The Planning Commission questioned the need for a new master plan for downtown now that the city won’t have any redevelopment money to build out the vision.

On Tuesday, in the first of two public hearings on the matter, planning commissioners noted the private sector would develop most of the projects – as it would with or without the plan – but cast doubt on the city's ability to construct several anchor projects.

One of the larger features of the master plan is a parking garage known as the “park once” structure. It is planned for the corner of Del Obispo Street and Ortega Highway, which is scheduled for realignment when Caltrans reconfigures the Ortega Highway interchange with Interstate 5.

The land is currently owned by the city and leased to the Camino Real Playhouse. The proposed multi-level parking structure would be screened by new shops.

“What’s that going to cost? Where is that money going to come from?” asked Commissioner Tim Neely. “I’m not convinced it’s going to move forward.”

In late December, the state Supreme Court upheld a new law that dissolved redevelopment agencies. Cities have long used the agencies to eliminate blight and provide low- and moderate-income housing by locking in future higher tax revenues to pay for new projects.

The court basically ruled the Legislature could divert those funds into state coffers.

San Juan Capistrano owns several properties downtown, and the draft Historic Town Center Master Plan calls for several big public projects on them. Besides the parking garage, a new city hall is proposed for the east end of Historic Town Center Park.

(Members of various city panels said they didn’t like the park location for city hall but would consider the parking lot behind the Old Barn Antiques Mall, which was also owned by the city’s redevelopment agency. City staff proposed building a new playhouse where the plan plotted a city hall).

The City Council’s attorney on redevelopment matters has said the city may hold onto the properties owned by the redevelopment agency as long as they offer a public service, such as a parking lot or park. But no new projects can be built.

“With the redevelopment money basically drying up … why are we spinning our wheels on this,” Commission Roy Nunn said Tuesday.

Commissioner Jeff Parkhurst agreed, saying that perhaps the City Council should determine whether it's worthwhile to continue pursuing the master plan.

“Perhaps this town doesn’t lend itself to a master plan for the downtown,” said Chairman Sheldon Cohen.

The commission will conduct the second half of the public hearing Feb. 14.