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GARDEN PLAZA HOUSING, SHOPPING PROJECT NEEDS…


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GARDEN PLAZA HOUSING, SHOPPING PROJECT NEEDS MISSION VIEJO LEADERS TO ALLOW
MIXED USES


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The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)
By Tess Sheets | tsheets@scng.com |
PUBLISHED: April 1, 2022 at 12:27 p.m. | UPDATED: April 1, 2022 at 12:28 p.m.

A shopping center at Mission Viejo’s Garden Plaza could be replaced with a
supermarket and retail businesses topped by five stories of apartment units in a
new project proposed by the property’s owners.

The 6.5-acre plaza and its several small business spaces at La Paz Road and
Marguerite Parkway would be demolished and a 40,000-square-foot Whole Foods,
other retail or restaurant spots and the 234 apartments would be built.

Previous

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

Next

Show Caption

1 of 3

The Garden Plaza strip mall at La Paz and Marguerite in Mission Viejo, CA, on
Thursday, March 31, 2022. A developer in Mission Viejo is planning a six-story
retail and residential project at the aging Garden Plaza. The plaza at La Paz
and Marguerite would be demolished to make way for the new development, which
would be anchored by a 40,000-square-foot Whole Foods. But before the project
can move forward, the developers will need to get approval from city leaders to
change the land zoning on that corner from Office Professional to mixed use.
(Photo by Jeff Gritchen, Orange County Register/SCNG)

Expand

Irvine-based ValueRock Realty is proposing a mix of studio, one-, two- and
three-bedroom units, with 5% set aside as affordable housing.

But the proposal first needs the City Council to change the zoning for the
property from office professional to mixed use, a land-use designation that
currently doesn’t exist in Mission Viejo’s laws. City leaders will decide soon
whether to add a new mixed-use classification to the city’s code.



The potential zoning change and proposed project have sparked a furor among some
residents, who say they are wary that establishing the new land use will
encourage other similar developments, bringing more density to the south county
city.

Also, they argue the already busy corner can’t handle added traffic from housing
and shopping.

The residents, who have rallied on the corner and distributed lawn signs
declaring “Stop the Monster,” are also circulating a petition in opposition to
the new zoning designation.

Their message “is simply no additional zoning added,” said Carlos Pianelli, who
has been organizing community members against the project.

“We want the current zoning as the office professional, which means only small
businesses. That is our goal,” Pianelli said. “That’s the message



“And we don’t want Whole Foods there. We don’t even want an apartment,” he said.
“All this creates traffic and other issues.”

The city’s Planning Commission will consider the developer’s zoning request
later this month. If city officials approve the amendment to the city’s
development code, the company would then ask that the new zoning be applied to
their property, city officials said.

Representatives for ValueRock did not make a company official available for an
interview, but said in a statement it “has been and continues to be in the
planning process to redevelop the Garden Plaza site with much needed housing and
retail options.

“We have held several meetings to listen to comments and will continue working
with the city and the community to shape a project that will be sustainable and
attainable for the future generations of Mission Viejo.”

On a website promoting the project, ValueRock said the development will include
“a network of walking and biking trails,” along with a park on the corner of La
Paz and Marguerite. The construction and operation of the project will bring
economic benefits to the city, the site says, including millions of dollars in
state and city tax revenue and more than a thousand jobs.

ValueRock still has to complete an environmental review of the project, which
will consider impacts to the surrounding community from factors such as traffic,
air quality and noise.

Those opposed to the project say the corner of La Paz and Marguerite is already
heavily congested during some parts of the day, Pianelli calling it “probably
the worst corner in Mission Viejo for traffic.” The new residences plus a likely
busy shopping center on the corridor, which feeds to several surrounding
schools, would further gridlock the roads, he said.

“If this is allowed, for an applicant to build in a high rise, it’s going to
affect the entire area here,” Pianelli said.

Last month, the City Council voted to speed up the process for considering the
land-use designation, so the Planning and Transportation Commission will
consider that part on April 11, while the rest of the development application is
processed for future public hearings on the project proposal.


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TESS SHEETS | REPORTER

Tess Sheets covers Fullerton, Orange and Irvine, along with communities in south
Orange County including San Juan Capistrano, Mission Viejo and Lake Forest, for
The Orange County Register. She also reports on transportation. Hailing from
Florida, Tess previously worked for the Orlando Sentinel, where she covered
criminal justice and public safety agencies. Before that, she was a breaking
news reporter for Florida Today and Treasure Coast Newspapers. While she
sometimes misses home, she's happy to have escaped the humidity.
tsheets@scng.com


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