TO: Chair and Members of the Design Review Committee
THRU: Chad Ortlieb, Principal Planner
FROM: Ryan Agbayani, Associate Planner
1. Subject
title
A request for preliminary design review for alteration to a historic building at St. John’s Lutheran School of Orange, located at 515 E. Almond Avenue in the Historic District (Minor Site Plan Review 1179).
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2. Summary
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The applicant requests preliminary design review of a historic classroom building roofline modification on the St. John’s Lutheran School campus to accommodate a new mezzanine level for a library expansion.
3. RECOMMENDED ACTION
recommendation
Provide comments and feedback prior to a formal Design Review Committee hearing.
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4. BACKGROUND INFORMATION
Applicant: CSA Architects (Robert I. Kutner)
Property Owner: St. John’s Lutheran Church of Orange
Property Location: 515 E. Almond Avenue
General Plan Designation: Public Facilities and Institutions (PFI)
Zoning Classification: Public Institution (P-I)
Existing Development: Existing school buildings and recreational facilities
Associated Application: None
Previous DRC Project Review: None
5. project description
The applicant proposes to modify a historic schoolhouse building (Builidng A) of the St. John’s Lutheran School campus by reconfiguring its barrel roof to construct a new mezzanine level and rooftop terrace positioned at the center of the building, which will serve as an expansion of the existing library. This is preliminary review for Design Review Committee comments. The major components of the project include:
• Demolish the existing barrel-vaulted roof and attached stepped parapets flanking the east and west ends
• Construct a new 2,284 sq. ft. mezzanine floor within the footprint of the existing barrel-vaulted roof with an interior staircase and elevator for access
• Construct a new mildly curved barrel roof with with attached curved parapets flanking the east and west ends, and an increased height of approximately 33 inches taller than the existing barrel roof
• Reconstruct the existing flat roof at the north side of the building over the existing restrooms and entry vestibules to a lower elevation to accommodate the new proposed 729 sq. ft. rooftop terrace with attached overhead trellis and two mechanical equipment enclosures
The project does not propose changes to the existing hardscape, landscape, or parking. The applicant’s project description is included as Attachment 2.
6. EXISTING SITE
The project site is the east planning area of the St. John’s Lutheran School of Orange campus. The proposed modifications are exclusively for Building A, one of two historic Mediterranean Revival style school buildings on the east campus. Building A is located at the northeast corner of S. Shaffer Street and E. Almond Avenue. The 110,749 sq. ft. parcel also contains recreational facilities and a surface parking lot with 23 striped parking stalls. The surface parking lot is accessed by a two-way driveway along the southern property line. The existing school buildings are designated as contributors to the Old Towne Historic District.
7. EXISTING AREA CONTEXT
The subject property is located within the Old Towne Orange Historic District. The project site is bounded to the west by S. Shaffer Street and to the south by E. Almond Avenue. The existing zoning designation of the subject property is Public Institution (P-I), under the St. John’s Lutheran Church of Orange Specific Plan. To the immediate north are existing residential dwellings and mixed-use office buildings. To the immediate south and east are existing single-family dwellings. To the immediate west is the west planning area of the school campus.
8. PROJECT analysis
Historical Assessment:
The applicant submitted a historical assessment for the proposed project prepared by Architectural Resources Group (ARG), which is included as Attachment 5. To ensure compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and the Old Towne Historic Preservation Design Standards (HPDS), staff recommends that the applicant revise the Historical Assessment to include the following elements:
1. Evaluate conformance with the HPDS.
2. Provide justification for eliminating the street-visible stepped parapet, a character-defining feature, and explain why replacing it with a curved parapet is appropriate.
3. Discuss the previously approved Specific Plan for St. John’s School Building A and its relevance to the proposed project (specifically for the additional floor area and off-street parking requirements).
9. ADVISORY BOARD RECOMMENDATION
On October 10, 2024, the City’s interdepartmental Staff Review Committee (SRC) reviewed the project and provided comments to the applicant.
10. PUBLIC NOTICE
No public notice is required for the preliminary review.
11. ENVIRONMENTAL REVIEW
No formal decision will be rendered from the preliminary review. As such, the preliminary review is not considered a project under the California Environmental Quality Act (CEQA). Should a future duly noticed public hearing be conducted, a CEQA determination will be made.
12. ATTACHMENTS
• Attachment 1 - Vicinity Map
• Attachment 2 - Applicant Letter of Explanation
• Attachment 3 - Project Plans and Renderings
• Attachment 4 - Digital Color and Materials Board
• Attachment 5 - ARG Historical Assessment Memo Dated September 18, 2024
• Attachment 6 - DPR Survey Form