Fifteen Years Later, Town Center Plan Still a Work in Progress

BY BREEANA GREENBERG, DANA POINT TIMES

Fifteen years ago, the Dana Point Times highlighted changes to come in the city’s Town Center, as the Town Center Plan was being drafted, and then adopted just four months later.

Since that cover story was published in the DP Times’ first edition in 2008, empty lots have been transformed into mixed-use developments, housing many local businesses.

While construction is still underway on several projects in the Town Center, city officials and business owners are reflecting on the process of turning Del Prado into a pedestrian-friendly neighborhood.

Drafting The Town Center Plan

Before the city underwent efforts to revitalize the Town Center, the area was underutilized, former Dana Point Councilmember Joel Bishop said.

“We saw that the Town Center was kind of an underutilized asset,” Bishop said. “The traffic was poorly managed, having two one-way streets. People drove through very quickly and nobody stopped in Dana Point; they were just going through to get to the freeway from Laguna Beach.”

The goal of the Town Center Plan aimed to create an attractive, pedestrian-friendly “live, work and play” neighborhood, Bishop said.

The first big step in redeveloping the area was to develop Del Prado Avenue into a two-way street.

“By doing that, they provided a safe venue for community events on Del Prado,” Bishop said. “Because we used to have to close down PCH to have parades, but now we can have PCH open and Del Prado can be a venue for events, which is nice.”

Now, events hosted on Del Prado—including the Dana Point ArtFest, REDO Vintage & Maker’s Market, the Classic Car Show and Sleigh the Holidays— bring more and more visitors to the corridor each year.

The Dana Point City Council approved plans in 2006 for the Town Center revitalization plan, an effort to turn Del Prado Avenue into a pedestrian-friendly corridor. In 2008, the California Coastal Commission approved the project plans, with construction beginning in late 2013.

That same year, Pascal Le Vettet, owner of Bonjour Cafe on Del Prado, stated that the Town Center Plan “should’ve happened 20 years ago.”

Fifteen years later, Le Vettet maintains this opinion.

Before the efforts to revitalize the Town Center, Le Vettet said the area was not the magnet it is now. When he opened Bonjour Cafe in 1992, he saw potential in the area.

As new development plans got approved, Bishop added that “some people had heartburn about the heights. I think we’ve done a good deal of work and compromise on maintaining a height limit that came out nice.”

“It’s not going to look like New York City when it’s done, but it’s going to be a nice little community within Dana Point, and I think it worked,” Bishop continued.

Drafting the Town Center Plan was a “hard task, and it took a lot of people, and there was a lot of discussion and a lot of heated debate among council,” Bishop said. “But part of debate is compromise, and that compromise kept it to a scale that was appropriate.”

Ongoing Development

As DP Times previously reported in 2008, resident Bob Theel announced his plans to develop the vacant lot on the corner of Old Golden Lantern and Del Prado, envisioning a 40-foot-high, three-story building with retail on the first floor and residential housing on the second and third level.

At the time, Theel said, “Over the next four to five years, you’re going to see commercial spaces that will serve the residents and create places where you can go downtown.”

In 2023, the lot remains undeveloped, though in late-March 2022, entitlements for a mixed-use condominium development were approved in the space.

“When I said that a lot would evolve in four-to-five years, I think that was optimistic,” Theel said this week. “A number of market events took place soon after the Town Center Plan was adopted—that was in 2008—and we had the recession.”

However, the development, referred to as Brattle Street, will go on without Theel, he said. The project will be constructed by C3 Development after Theel sold the property. C3 Development is in the process of getting construction documents and building permits completed, Theel said.

In 2014, City Council approved a mixed-use development on Del Prado, which was originated by Majestic Housing and later acquired by Raintree Partners.

Raintree Partners purchased the development in late 2016, changing the project from condominiums to rental units.

By 2015, the city completed construction on Del Prado Avenue and opened the street to two-way traffic—a milestone in the revitalization plan.

In 2016, the Dana Point Planning Commission approved plans for a mixed-use development on the corner of PCH and Golden Lantern. The project is still under construction.

Since construction completed on the Prado West development, Rip Curl, YogaSix, Lost Winds Dive Shop, Bear Coast Coffee and Dana Point Ale House have opened in the mixed-use space.

The Prado West development has brought vibrancy to the area, said Allen Chuang, Raintree Partners vice president of development and director of retail leasing.

“We’re very happy to bring this element to the Town Center, and we are priding ourselves with being one of the main focal points within the Town Center,” Chuang said.

Mayor Mike Frost said the most notable change over the years is that Del Prado has become a more pedestrian-friendly area.

“It was really drafted in the plan that the committee came up with so many years ago,” Frost said. “They envisioned a sort of walking, vibrant area that was more pedestrian-friendly that also allows small businesses to flourish, and I think you’re beginning to see that.”

