San Juan Capistrano, a historic gem nestled in South Orange County, California, is undergoing a transformation. Known for its Spanish mission heritage, charming downtown, and equestrian culture, this city of roughly 35,000 residents is balancing its rich past with an ambitious vision for the future. At the heart of this evolution are mixed-use projects—developments that blend residential, commercial, and civic spaces into cohesive, vibrant hubs. As of March 25, 2025, these initiatives are redefining the city’s landscape, promising to enhance its appeal while addressing modern needs like housing, economic vitality, and sustainability. Let’s dive into how these projects are shaping San Juan Capistrano and what they mean for its residents and visitors alike.
The Rise of Mixed-Use Development in San Juan Capistrano
Mixed-use development isn’t a new concept, but its application in San Juan Capistrano reflects a deliberate effort to adapt to contemporary challenges while preserving the city’s unique character. These projects combine living spaces—such as apartments or condos—with retail, dining, office areas, and sometimes public amenities like parks or cultural centers. The goal? To create walkable, self-contained communities that reduce reliance on cars, foster social interaction, and boost local economies.
In San Juan Capistrano, this trend is driven by a mix of factors: a growing population, state mandates for more housing (especially affordable units), and a desire to revitalize underutilized spaces. The city’s leadership has embraced this model as a way to meet these demands without sacrificing the small-town charm that draws people here. From downtown revitalization to innovative civic projects, mixed-use developments are popping up across the city, each with its own story and impact.
River Street Marketplace: A Downtown Game-Changer
One of the most anticipated projects is the River Street Marketplace, an outdoor retail and dining destination that opened in late 2023 in the Los Rios District. Spanning 60,000 square feet, this development by Almquist has quickly become a cornerstone of downtown San Juan Capistrano’s evolution. With over 20 tenants—ranging from local favorites like Heritage Barbecue to national brands like Mendocino Farms—the Marketplace blends agrarian aesthetics with modern convenience. Its pedestrian-oriented design, complete with open-air spaces and a nod to California’s cultural heritage, complements the historic charm of the nearby Los Rios District, the oldest residential neighborhood in the state.
The River Street Marketplace isn’t just a shopping spot; it’s a community hub. Its location near the main entry off River Street makes it a natural extension of downtown, encouraging foot traffic and supporting nearby businesses like Mayfield Restaurant and Bloom Restaurant + Bar. For residents, it offers a fresh dining and retail experience without the need to leave town. For visitors, it’s another reason to linger in San Juan Capistrano, boosting tourism alongside staples like Mission San Juan Capistrano. Economically, it’s a win too—new jobs, increased tax revenue, and a strengthened local identity.
But it’s not without challenges. Some locals worried about parking and congestion, given downtown’s already tight infrastructure. The city and developers addressed this by syncing the Marketplace’s opening with nearby pavement and parking upgrades, like the Los Rios Park Parking Lot Pavement Project, completed in mid-2024. This coordination shows a thoughtful approach to growth, ensuring the project enhances rather than strains the area.
Paseo Adelanto: Affordable Housing Meets Civic Innovation
Perhaps the most groundbreaking mixed-use project in San Juan Capistrano is the Paseo Adelanto development, which pairs a new City Hall with a 50-unit affordable housing complex. This initiative, a collaboration between the city and Jamboree Housing Corporation, broke ground in late 2022 and is nearing completion as of early 2025. Located on the site of the old City Hall (demolished to make way for the new structures), the project spans 2.2 acres and represents a creative solution to two pressing needs: modernizing civic facilities and providing housing for vulnerable populations.
The residential component includes 49 permanent supportive housing units for very low-income individuals—veterans, formerly homeless people, and families earning 50% or less of the area median income—plus a unit for an on-site manager. Designed with a large courtyard, community garden, and amenities like barbecue areas, the three-story building prioritizes resident comfort and community. Jamboree, a seasoned nonprofit in affordable housing, will own and manage the complex, offering services like financial literacy classes and veterans’ support programs.
