,� "`� IZAKAYA AJITO s��� "'��:� � � �af� ��• �
�� � ���.��....
r'...<:.A.. �x ♦� I•
7335 Boilinger Rd, � .�s ::,� �; �
- Y° Cu ertino,CA 95014 R�'� �'" �`� ��„' • �f`��
} ._
p _ z :.� �,.,, � ,,:� -�IZAKAYA AJIT!) ��;� �.�� ',�.
�
L.�„�..., 7335 Boilinger Rd, �,r,�. ��x. :;,_ .-,�
85 aQ ..r;... � . n,=,k ;�� ,�. r Cupertino,CA�5014 �'��+ � �[ �
t
A . , . Y t�`�� ... . —_•�4�.. . A����1` �
. .:tt�?r, ... , .. a i �� y -���J.l_ . ��.�3 . p#t�r'"+r „�� � ��'.
< # - _ �«t� �� =:; ��>, � � i.- -.a �
;. .»�. �
_ . - �,, _ ;.� < '
.•._., ,.
.�.
� i i�>�'t�f. = .t�v�:.. ., : .,.'9 . :-�.� .„�.. : Lie� r , �w€�
,' .
_. .: n+r r r:+,. �` s�
,� 5y.mg,Pe+(�:y. �,. � � .c � .
� +y ,,, �„F.�,,��, t�''t ii�� ��hl.�;y ' � 1
t'Y _ �i'�k'F�,Y "�-:�± V r , � .�'`���!Z'! , ��.� �- %;;,�
_
: n
� � .
. w
_ : i� � �#�1� e g` �F
._.,.
� y .• �"':r�>.:�O+t}9! ., : ._' }'I:t
�. .., � y�.!-`Z y� ��
_
�
`�
�. .. _ J�►,�-� ,$
,
,
`� �,erc'�±v . ,�� .#, �� �'.? `'� � �" �
.. �" _ %:uA ������ �: .�'�"q! .'�,'�J ��� !'�� �. ":�� fi=
x�='� .c i �.. „%��
_ P. <
„r,� 40, & . n ,.c
:. ;��v•. n� � r �,,,t t
" '��e�yg .ew•'� R?£r i. ''�a+�.� • ,�� +�f� : a i'°m..� �y `�A� �ar. ���.+ , .,�: �
�� � � + 'A�M ��p� ?+� e�g �•'"'r�3,�° � sr-. t �'�!
.... ^i�� � 'd�� ��� i�.,t ">E� _�IAk :.i �y,.`' �, ♦
.,: : ;,,x .,,� '� y,
.
. , ` � .�. � } _
� � .-, `t. F ' ' �4 • 4tkG ��
., _ .- ,'^I���.'�,.., � � ... -
s _�
_ ;,_ .�_3: :�;
SITE PLAN
_ _�-„-.� -��..
_. . �
� .____.__. :
130'-0'
�(E)BUILDING
�
1
III\
�I
�9����v �
�iQ�i'" A4�P
�A�E: ���� '
:l���1�1YUR : �.��--���
����,i,�ar ,. ! t •8,. - . _ ;'�
-—�05'
�.
GENERAL NOTES
1.Design data are base on: 2010 CALIFORNIA BUILDING CODE
2010 CALIFORNIA MECHANICAL CODE
2010 CALIFORNIA PLUMBING CODE
2010 CALIFORNIA ELECTRICAL CODE
2010 CALIFORNIA FIRE CODE
2008 T-24 Energy standards,
amended by state of Califomia and the City of Union City.
2,Conlractor shall verify existing conditions at job site.Report all discrepancies to the Architect pnor lo proceeding with the work
3.Verify locations of all utility lines,conduits,surface or subsurface structures,etc.,of any nature that may be affected by the
work before star6ng the work.
4.Should any of the above items be disturbed,disconnected,or damaged dunng the work,bear all expenses of whatever nature
arising from such disturbance or the replacement or repair thereof,and replace a repair such items as required
5.Floor and existing/new walls to be ready for new finish installation and application.
7.Contractor shall protect new or existing work,equipment,materials and finishes.Damaged items shall be repaired or
replaced at the expense of the contractor.