Supporting Local

As a 25-year business owner on Del Prado, Jack Loconsolo of Jack’s Restaurant said the change to Del Prado allowing two-way traffic, coupled with downtown residential living, has brought increased foot traffic to businesses in the Town Center.

“Loyal support of our local community has brought tremendous change,” Loconsolo said in an email. “We are now seeing an uptick in the preferred destination for hotel guests while high-quality outdoor markets continue to be a strength.”

Longtime Dana Point resident Christian Goodman said the city is unrecognizable compared to what it looked like 30 years ago.

“A revamp of the city has occurred and, personally, I’m extremely excited about it,” Goodman said. “I think that change is inevitable, and we need to embrace it.”

Goodman, who opened the Dana Point Ale House in late-March 2022 in the Prado West development, said he’s honored to be a part of the revitalized Town Center.

“It’s been a lifelong dream of mine to give back to the community that’s given me so much, and I’m extremely excited to have my first business and hopefully the first of many in Dana Point,” Goodman said.

“I think a lot of people think that tourism drives Dana Point, but it’s the exact opposite,” Goodman continued. “It’s the locals. And my biggest hope is that we continue to support locally owned businesses, mom-and-pop shops, be Bonjour Cafés, the Killer Danas, Jack’s, Lucianas. That, to me, is what makes Dana Point special.”

The next business expected to open in Prado West is Penelope Pots, a “green boutique” offering flowers, plants, jewelry, accessories and more. Raintree Partners aims to have Penelope Pots open before Valentine’s Day.

Clean Juice, Homeslice, Maison and Avec Moi are expected to open in the Prado West development this coming spring. DP

OC Board of Education Approves

New Capo Unified Charter School

BY COLLIN BREAUX

The Orange County Board of Education signed off on an appeal from California Republic Leadership Academy, a new charter school that will open within the Capistrano Unified School District.

The OCBE approved the appeal on Feb. 1. The new school sought an appeal from county trustees after the CUSD Board of Trustees rendered split votes on the charter petition back in November.

An exact location and opening date have not yet been named. The petitioners are aiming to use existing campus space under a state law called Proposition 39, though where CRLA opens under that route is ultimately up to CUSD.

CRLA intends to serve students from pre-kindergarten through eighth grade within an initial charter term of 2023 to 2028. CRLA Board Chair Kevin Pratt, a San Clemente parent instrumental in bringing forth the petition, has said the school would focus on classical education, American history and fostering respect between teachers and students. CRLA will also require student uniforms, not allow children to use smartphones during school hours and encourage servant leadership through the use of community mentors.

Though Orange County Department of Education staff recommended the OCBE conditionally approve the charter provided the school addressed identified issues, the county trustees unanimously approved the charter as written and without conditions.

“Based on information gathered throughout the entire review process, which included a clarification meeting held with petitioners on Dec. 20, Orange County Department of Education staff is recommending approval with conditions of the California Republic Leadership Academy petition,” OCDE Charter Schools Director Aracely Chastain said. Deficiencies in the petition can be “adequately addressed” through an agreement with CRLA leaders, Chastain said.

The OCDE will still alert CRLA if they see a teacher does not have proper credentials.

“There are elements of the petition that require further information in order to be considered reasonably comprehensive or to comply with current law,” Chastain said.“The petition submitted only samples of curriculum in scope and sequence, and the petitioner has stated curriculum would not be developed prior to approval.”

The petition as submitted also did not adequately address English learner students or how students could become mentors as anticipated, Chastain continued.

Gary Davis, the vice president of Civic and Political Affairs for the California Charter Schools Association, and a vocal advocate for CRLA, said they are “excited” about the approval and hoped to make OCDE proud.

“Staff did point out a handful of things that, in some cases, there was some confusion,” Davis said. “In other cases, we can certainly provide clarification. We did submit a letter that went item by item and offered some solutions on how we can go about that.”

OCBE Trustee Mari Barke said CRLA will provide a “unique opportunity in the community.”

“I saw your presentation here. I saw it in San Juan Capistrano,” Barke said to the CRLA petitioners. “I’m very impressed. I know some of your board members. I love the curriculum. I know Gary has a wealth of experience bringing a charter to life, because I’ve seen him do it before.”

CUSD staff previously recommended CRLA’s petition be denied, in part, because of concerns about the school’s fiscal projections and expected solvency.

OCDE had no such concerns, Chastain said.

“Obviously, when a charter school’s starting, everything is based on whether they meet their enrollment projections—so we’re looking at their budget, assuming they’re going to meet the enrollment projections they’ve given us,” Chastain said. “Everything appears to be pretty conservative. Everything is based on market costs.”

The school’s projected reserves exceed those of similarly sized schools, Chastain said. A letter of intent from their lender indicated the lender would be willing to give CRLA an initial loan of $600,000, Chastain said.

| By Laurayln Loynes, Associate Publisher