Pro North Beach Vision Coalition

The North Beach Vision is part of the City of San Clemente’s “Downtown Vision and Strategic Plan” as adopted in 2004.  This plan was the product of many months of study by business, civic and community leaders.  It calls for a transformation of the North Beach District into an attractive northern gateway to our City.  The plan envisions revitalization of our underutilized North Beach area by developing tasteful recreational and cultural amenities in an area currently dominated by asphalt.

How is the North Beach Vision being implemented?

In 2005 the City conducted an RFP solicitation for a public/private partnership and evaluated various proposed North Beach concepts.  In 2006 the City Council unanimously selected The Lab Holdings LLC as its partner in creating a commercial cultural center.  The Lab’s proposal featured a low visual impact design featuring both commercial and open space.  The Lab has since held public workshops and continuously refined its design.  The current design creates new view corridors, parks and sitting areas with 50% developed and 50% open space. It features restaurant and food-oriented retail establishments to make North Beach a new destination for San Clemente residents.  The Lab has worked with City and Coastal Commission staff to make sure the design fulfills the visitor serving purpose of its seaside location.  In September 2007 a Preliminary Design Review Panel endorsed the overall design and made further recommendations to assure success of the project.

Are historic buildings being preserved?

North Beach’s prominent historic buildings include the Ole Hanson Beach Club, the Casino and the Miramar Theater.  The Ole Hanson Beach Club is a City-owned recreational facility.  Until 25 years ago the Miramar and Casino were entertainment venues but the area could not support their continued operation.  These buildings have been vacant for many years and have fallen into a visible state of disrepair.  The North Beach Vision does not foresee the removal of these structures but instead encourages their revival through economic revitalization of the area.

A successful commercial cultural center will provide critical mass for all North Beach businesses and provide a foundation for future growth.  It will encourage businesses to once again take root in the vacant historic buildings.  It also provides a commercial anchor for the north end of the Coastal Pedestrian Trail to serve as a bookend to the Pier Bowl District.  Most important it transforms North Beach into an attractive Northern Gateway to San Clemente.

What about parking?

The Lab’s plan includes a comprehensive parking plan that exceeds City Code requirements for its own shops and restaurants and results in no net loss of public parking for beach and Metrolink users.  Nevertheless the parking plan is still evolving.  Soon a comprehensive parking study will be released that projects future parking needs for the entire North Beach District.  A comprehensive parking plan is a critical aspect of the North Beach Vision.

Has The LAB asked for help in providing parking?

No. In the current site plan The LAB has not asked the City to pay for parking for the project.  The current City agreement has The LAB providing their required parking spaces for any new development

Will The LAB pay all costs associated with the current plan?

Yes, The LAB will pay all costs associated with the current plan.  The LAB was the only developer in the RFP process that offered to pay for the land.

Will there be less parking available in close and level proximity to the Ole Hanson Beach Club?

No, this is misinformation. The project actually creates more parking in close proximity to the Beach Club, including newly created handicap spaces on Boca de la Playa.  It also provides newly designed parking right next to the Beach Club (14 spaces, including handicap).