7.Contractor shall,at all times during the course of the work,keep the construction area,the Owner's premises,including
streets and other areas used by the contractor,clean and free from accumulation of waste matenals and rubbish Contractor
shall provide dust control measures as required.
8,At completion of the work,remove from the building and the premises all surplus matenals and debris,and clean up
thoroug!�!y to the Owner's satisfaction.
9.All dimensions shown on floor plan are to face of finish,unless otherwise noted.
10.All open joints,penetrations and other openings in the building envelope shail be sealed,caulked,gasketed or
weather-stripped to limit air leakage.
11.Supply and installation of fire extinguishers are part of this contract.Fire ex6nguishers are to be installed per Fire Department
requirements by the Contractor.
12.Construction contractors shall muffle and shield intakes and exhausts,shroud impact tools,and use electric-powered rather
than diesel-powered construction equipment(as feasible)
13.All slationary noise-generating eGuipment shall be located as far as possible(rom neighboring property lines.
14.All construction equipment shall be me�ntained and operated according to manufacture's maintenance schedules and
recommendafions lo minimize noise and exhaust emissions(parficularly nitrogen oxides)
_ __ PROPERTY LINE _ _ _ _
24'�'
(E)A.D.A. PARKING
(E)PARKING
BOLLINGER RD
SCALE 1/16"=1'-0"
REVISION
OWNFftSHIP OF DOCUMENTS�.DR4WINGS
AND SPECIFICATIONS,AS INSTRUMENTS C�F
ROFESSIONAL SERVICE.ARE PND SHPLL
REMPIN THE PfiOPERT/OF THE DESIGNEn
THESE DOCUMEN7S ARE NOT TO BE 11S u
IN WHOIE OR IN PPJ2T,FOR PNY PROJECTS
GR PURPOSESWHATSOEVER.WITHWTTHE
PRICRSPECiFIC WRITTEN AU'NCRIZA'IGN
OF KITAMIINC
U � �
� o �
Z `� � �
m
O V �
< z N —
O o
� � � �
� U
� J
� Q H
� �
—�
O �
w � U
I � ¢ O W O
LJJ � � �' Z
� � Z �
I ° � -� � �
� - Q o �
`— m �
Z � U
a M
z r�
H
I 176'I102•
� I
oRAV� MIKIORIANS
�HECKEJ
10.09.13
SITE PLAN
AND
GENERALNOTES
A - 1
REVISION
FIRE NOTES EXISTING FLOOR plan F SCALE 1/4"_�'-0" PROPOSED FLOOR PLAN SCALE 1 14"=1'-0"
t.Fire ansul system will have to be approved under a separate permit. PR��ECT AREA
2.Exit doors shall be openable from the inside without the use of a key,thumb tum,
or any special knowledge or effort.Manually operated edga a surface mounted �
Aush bolts,thumb-tums and/or surface bdts shall not be used on exit doors. �a
3.Provide an automatic fire extinguishing system in the grease hood and duct and � �"�
on cooking appliances. ti) A � � B
4.If the building is equipped with a fire alarm system or a sprinkler monitoring
system,the hood 8 duct system shall be connected to the fire alarm w sprinkler
monitoring system contrd panel. I ONMEftSHIP OF DOCUMENTS DRANANGS
S.Provide a K class fire extinguisher within 30 feet of c�oking invdving vegetable or nNO s�aFicnnoras,as iNSmuMer+rs oF
animal oil and fats such as dee fatf,,�ers,as measured alon an unobstructed ROFESSIONAL SERVICE ARE AND SHALL
� P "7 � 9 ' � i I REMNN 1HE PF20PERTY OF THE DESIGNER.
path of travel.Additionally,a 2A 10BC fire extinguisher is required fw general use. � THESE DOCUMENTS ARE NOT TO BE US�
6.One-hour rated shaft rotectin the kitchen exhaust duct shall extend throu h the IN NMOLE OR IN PART.FOR ANV PROJECTS
P 9 9 wS� � OR PURPOSESWHATSOEVFR,WITHOUTTNE
�NOER Q
entire concealed attic space and terminate at the roof penetration. H N` .�.���3HS �w CWE ER � ' a PRIORSPECIFIC WRITTFN AUTHORIZATION
7.Interior wall and ceiling finish shall comply with Chapter 8. I,�, O H M A�NI�l3HS oF Kiraai�r,c
8.At time of final inspection,the tenant shall provide to the fire deparfment a labeled � I �
emergency access key for placement in the building fire department key box.
