TO: Chair and Members of the Design Review Committee
THRU: Hayden Beckman, Planning Manager
FROM: Lauren Briggs, Planning Technician
1. Subject
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A request to construct an interior remodel, second-story mezzanine with an attached terrace, and roof remodel to an existing school located in the Old Towne Historic District located at 515 E. Almond Avenue (DRC No. 25-0138).
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2. Summary
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The applicant proposes to construct an interior first floor remodel and a new second story mezzanine with a terrace, and roof remodel for St. John’s Lutheran Church of Orange school. This property is located at 515 E. Almond Avenue and is located in the Old Towne Historic District and St. John’s Lutheran Church Specific Plan and is designated as a contributing property.
3. RECOMMENDED ACTION
recommendation
Approve Design Review No. 25-0138.
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4. BACKGROUND INFORMATION
Applicant: Robert Kutner
Owner: St. John’s Lutheran Church of Orange
Property Location: 515 E. Almond Avenue
General Plan Designation: Public Facilities Max. 0.5 FAR and Institutions Max. 2.0 FAR (PFI)
Zoning Classification: Public Institution (PI), St. John’s Specific Plan
Existing Development: Religious School constructed in 1929.
Previous DRC Project Review: None.
5. project description
The project proposes to construct a 2,848 square-foot second story mezzanine addition and 656 square-foot terrace to existing 10,909 square-foot single story school (Building A) to create a new mezzanine library with a terrace to be used as an outdoor reading room and ancillary site improvements. The first floor will be remodeled to create eight upgraded classrooms, a new 583 square-foot multi-use area, new restrooms, an elevator, and a gallery. The existing roof is proposed to be remodeled which includes the removal of the existing skylights, increasing the overall building height by two feet eight inches to 31 feet in order to construct the second story mezzanine addition, which is to be accessed by a new interior stairway and elevator. The proposed terrace includes a new wood trellis and seating to provide a reading area for students and faculty. The project also includes minor site improvement such as the existing bottle filler and drinking fountain will be relocated on to a new ground level concrete wall with brick coping located on the north elevation and the new mezzanine wall will have a smooth stucco finish and brick coping trim to complement the existing brick façade.
6. EXISTING SITE
The site is currently developed as a one-story school building (Building A), originally constructed in 1929 on an existing church and institutional site located in the East Planning area. There is a surface parking lot for staff containing 23 spaces to the east property line and a play yard to the north property line. There is grass play area to the northeast of the building as well. The existing building materials are brick and stucco with a character defining terracotta tile roof.
7. EXISTING AREA CONTEXT
The subject property is located at the southeast corner of the intersection at S. Shaffer Street and E. Almond Avenue. The property is within the Old Towne Historic District and is zoned Public Institution (PI) and within the St. John’s Lutheran Church Specific Plan. The surrounding zone to the north, south, east and west of the project site is split between R1-6 Single family residential, Old Town Mixed Use-15 Spoke Street (OTMU-15(S)) and R2-6 Multi-family residential. There are existing residential properties along E. Almond Ave. There are existing public institutional facilities and commercial properties along N. Shaffer Street in proximity to the project site.
8. analysis of the PROJECT
Design Compatibility:
The project, as proposed, complies with the development standards of the Public Institution zone. The new interior remodel, mezzanine and terrace additions will allow the school to provide its students, faculty and members with upgraded facilities, classrooms and larger educational amenities. The proposed project would not affect the existing parking or on-site vehicle and pedestrian circulation. The project will not increase the overall footprint of the site or remove existing amenities.
The proposed addition and roof will have similar features as the existing school building while maintaining a minimal design so as not to visually impact the original historic character defining features. The new vaulted roof and elevator tower will be smooth stucco and have coping brick trim while the existing terracotta tile roof will remain untouched. The minor site improvements will include the installation of a new concrete block wall to help re-enforce the structural foundation while relocating the unique amenities to the new wall on the north side of the building. The overall project will have a design that is consistent with the historic character of the church campus and surrounding residential and commercial properties. Staff has not identified any issues with the project.
9. ADVISORY BOARD RECOMMENDATION
The City’s inter-departmental Staff Review Committee (SRC) conducted reviews of the project on April 8, 2026, and June 17, 2026. On June 17, 2026, the SRC recommended that the project proceed to the Staff Review Committee and recommended the project proceed to the Design Review Committee.
