HomeMy WebLinkAbout20190626_ApplicationPA2019-1261. Check Permits Requested: 0 ~-AIC• 0 Limited Tenn Pennit-0 Coastal Residential Oevek>pment O Seasonal O < 90 day 0>90 days D Condominium Conversion D Modification Permit i. Comprehensive Sign Program D Off-Site Parking Agreement 0 Development Agreement O Planned Community Development Plan 0 Development Plan D Planned Development Permit 0 Lot Line Adjus1ment O Sile Development Review-D Major D Minor 0 lot Merger O Parcel Map 2. Project Address(es)/Assessor's Parcel No(s) 12200 Newport Blvd. newportbeachca.gov/communitydevelopment 0Staff~I OTractMap 0 Traffic Study 0 Use Pennit-OMinor []Conditional D Amendment to existing Use Permit 0Variance 0 Amendment-{]Code OPC {]GP OLCP (II Other: 3. Project Description and Justification (Attach additional sheets if necessary): See Attached -Sign Program & Heritage Sign Designation 4_ Company\ Applicant !crab Cooker Restaurant -James Wasko Mailing Address 12200 Newport Blvd. I [ SuiteJUntt I City !Newport Beach Phone 1714-856-0381 ';======= State jcA I Zip j92663 I I Fax ,._ __ ___.I Email liw@crabcooker.com I 5_ Company\Contact jMConsensus -Marice DePasquale Mailing Address 13609 W. MacArthur Blvd. I Suite#Unit ';:::18==11==========' City jSanta Ana Phone 19494334261 State !cA I Zip j92104 I Fax .,__ ____ __.I Email lmarice@mconsensus.com j 6. Owner Name !...jJ_ames-;:===W==a=sk==o======================.------;:==========~' Mailing Address !2200 Newport Blvd. j Suite1Unit ';=====' City !Newport Beach State jcA I Zip 192663 I Phone 1714-856-0381 I Fax .,__ ____ I Email Uw@crabcooker.com l 7. PropertyOwnersAffidavit*: (l)(We) !James Wasko j depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application. (I) (YVe) further certify, under penally of peljury, that the foregoing statements and answers herein contained and the information herewith submitted are in al respecls true and correct to the best of {my) (our) knovvledge and beief. Signature(s):~ ~ Tllle: lawner I Date: 106/05/2019 OD/MO/YEAR Signature(s): _____________ Tllte: !....-----------'I Date:~----~ *May be signed by the lessee or by an authorized agent if written authorization from the a.vner of record is fifed concurrentty with the application. Please note, the owner(s)' signature for Parre!/Tract Map and Lot Line AdjusbnentApplicafion must be notarized. F:\Usess\CDD\.5hared\Admin\laming_Division\AppJications\Appficalion_ Guidelines\Planning Pennil Applicalion -NEW.docx Rev.: 02AJ5115
Community Development Department
Planning Permit Application
CITY OF NEWPORT BEACH
100 Civic Center Drive Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
F:\Users\CDD\Shared\Admin\Planning_Division\Applications\Application_Guidelines\Planning Permit Application - NEW.docx Rev: 02/05/15
1. Check Permits Requested:
Approval-in-Concept - AIC # Limited Term Permit - Staff Approval
Coastal Residential Development Seasonal < 90 day >90 days Tract Map
Condominium Conversion Modification Permit Traffic Study
Comprehensive Sign Program Off-Site Parking Agreement Use Permit -Minor Conditional
Development Agreement Planned Community Development Plan Amendment to existing Use Permit
Development Plan Planned Development Permit Variance
Lot Line Adjustment Site Development Review - Major Minor Amendment -Code PC GP LCP
Lot Merger Parcel Map Other:
2. Project Address(es)/Assessor’s Parcel No(s)
3. Project Description and Justification (Attach additional sheets if necessary):
4. Company\ Applicant
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
5. Company\Contact
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
6. Owner Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
7. Property Owner’s Affidavit*: (I) (We)
depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application. (I) (We) further
certify, under penalty of perjury, that the foregoing statements and answers herein contained and the information
herewith submitted are in all respects true and correct to the best of (my) (our) knowledge and belief.