9.AN APPROVED/STAMPED SET AND PERMIT CARD SHALL BE ON SITE ALL ` /
TIME.' � � � �
10.FIRE SUPPRESSION SYSTEM FIRE SUPPRESSION SYSTEM PERMIT FOR THE %� Q �, �
PROTECTION OF COMMERCIAL-TYPE COOKING EQUIPMENT SHALL BE � _ �
APPROVED UNDER SEPAR4TE PERMIT.' �
� O j3a O � l , o
NI-NIVM � �j3N �-/ N � �
� NI-NNM Z Z rn �
� U rn
'OCCUPANT LOAD TO BE POSTED IN RESTAURANT. � ? o =
'PROVIDE 2A:tOBC FIRE EXTINGUISHER FOR RESTAURANT. � � �
'PROVIDE TYPE-K FIRE EXTINGUISHER IN KITCHEN AREA. Q 3 � J
"FIRE ANSUL SYSTEM NEED SEPARATE PERMIT. � � � N �
'THE HOOD AND IT'S EXTINGUISHING SYSTEM MUST BE
REVIEWED AND APPROVED BY THE LOCAL FIRE MARSHAL.
� � �
2 �
� � � 2
(��III � � �
��N � � � •
� ��� � � � � '
L_J�
C.
� a� � ��� ��
� � �
� � � � ��� � � �
� � � � � � � ��
� C �
� a� � � a� c�
��� ��
a� � ° �
� ❑� z � a
❑� � � � w �o w o
� � � � �
� o �� z �
a �� Ja
� � � m �
� Z M V
� Z M
W
3 � ~
3
27'-1116� 1
27'-1116
DRAWN MIKIORIANS
CHECKED
10.09.13
p I,P—�o 13-�.q
D��EC� ,�i A�V�� FIRE NOTES
EXISTING FLOOR PLAN
D+QTG. ^ PROPOSED FLOOR PLAN
StGNATURE: �
� CO U�lTY t��`J. �;�. A _ 2
REVISION
SECTION 1 SCALE:114"=1'-0" NEW OUTI Z STORAGE ELEVATIONS SCALE 1/4"=1'-0"
8,�g, (N)WOOD SIDING WITH 4'WOOD FRAME
4 COLOR MATCH TO(E)CONCRETE BRICK OWNEFtSHIP OF DOCUMENTS DRAWINGS
(N)WOOD SIDING WITH 4'WOOD FRAME (N)WOOD SIDING WITH 4'WGOD FRAME
3 3 nNO saEaFicnnaas,nsiNS�uMOVTSC�
2,_�p3. 8�-sq� COLOR MATCH TO(E)CONCRETE BRICK COLOR MATCH TO(E)CONCREI c BRICK 8�-f q� RoFessioriu sERwc�nne nrro st+ai�
4 RE+AA1N THE PF20PFRN OF THE DESIGNER
� — (E)2X4 iN�vr�aE oa iN anRr,Foa nrrv aao�ECrs
(N)EXHAUST FAN (E)2X4 H u N N o e�useo
�o� - (E)WOODSIDING �a�,oFSPEaFCWwRrrE�nR�n�uT'�E
OF KITAMi�NC
� (N)WOOD SIDING (E�TRADITIONAL SPANISH
ROOF TILE
(N)2X4 STUD
(N)EXHAUST DUCT 16'O.C.
