Welcome to The North Beach Project
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How big is this proposed development?

Currently the design is 42,160 sq. ft. on the Triangle site - about the size of a standard grocery store. A two-level parking structure on the Marblehead lot is wrapped with 14,120 sq. ft. of retail. The project has been down sized several times from the 110,000 sq.ft. in the initial proposal due to discovery of site restrictions and comments from Design Review and Coastal Commission over the past year.

What about the parking situation?

All current public beach parking will remain along with Beach Club parking. Metrolink parking will remain. Desecha will have parking on both sides of the street. A structure will be built on the Marblehead lot along Avenida Pico and additional spaces will be created on El Camino Real at LAB expense. The structure at the Marblehead lot will be concealed with retail and landscaping, to provide free parking to employees and for restaurant valet service. Please see "parking" tab under project info for more details.

Is LAB Holding asking the City of San Clemente to pay for a parking structure to support this project?

No. In the proposed plans, LAB Holding has provided the required parking for the project on-site. LAB Holding will pay for all costs associated with this parking structure. LAB Holding has also proposed a scenario with an additional layer of structured parking for future demand at the City’s request. This and other expanded parking scenarios are being studied by the City through their district-wide parking study currently underway. The City may decide to build extra parking, beyond the LAB project requirements, for public use and would pay for this expansion.

Where's the boutique hotel?

The LAB originally proposed a boutique hotel on the Marblehead site,based on the hope that the Gallery site (corner of El Camino Real and Pico) could also be purchased and added to the existing land available. Currently, the Gallery site is privately owned and not for sale, effectively putting aside that option. Another proposal was to add a 2nd and partial 3rd story to the Triangle retail site to house the hotel. Due to community and Coastal Commission concerns regarding density on the Triangle site and restrictions regarding view corridors as well as additional parking impacts, that option was removed. A successful boutique hotel requires about 75,000 sq.ft. The current project on the Triangle site is 42,160 sq.ft. total, therefore even if all restaurants, retail and community amenities were removed, this site could not support a boutique hotel.

What about the movement to preserve San Clemente open space?

The Triangle site is an asphalt parking lot; not green open space. It is a train track view lot with no place for the community to sit and enjoy the ocean view. The project we propose will offer food, drink and other amenities to trail users, beach goers, Metrolink patrons, Beach Club members, local cyclists and neighboring residents. It will offer venues for local artists, musicians and business groups to display, interact and meet. We will be on site managers to ensure the highest quality of service to the community of San Clemente. The Marblehead site is specifically designed to open and blend into the proposed Marblehead Pico Park on the adjoining northern parcel and offer amenities to those park goers as well.

When will this be built?

After unexpected delays of a district wide parking and traffic study, as well as the November ballot measure, Playa del Norte is again continuing its approval process. The current calendar estimates a final development submittal package to City Council in early 2010, then proceeding to the Coastal Commission for a standard 12-18 month processing period. This would allow construction to begin in 2012 and projected opening in early 2013.

What about neighboring historical buildings in North Beach?

Sensitive to the area's historical structures, we have engaged the renowned architect, Henry Lenny, to work on this project. His design expertise encompasses the fine detail of the Spanish Colonial Revival style, which compliments the Beach Club, the Casino as well as the Theatre. Much thought has gone into view corridors, shapes and density of this project to blend seamlessly into the North Beach neighborhood.

Why was LAB Holding, LLC selected as developer?

After a nation wide search, LAB Holding, LLC was voted unanimously by the City Council as the developer of choice for this site in North Beach with tremendous community support. We are a local community-driven developer who proposed the smallest density project and the only submittal that offered to pay the City for this land. We remain committed to the process and the citizens of San Clemente, are long- term holders of our projects and steadfast in our green building practices.