Signature(s): ________________________________ Title: Date:
DD/M0/YEAR
Signature(s): ________________________________ Title: Date:
*May be signed by the lessee or by an authorized agent if written authorization from the owner of record is filed concurrently with the
application. Please note, the owner(s)’ signature for Parcel/Tract Map and Lot Line Adjustment Application must be notarized.
PA2019-126
F:\Users\PLN\Shared\Staff_Dir\Garciamay\Ruby\desktop\DESKTOP_\CUT_PASTE_DRAG_COPY\Office Use Only.docx
Updated 08/15/17
FOR OFFICE USE ONLY\
Date Filed: _______________________ 2700-5000 Acct.
APN No: __________________________ Deposit Acct. No. ________________________
Council District No.: _________________ For Deposit Account:
General Plan Designation: ____________ Fee Pd: _______________________________________
Zoning District: _____________________ Receipt No: ____________________________
Coastal Zone: Yes No Check #: __________
Visa MC Amex # ____________
CDM Residents Association and Chamber
Community Association(s): _______________________ Development No: __________________________
_____________________________________________ Project No: ________________________________
_____________________________________________ Activity No: _______________________________
Related Permits: ___________________________
APPLICATION Approved Denied Tabled: _________________________
ACTION DATE
Planning Commission Meeting
Zoning Administrator Hearing
Community Development Director
Remarks:
__________________________________________________________________________________________
__________________________________________________________________________________________
APPLICATION WITHDRAWN: Withdrawal Received (Date): ________________________
APPLICATION CLOSED WITHOUT ACTION: Closeout Date: ________________________
Remarks:
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
6/26/2019
047 120 15
1
MU-W2
MU-W2
016-254546
$1000.00
RCP0010998
1268
PA2019-126
CD2019-030 and CS2019-006
D2019-0333Newport Pier Assoc,
Central Newport Beach Comm Assoc,
West Newport Beach Assn
COMPREHENSIVE SIGN PROGRAM & HERITAGE SIGN DESIGNATION
The Crab Cooker Restaurant
Project Description:
The purpose of a comprehensive Sign Program and Heritage Sign Designation is to
integrate all a project's sign, including a project identification sign with the overall
site design and the structure’s design into a unified architectural statement.
Additionally, it is to recreate and keep whole the original elements of The Crab
Cooker. The attached Comprehensive Sign Program and request of a Heritage Sign
Designation provides a means for the flexible application of sign regulations for
The Crab Cooker Restaurant, a family business that through no fault of its own,
building sustained structural damage caused by the permitted construction
activities of the neighbor to the north. The damaged sustained required the existing
structure to be demolished and completely rebuilt.
The Crab Cooker Restaurant and Fish Market has been in operation at the current
address for over 65 years. The Crab Cooker is a family dining establishment that
has been a Newport Beach landmark for locals and visitors alike for many decades.
In recreating the original building, one of the key elements are the signs and
building elements that existed on the old building.
Justification:
The Crab Cooker finds itself in the position to respectfully request a Heritage Sign
Designation and Sign Program as a result of the above detailed process. It is critical for
The Crab Cooker to preserve its signage as it has existed for over 65 years in order to
maintain its identity and overall look that has become a fixture on the peninsula.
As has been the case for over 65 years, it is The Crab Cooker’s hope to continue to enjoy
the same uses and privileges we currently have, including our historic signs, which are
trademarked as part of The Crab Cooker brand and are key to our clientele’s recognition
of the building.
Request
The Crab Cooker is requesting a Heritage Sign Designation and Sign Program be
approved. Per City of Newport Beach Municipal Code 20.42.180 Heritage Signs, the
Sign Program being presented complies with the municipal code and should be granted.
