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HomeMy WebLinkAbout20160616_Project DescriptionCrab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit PROJECT DESCRIPTION The Crab Cooker is a legal nonconforming family business that is applying for a minor conditional use permit. Through no fault of their own, the Crab Cooker building sustained structural damage caused by the permitted construction activities of theneighbor to the north. The damaged sustained requires significant repairs that will require building permits. Since the Crab Cooker does not have an existing use permit, this application is being submitted in order to facilitate the process of obtaining building permits to conduct the necessary repairs. It should be noted that the damage to the Crab Cooker resulted from a series of occurrences beginning in January of 2014 (see attached Damage Chronology). Damage continued and the two property owners began communications and worked together to formulate a solution, as well as, work with their respective insurance companies. The City of Newport Beach was part of this process and issued building permits in October, 2014 for foundation repairs. However, this work was never completed as the foundation continued to fail and more damage continued. Nearly a year later, September, 2015, a solution was agreed upon and the City of Newport Beach conducted a preliminary conceptual review and a subsequent Design Review Committee meeting in October, 2015. Throughout this entire process the insurance companies have conducted tests, and city approved borings to fully assess the damage. As referenced above, there is a detailed matrix of the damage, city engagement and process to date as part of this submittal entitled Damage Chronology. The Crab Cooker Restaurant and Fish Market has been in operation at the current address for over 60 years. The Crab Cooker is a family dining establishment that has been a Newport Beach landmark for locals and visitors alike for many decades. The restaurant operates without a bar but serves wine and beer to its dining customers. Current operating hours are from 9:00 am until 11 :00 pm daily. No changes to current hours of operations are being requested. The historic use of this property is consistent with the General Plan as a visitor serving use. With the exception of proposed building repairs/improvements,the minor conditional use permit should accurately reflect all of the historic and current uses that the Crab Cooker has enjoyed while proudly serving the residents and visitors of Newport Beach for well over one half a century. The Crab Cooker building currently occupies 2 lots, parcel numbers are 147-120-15 and 147-120-14. As part of this application a lot merger will be processed.The existing Crab Cooker building is 5,084 sq. ft. The two lots that the building is built upon are 2700 sq. ft. each. The existing lot coverage is a legal non-conforming percentage of 94.14%. As mentioned prior, as a result of construction activities carried out by the neighbor to the north, the Crab Cooker building received structural and foundation damage to the northern portion of the building. Since the northern portion of the building will require Significant repairs,this application is also requesting the creation of a 500 square foot outdoor dining patio as part of the repairlimprovements to enhance the business and 1 PA2016-112 Crab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit serve the growing needs of the neighborhood. Another benefit of this repair/improvement is that it will include new ADA compliant restrooms with the required number of toilets, urinals, and lavatories per current code. Additionally, the electrical, mechanical, and plumbing will be upgraded to be Title-24 compliant. As the Crab Cooker's historic and current property use has no on-site or other parking, no additional parking should be required as a result of outdoor patio dining. Per code, no additional parking is required for an outdoor dining patio that seats a maximum of 49 patrons. The existing indoor dining count will remain the same. The building repair will maintain the essentially the same overall exterior look of the Crab Cooker that artists have come from all over to paint for decades.The westerly Newport Blvd. facing side will remain almost identical as it has stood for over 60 years. The 220d St., southfacing side will also remain identical. We intend to improve the appearance of the east rear facing side of the building by relocating the 500 square feet from the patio as an upper level storage area. This area will provide new equipment screening. In addition, we are requesting to increase the height of the building by less than 10%. We are also requesting a 10% increase in the gross area for storage -not usable public space -as this will help to minimize the number and frequency of delivery truck trips onto the peninsula and into the arcade. As discussed with community development and other departments, this submittal is requesting to beautify the arcade area by enclosing the existing trash dumpster area that has been historically used for over 60 years. The trash dumpsters are and have been located in a loading zone designated specifically for the Crab Cooker on the east side of the property in the arcade. We are requesting to continue to use the loading zone at the rear of the building for trash dumpster storage and to allow the trash dumpsters to merely be put in an attractive covered enclosure that is in the same style as the existing building where they have been stored for over 60 years. There are many benefits to this request such as containing debris, visual and odder improvement and many others for all concerned. This will require the city approve an encroachment permit. There will be no changes to the iconic building signage, colors or materials; however, as part of this process an application for a heritage sign designation will be sought. 2 PA2016-112 Crab Cooker Restaurant 2200 Newport Blvd. Minor Conditional Use Permit Site Statistics: Combined Lot Area:: 5400 sq. ft. Combined Lot width = 60 ft. Lot Depth '" 90 ft. Setbacks = 0 ft. Existing Gross Area = 5084 sq. ft. Proposed Gross Area'" 5084 sq. ft. Existing Floor Area Ratio = 94.14% Proposed Floor Area Ratio = 94.14% Existing Building/Lot Coverage = 94.14% Proposed Lot Coverage:: 86.31 % Existing Building Height'" 28'-11 3/8" Proposed Building Height:: 30'-115/8" «10%) Existing Landscaping:: 0 % Proposed Landscaping = 0% Existing Paving = 5.86% Proposed Paving = 13.69% Existing Parking = 0 stalls Proposed Parking:: 0 stalls EXisting Number of Employees: 16 Proposed Number of Employees: 16 Existing Number of Indoor Seats: 136 Proposed Number of Indoor Seats: 136 EXisting and Proposed Use: Restaurant and Fish Market Existing and Proposed Hours of Operation: 9:00 am to 11 :00 pm 3 PA2016-112