10. PUBLIC NOTICE
Notice was provided to owners and tenants within 300 feet of the project on or before September 3, 2026, and the site was posted with a notice on or before that date.
11. ENVIRONMENTAL REVIEW
[The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines 15301 (Class 1 - Existing Facilities) because the addition is less than 10,000 square feet and where all public facilities and services are available. There is no environmental public review required for a Categorical Exemption.
12. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Based on the following Findings and statements in support of such Findings, staff recommends the DRC make a final determination on the proposed project with recommended conditions (Orange Municipal Code 17.10.070.G).
1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC 17.10.070.G.1).
The proposed project is in conformance with the Historic Preservation Design Standards (HPDS), which are the prescriptive design criteria for projects within the Old Towne Historic District. The proposed second story mezzanine addition is aesthetically subordinate to the existing building’s design. The proposed mezzanine will be remodeled on the existing non-historic roof and show a clear separation from the original terracotta tile roof. The terrace will be placed at the rear of the property and will not be visible from the front elevation, that faces the street. The interior work is compatible with the mass, scale, and roof form of the historic building and would not affect the appearance of the Historic District.
2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior’s standards and guidelines (OMC 17.10.07.G.2).
Projects found to be in conformance with the HPDS are generally considered to be in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The proposed improvements are compatible with the building in its placement, size, design, and materials and will not negatively impact the streetscape of the Old Towne Historic District.
3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC 17.10.07.G.3).
The proposed remodel and additions conform to the prescriptive standards and design criteria set forth in the HPDS for Old Towne and Orange Municipal Code Section 17.24, as described above. The proposed addition and site improvements will be constructed with in the zoning regulations appropriate for Public Institutions located within a historic district. The project utilizes appropriate materials and designs and will not detract from the appearance of the property.
13. CONDITIONS
The approval of this project is subject to the following conditions:
1. This project is approved as a precise plan. All work shall conform in substance and be maintained in general conformance with the plans, including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. After the application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plan, the Community Development Director may approve the changed plan without requiring a new public meeting. If the Community Development Director determines that any proposed change is substantial, he may refer the plans to the Design Review Committee for subsequent review and determination.
2. The applicant agrees, as a condition of City’s approval of Design Review No. 25-0138, to indemnify, defend, and hold harmless, at applicant’s expense, the City, its officers, agents, and employees (“City”) from and against any claim, action or proceeding brought against the City, including, but not limited to, any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the City’s approval, to challenge the determination made by the City under the California Environmental Quality Act (“CEQA”) or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify applicant of any such claim, action or proceeding to which the City receives notice and to cooperate fully with the applicant in the defense thereof. Applicant shall reimburse the City for any and all costs and expenses, including, but not limited to, court costs and attorney’s fees that the City may be required to pay, including any expenses ordered by a court or expenses incurred through the Office of the City Attorney in connection with said claim, action or proceeding. City may, in its sole discretion, participate in the defense of any claim, action or proceeding but such participation shall not relieve applicant of the obligations of this condition. In the event the applicant is required to defend City in connection with such claim, action or proceeding, City shall have the right to approve counsel to so defend the City, approve all significant decisions concerning the manner in which the defense is conducted and approve any all settlements, which approval(s) shall not be unreasonably withheld. The obligations set forth herein remain in full force and effect throughout all stages of litigation including any and all appeals of any lower court judgment rendered in the proceeding. Further, applicant agrees to indemnify, defend and hold harmless the City for all costs and expenses incurred in enforcing this provision.
3. The applicant shall comply with all federal, state, and local laws, including all City regulations. Violation of any of those laws in connection with the use may be cause for revocation of this permit.
4. The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Division for the plan check process.
5. Construction permits shall be obtained for all future construction work, as required by the City of Orange, Building Division. Failure to obtain the required building permits will be cause for revocation of this permit.
6. An encroachment permit from Public Works Department is required if any work during the construction of the sign will obstruct the public right-of-way.
7. Prior to issuance of any grading or building permit, applicant must submit improvement plans to Water Division for review and approval of a Combination Fire Hydrant and Approved Backflow Device Assembly per OWD-303.
8. If not utilized, project approval expires 24 months from the approval date. Extensions of time may be granted in accordance with OMC Section 17.08.060.
14. ATTACHMENTS
• Attachment 1 Vicinity Map
• Attachment 2 DPR Form
• Attachment 3 Project Plans
• Attachment 4 Site Photos