The family's younger generation has shunned the restaurant business for the high-tech world, leaving the older generation to face the inevitable—what to do with the elegant Chinese restaurant at the corner of Bascom Avenue and Campisi Way?

The problem, Pang said, is that the existing restaurant is a "single-purpose" building. With seating for 300, indoor koi ponds, elaborate Chinese artwork and the grandeur of a Peking Palace, it's not good for anything else but a Chinese restaurant.

"You can't turn it into a Italian restaurant or office building," he said.

It left Pang with one probable solution: Tear down the jewel, which cost $1.5 million to build in 1974, and design a mixed-used development project on the corner.

It was this conceptual idea that Pang presented to the Campbell City Council at a July 6 study session.

Pang showed the council members a detailed proposal for a four-story development that would include 4,500 square feet of retail space and 45 condominiums. The conceptual drawings included underground parking for condominium owners and at-grade parking for retail users. The project would be built on the Fung Lum property—1.67 acres—and would be designed in an L-shape along Bascom Avenue and Campisi Way.

Pang thinks this is the perfect location for the development.

"Someone living here can walk to the creek trail, go to the shopping centers, go dining or to the theater without ever getting into their car," Pang said.

Pang said that when he was deciding what to do with the property, he went to Santana Row and walked around. That's when he thought his restaurant location would be the right spot to create an "urban village."

But before he spent a great deal of time and money developing his idea, he wanted to confirm that his vision and the city's were similar.

"I came to the city council to make sure I was on the right track and to get the green light for the conceptual idea," Pang said.

It turns out that this is the exact type of project the city is looking for in this section of Campbell.

"These are the kinds of projects the council wants to encourage in this area and near the light-rail station," Community Development Director Sharon Fierro said.

The city's general plan for the Bascom corridor is to encourage smaller businesses along Bascom Avenue to do something similar, Councilwoman Jeanette Watson said. "This area is really under-utilized."

Pang said the businesses on the west side of Bascom Avenue between Campisi Way and Hamilton Avenue haven't changed in the last 30 years.

"I hope that if this all works out, it will encourage other property owners to redevelop also," he said. "If they see that it works for me, maybe it's the start of a change along Bascom Avenue. Maybe it becomes one of the best spots in Santa Clara County."

Mayor Donald Burr described the proposed development as a "showcase" project. And Councilwoman Jane Kennedy called the plans "awesome."

"I think it's a great spot, and I hope it's going to work out," Kennedy said. "Conceptually, I think it's a great idea."

The council members also liked the amount of open space and the way the interior of the project was conceptually designed, with its open courtyard, gym, patio area, meeting room and outdoor courtyard in the inner lobby area.

Pang would like to build two- and three-unit condominiums that are approximately 1,200 to 1,500 square feet. He also wants to price the units somewhere in the $600,000 to $700,000 range.

"I want to make them affordable, not out of reach," he said. "But I want them to be like luxury units."

Now he has the council's support to take it to the next stage. And until the plans are completed, he has no intention of closing his restaurant.

"We will certainly be open through 2004," he said.

Even if the project gets the final nod from the city, which will be at some time in the future, it is going to be hard for many residents and diners to say goodbye to one of the city's familiar landmarks.

"I've known the family since they came into town," Burr said. "I knew them when I was the police chief, and it's sad to see the restaurant close. It's one of my favorite places.'

Pang acknowledges it will be difficult to let go, which is why he has chosen to name his project Maple Grove, the English translation for Fung Lum.

But he is also philosophical and said, "You might be giving something up, but you can put back something in its place and create a better future."