Detailed below is a justification for the request. The signs included in the request are
detailed in the attached Sign Program. They include the famous “Don’t Look Up Here”
sign on the roof, painted windows and building signage throughout the exterior of the
building.
Compliance with Newport Beach Municipal Code
1. Historically Significant – a sign is historically significant if the sign was erected or
created at least thirty-five (35) years ago and represent an establishment that is
an important part of Newport Beach history.
a. All of The Crab Cooker signage has been in existence will over thirty-five years
and is integral to the identity of the business.
b. The additional signs are integral to the identity and character of the building
and business
PA2019-126
The Crab Cooker Restaurant Page | 2
c. All signage is trademarked and critical to the brand identity of the restaurant
2. Visually Significant – a sign is visually significant if it is an inventive
representation of the business.
a. The “Don’t Look Up Here” sign, in the shape of fish uniquely identifies the
Crab Cooker and creates an inventive sense of irony to draw diners in
b. Residents, visitors and diners all note the “Don’t Look Up Here” sign as
wayfinding on the Peninsula and specifically identify it with the Crab Cooker
c. The building signage and painted windows all lend to the identity and
character – they are unmistakably identified with the Crab Cooker – and
represent and era gone by of hand-painted windows meant to attract diners
with the restaurant’s offerings
As part of the demolition process, numerous elements of the building and interior decor,
including all signs (less the ones painted on the windows) have been painstakingly
preserved and archived until the construction is complete.
Having met with City staff, who agree that these items all are keeping with the spirit of
recreating the same look and feel and “should” be allowed, we are requesting the City
grant a Heritage Sign Designation and approve a Sign Program to allow their continued
existence. The request is driven by the ardent desire to maintain the original look and
feel, as well as, provide diners and visitors that same familiar feel when they visit the
Newport Peninsula. From the “Don’t Look Up Here” sign to painted windows and
building motif, most of these features have been in existence more than 65 years and
will add to the charm and historic character being recreated for the new structure.
Standards:
1. The submitted program enhances the overall development by maintaining the same
look, feel and brand that we have all come to know and love over the last 65+ years.
2. The Sign criteria addresses all signs, including Heritage Signs.
3. The sign program has built in flexibility that can acconm1odate future
revisions.
4. The program as submitted complies with the standard of the Comprehensive
Sign Program of the City of Newport Beach zoning code. The deviations from
the code are noted in the application and are allowed with regard to sign area,
total number, location, and/or height of signs to the extent that the
Comprehensive Sign Program will enhance the overall development and will
more fully accomplish the purposes and intent of the Chapter. Further, the
submitted findings support the signage program.
Additional Information:
It should be noted that while all signage that was salvageable has been kept. To
modernize, achieve energy efficiency in both materials and resources, and the fact
that some craftsmanship trades no longer exist, the signs are being recreated with
contemporary materials and power sources. This ensures their longevity and
provides for ease of maintenance, all the while achieving the same look.
PA2019-126
3609 W. MacArthur Blvd., Suite 811, Santa Ana, CA 92704 www.mconsensus.com (949) 433-4261
June 25, 2019
Benjamin M. Zdeba
Community Development Department
Associate Planner
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
RE: Crab Cooker
Sign Program/Heritage Sign Designation
Dear Mr. Zdeba:
Please find included with this letter a submittal on behalf of the Crab Cooker Restaurant
for a Sign Program and Heritage Sign Designation. Included with this application are
the required materials and a full coastal set of radius maps and labels. Should you
require any additional information please let me know. We are also submitting for an
Encroachment Permit and would like these items to run concurrently, as well as, utilize
the same set of notification labels.
I look forward to working with you on this and am at your disposal for questions or
additional information. I will also send a digital copy of the submittal via email to you.
Regards,
Marice H. DePasquale
Principal
PA2019-126