Adjacent to it stands the new two-story, 16,338-square-foot City Hall, funded partly by the $8.75 million sale of 1.2 acres to Jamboree. This modern facility replaces a 1970s building that was always meant to be temporary. Meanwhile, City Council meetings have shifted permanently to an upgraded chamber at the San Juan Capistrano Community Center, completed in 2024, showcasing how the project ripples across multiple civic spaces.
The Paseo Adelanto project is a model of innovation. It’s rare to see a city hall and affordable housing share a site, and San Juan Capistrano’s willingness to rezone its own land for high-density residential use—starting with a “wacky” idea in 2016—has paid off. The $47.9 million endeavor (split between $37.7 million for housing and $10.2 million for City Hall) leverages city funds, county grants, federal tax credits, and a construction loan, proving that complex financing can yield big results. For residents, it means more neighbors with stable homes; for the city, it’s a step toward meeting state housing goals while upgrading infrastructure.
El Camino Specific Plan: Blending Commerce and Culture
Another key project shaping San Juan Capistrano’s future is the proposed El Camino Specific Plan amendment, which envisions a mixed-use development at Forster & El Camino Real. This plan, under review since 2023, includes 95 market-rate apartments, a restaurant, a fitness center, and a potential Performing Arts Center on city-owned land near Historic Town Center Park. The catch? It involves demolishing the current El Camino Real Playhouse, a long-standing cultural fixture, leaving its future uncertain.
City Manager Ben Siegel has touted this as part of a broader downtown revitalization, with developer Dan Almquist (of River Street fame) in exclusive negotiations to bring it to life. The residential-commercial mix aims to draw young professionals and families, while the Performing Arts Center could elevate San Juan Capistrano’s cultural profile. Yet, the loss of the Playhouse has sparked debate—some see it as a necessary trade-off for progress, while others mourn the erosion of history. The city insists no final decisions have been made about the arts center, keeping options open as planning continues.
Heritage Barbecue Expansion: Small-Scale Impact
Not all mixed-use projects are massive. The expansion of Heritage Barbecue, approved in mid-2024, adds a modest but meaningful layer to the city’s development tapestry. This award-winning restaurant, a local institution, is growing its footprint with more square footage, six additional smokers, and a historic barn relocation. While primarily commercial, its integration with the surrounding Los Rios District ties it to the mixed-use ethos—enhancing a walkable, experiential area alongside the River Street Marketplace. It’s a reminder that even smaller projects can shape a city’s identity and economy.
The Bigger Picture: Opportunities and Tensions
These mixed-use developments signal a dynamic future for San Juan Capistrano. They promise more housing (a critical need in California), economic growth, and modern amenities, all while nodding to the city’s heritage through thoughtful design. The River Street Marketplace boosts tourism and local commerce; Paseo Adelanto tackles homelessness and civic upgrades; the El Camino plan could blend living and culture; and Heritage Barbecue reinforces community roots.
Yet, growth brings tension. Residents value the city’s quiet, equestrian vibe and fear overdevelopment could strain roads, parking, and resources. The loss of spaces like the Playhouse highlights the trade-offs involved. And while affordable housing is a win, some question if market-rate projects cater too much to outsiders rather than locals. The city’s leadership seems aware of this, syncing projects with infrastructure improvements—like the San Juan Creek Bridge replacement by OCTA and Metrolink, set to finish in 2025—to ease strain.
What’s Next?
San Juan Capistrano’s mixed-use boom is just beginning. With projects like Putuidem Village (a cultural park honoring the Acjachemen people) and gateway landscaping at Ortega Highway and Del Obispo Street also in play, the city is weaving a tapestry of progress and preservation. These developments suggest a future where history and modernity coexist, where residents can live, work, and play in a single neighborhood, and where visitors find even more reasons to explore.
As of March 25, 2025, San Juan Capistrano stands at a crossroads. Its mixed-use projects are bold bets on growth, community, and adaptability. If executed well, they could solidify the city’s place as a forward-thinking yet timeless destination in Orange County. The challenge lies in ensuring that as the city builds up, it doesn’t lose the soul that’s defined it for centuries.
