For Fullerton real estate investor Paul Dunlap, renovating the iconic Bay Theater in Seal Beach has been both a passion and a challenge.

A self-proclaimed history buff, Dunlap has restored many historic buildings in Orange County—he revamped the 1920s Villa Del Sol in Fullerton—but a mid-century theater is a first.

“It’s something I’ve always wanted to do and clearly it’s taking longer than we anticipated,” he said. “But when it’s done, it will be a little jewel box that I think the town and community will really appreciate.”

The historic building on Main Street, which opened in 1945, was a Fox West Coast theater before Richard Loderhose bought it in 1975. Londerhose’s family put it up for sale after his death in 2008 and it sat without a buyer for years before Dunlap bought it for $2.2 million in 2016.

Dunlap has now been renovating the building for two years. If all goes according to plan, he’s hoping the marquee will once again shine by this fall. When it reopens, the Bay Theater will feature movies, live music, comedy and local productions.

But for now, he faces the challenges of redesigning the interior with modern visual and sound systems while keeping the historic appearance. One challenge, he said, is installing a sound system that works for both movies and live performances.

“We’re trying to do it in such a way that it doesn’t sacrifice quality,” he said.

Dunlap said he’s working to keep the interior as authentic as possible. He’s even reupholstering the original chairs from the 1930s. The building last year got a new coat of stucco in keeping with its original appearance and workers are gradually restoring the marquee.

On Monday, he submitted plans for concrete curb for approval under the Americans with Disabilities Act.

Dunlap, 64, said it’s long been his dream to own a historic theater. After failed attempts to buy the Fox Fullerton Theatre and the old Celebrity Theatre in Anaheim, a friend told him about the Bay Theatre.

“Once I saw it, I fell in love with it,” he said.

Dunlap said he’s planning to move into an apartment on the third floor with his fiancée once construction is finished this year.

The historic theater is the embodiment of a small town with a special vibe, he said.

“Seal Beach still has that mom and pop, small town feel,” he said. “It’s something unique in the midst of all the Los Angeles metropolis.”