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HomeMy WebLinkAbout20191030_Narrative 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 third generation veteran owned 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. As a result of compiling an archive of the historic existing signage on the original building, and recreating (as shown on the sign program) the square footage of the signs exceeds the total allowable amount. For Primary Signage we exceed the allowable amount of go square-feet by zo square-feet,and Secondary Signage is over the allowable amount of 45 square feet by 30 square feet. Thus, we are also requesting a Modification Permit to allow the signage to exceed the allowable amounts. 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 iconic old building. Justification: The Crab Cooker finds itself in the position to respectfully request a Heritage Sign Designation, Sign Program and Modification Permit 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. Compliance with the Coastal Act Coastal Access The Crab Cooker is rebuilding on the same footprint as it existed prior to being damaged. The rebuilding of the structure will not interfere with the public's right of access. Scenic and Visual Quality The Crab Cooker is rebuilding on the same footprint as it existed prior to being damaged. No scenic and visual qualities of coastal areas will be impacted. There were no protected views prior to damage and those conditions remain unchanged. In fact, the damage to The Crab Cooker Restaurant Page 12 the structure was caused by a project that is between the Crab Cooker and the Bay. There are no alterations to natural landforms or changes to the character of the surrounding areas that would degrade the visual quality in any way. Request The Crab Cooker is requesting a Heritage Sign Designation, Sign Program and Modification Permit be approved. Per City of Newport Beach Municipal Code 20.42.180 Heritage Signs,the Sign Program being presented complies with the municipal code as it pertains to Heritage Signs 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 r. 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 well over 65 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 c. All signage is trademarked by the Federal Trademark Commission and the California Secretary of State,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 A Modification Permit is necessary to allow the total square footage of both Primary and Secondary Signage to exceed the allowable amounts. Justification for a Modification Permit pursuant to 20.52.050 E: r. The Crab Cooker's request for a Modification Permit is compatible with existing development in the neighborhood. The Peninsula is an eclectic mix of restaurant, retail, residential and other visitor serving uses. The signage had been in existence for over 65 years prior to the building being damaged. The request is to merely replicate/reuse what was once there. 2. The granting of the Modification Permit is needed to accommodate the square footage of Primary and Secondary Signage that exceeds the allowable amount per The Crab Cooker Restaurant Page 13 the Municipal Code. The signage is unique and historical, and essential to the brand of the Crab Cooker. The request is to replace/reuse like for like. 3. The granting of the Modification Permit is necessary due to the practical difficulties that the signs that have been in place pre-date the city's code and should be "grandfathered" by way of a Modification Permit. At no fault of their own, the Crab Cooker was damaged and necessitated rebuilding and recreating/reusing the signage. 4.. There are no alternatives to a Modification Permit, both the granting of a Sign Program and Heritage Sign designation still result in exceeding the allowing square footage for signage. 5. The granting of the Modification Permit would not be detrimental to public health, safety, or welfare to the occupants, nearby properties, the neighborhood, or the City,or result in any changes to density of intensity that would make it inconsistent with the provisions of the Zoning Code. i 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 and City elected officials, 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 acconmlodate 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. The Crab Cooker Restaurant Page 14 Aggregate Sign Area The primary signage includes two wall signs, one on the West Elevation that is 75 square feet, and one on the South Elevation that is 75 square feet. The roof sign is 35 square feet. Total square footage for the West elevation is no square feet,total for the south elevation is 75 square feet. All these signs existed previously. There are two secondary hand painted wall signs proposed, one on the South Elevation and one on the rear of the building. These signs are wayfinding for patrons looking for parking and easy identity to avoid traffic problems on the smaller street and rear of building. Please visit the plans to see previous hand painted signs and their old locations. SQUARE WEST ELEVATION FEET Wall Sin 75 s . ft. Roof Sin 35 s .ft. TOTAL WEST: iao s . ft. a j SQUARE SOUTH ELEVATION FEET j Wall Sign —south elevation 7 5 s .ft. TOTAL SOUTH: 75 s . ft. i Additional Information: ALL original sign designs are being re-used as practical. In some instances, new materials are being used as they are both better environmentally and for longevity. All power sources will be modernized to achieve energy efficiency and comply with current energy codes and standards. j Additionally, some craftsmanship trades no longer exist. Hand Painted Signs The hand painted signs on the building and windows were impossible to salvage as the building was demolished. They were meticulously photographed and measured. ALL hand painted signs will be re-hand painted identical to the old ones. To the naked eye there will be no difference. Wayfinding/Message Signs As has been the practice of the Crab Cooker through the years, these signs are replaced with new material as they wear out from exposure to the elements. Replicas of these signs will be created using new materials that are better suited for the marine environment. Over time they will be repaired and replaced as they wear out. These include chalkboard signs in metal frames, parking signs and display cases with cork boards. The Crab Cooker Restaurant Page 15 Gingerbread One of the unique visual elements to the Crab Cooker are the decorative elements to the building—the gingerbread. These include board shutters with fish on them and carved and painted clipper ship applique. The applicant would like to request that these be recreated with new more durable materials. Many original elements were painted, and hand carved by the late Crab Cooker founder Robert Roubian. The family wishes to retain these items for sentimental reasons and not continue to expose them to the elements. Don't'Look Up Here Arguably the most famous sign on the Peninsula,the Don't Look Up Here fish sign will be refurbished and reinstalled. The original sign is a combination of aluminum and stainless steel.As part of the refurbishment process the aluminum portions of the sign will be replaced with stainless steel, and the steel will be refurbished and/or replaced as determined through the refurbishment process. The electrical will be completely replaced by a combination of neon and LED lighting. The stainless-steel support structure will be new and built to building code requirements.