(N)MOLI-TRON ODOR (E)WOOD BEAM(STRUCTURE) - (E)2X4
ABATEMENT SYSTEM (E)WOOD SIDING
SPRAY NOZZLE v �
(E)CEILING LINE � (E)2X4 �
(N)KITCHEN HOOD - U �
.I o
�
(N)MOLI-TRON ODOR ;'� Z z � '�
ABATEMENT SYSTEM (E)CONCRETE TILE 6'X3' , . �
� U rn
WALL MOUNTED - � (E)CONCRETE TILE 6'X3' � ? o �
18 GA STAINLESS STEEL CABINET Q � � `°
O � N ¢ W
_ (E)1x6 CONCRETE TILE � � �' ~
i
(E)CONCRETE TILE 6'X3'
2'-0' 2'-0' 2'-0'
3'-0' 5'-0'
(N)3'-0'DOOR
COLOR MATCH TO(E)BACK DOOR
WEST ELEVATION NORTH ELEVATION EAST ELEVATION
EXISTING PHOTOS PERSPECTIVE VIEW NCT TO SCALE
(E)PAINTED CONCRETE BRICK � *�
W � U
�
w Q O � O
, p } � Z f=—
g � � p �
�".�---__ F— � m U
. _.__� �
� - _..._
-- � M
fl Z I!
� . �..
� �.+�,'�� :; � r-.._ «..�..e r..,,�� � . - �—
..... _ .,.. .� .. .
. .__ . ._ �. ., .,.. -.. . .
+r»t
._�..,,...._ �- -. ., - � . .._w .
g
:
_��_ ,.. , ., „-
r
d .- .. �..�. .:.. . -
' �"_. -.,. .. _ . ,. .-..'�. --s� -
.. �� ... .'_-� . _ ..
� .� ��
^
.....� '- .� " ' ' " .' _
^- - -... . .�.r.. �v�-:-' � �'��i
�....�„,..:�... :.,..,.,��,,.,.. .� ,.-...«;,.. .�, ,. '�a.,+ .. �"��ke�� '.;r b. ��a�.a"-'S�i,�E t �
�� -.a.-r '- � �p.._ . �^ '.
.'.���...�....�:,.....�.�. . _ �. -_ ._. ..��,. .. _'
. �
. " ..
_ , " .� ..� . .�
_ �
� �� � �t k d � ��
�
.���,n S',�+'rr)a�n "4r'a .x. ' � .r ... . ��.� _
rva.4..bi+h, t'xt�4 z.u.x�.. ' • . � -
, � .J _ ''Y ...'4.,�ri,�l`'r � . .
.,k» � . .a d1.. ...� � .
,se(,c`l9� . ��
�
� ... � `� ����� n��
� ,� � �F�� � ��
. ... �y F ���5 _�-�
�� -: , � � } �� N��;•t� IjVy�
$ �r����E�7 ��li�
� � ,3 a i g 3� i ,,. '�, rf � � � i �w
�`zs 3 r ,_ . * , ; � �i ;,� '�g� ___---T
� '`�; y r � --`J1 r-` �
; ...,.,..»�.
M...n..�, �x f
.��� .�.��.�. ; _�_ �
.. _. ;, i � �Y'
� �i���.� f S
,. .
.
� �� s �a���� �� �° �t��� id� �� �
��; � _ .
° � d� �
�. .� i �� 4 b`��.�RA I
x:
t.�g.. w„�„„� n,.� �
-.,�..:Y.,„, aimse�_+�< �
,rs��ss�easr.a,>„ I
_ I
EXISTING SITE PHOTO(BACK OF IZAKAYA AJITO) EXISTING FALSE CHIMNEY(WEST SIDE OF THE PROPERTY)
oR`wr' MIKIORIANS
CHECKED
DATE
10.10.13
D i�2-�o/3-�g s�A�E
����,� ,� 1 THIS PERSPECTIVE VIEW IS ONLY FOR DESIGN
E� ���'(r THE ACTUAL DIMENSIONS,DETAILS AND COLORS ARE DIFFERENT SECTION/ELEVATIONSI
Q��: //�/ �� R FROM THIS IMAGE PLEASE SEE ELEVATIONS AND PHOTOS FOR DETAILS pHOTOS/PERSPECTIVE VIEW
� �
.� �r n r�- sHEET
.��:�� ,���' �.�_ ._.� s� _ . .
�'"`i' .{t�,�; _. �' �"1�-�r . �
� � ' A - 3