Mission Viejo, a master-planned community in South Orange County, California, has long been celebrated for its picturesque neighborhoods, Spanish-style architecture, and small-town charm. Incorporated in 1988, this city of roughly 94,000 residents has thrived as one of the largest master-planned communities in the United States, built with a vision of balanced living. However, as urban needs evolve and state housing mandates push for greater density, Mission Viejo is at a crossroads. Mixed-use projects—developments that blend residential, commercial, and recreational spaces—are emerging as a potential solution to meet these demands while preserving the city’s unique identity. In this blog post, we’ll explore how mixed-use projects are shaping Mission Viejo’s future, the opportunities they present, the challenges they face, and what this means for residents and the city’s long-term vision.
The Evolution of Mixed-Use Development
Mixed-use development isn’t a new concept, but its modern iteration reflects a shift in how we think about urban spaces. Historically, cities separated residential, commercial, and industrial zones, a practice that fueled suburban sprawl in places like Mission Viejo. Today, the pendulum is swinging back toward integration. Mixed-use projects combine housing, retail, offices, and public spaces into cohesive environments, fostering walkability, community interaction, and sustainability. This approach aligns with broader trends in urban planning, where the “20-minute neighborhood” ideal—where daily needs are met within a short walk or bike ride—is gaining traction.
For Mission Viejo, this shift comes at a pivotal moment. The city’s original design prioritized single-family homes and distinct commercial zones, creating a suburban landscape that feels both serene and spread out. But with California’s Regional Housing Needs Assessment (RHNA) mandating 2,217 new housing units by 2029, Mission Viejo must adapt. Mixed-use projects offer a way to meet this goal without sacrificing the city’s character, by reimagining underutilized commercial sites into vibrant, multi-purpose hubs.
Opportunities in Mission Viejo
One of the most promising aspects of mixed-use development in Mission Viejo is its potential to revitalize aging retail centers. Take The Shops at Mission Viejo, a regional mall that has seen declining foot traffic as e-commerce reshapes shopping habits. In 2021, city officials identified the mall and its surrounding parking lots as a prime candidate for redevelopment, proposing up to 584 residential units alongside retail spaces. This move could breathe new life into the mall, ensuring its economic viability while addressing housing needs. Mayor Trish Kelley has noted the site’s strategic location near the freeway, Mission Hospital, and Saddleback College, making it ideal for a walkable, mixed-use community.
Beyond the mall, other commercial sites like the Saddleback Business Center, College Center strip mall, and Mission Viejo Town Center have been flagged as opportunities for mixed-use projects. These areas, facing vacancies and underuse, could transform into dynamic neighborhoods where residents live above shops, dine at local restaurants, and enjoy nearby parks. Such developments align with national trends, where mixed-use projects account for nearly 60% of new commercial and multi-family development, according to recent studies.
Sustainability is another key benefit. By concentrating housing and amenities in one area, mixed-use projects reduce reliance on cars, cutting carbon emissions and easing traffic congestion—a persistent concern in Mission Viejo, especially at busy intersections like La Paz and Marguerite. Adding pedestrian-friendly features like trails, bike lanes, and green spaces could further enhance livability, aligning with the city’s commitment to environmental stewardship, as seen in initiatives like the Oso Creek cleanup and arterial landscape rehabilitation.
The Stein Mart Redevelopment: A Case Study
A concrete example of mixed-use potential is the city’s ongoing redevelopment of the Stein Mart site and the surrounding 200-acre Civic Core area. Initially estimated at $48 million in 2021, the project’s cost has risen to $68 million by 2023, reflecting inflation in construction materials and labor. This ambitious plan aims to create a community hub with retail, dining, housing, and open spaces connected by Oso Creek. Assistant City Manager Keith Rattay has called it a “natural progression,” emphasizing that refined planning has clarified the project’s scope.
The Stein Mart redevelopment could set a precedent for Mission Viejo, proving that mixed-use projects can enhance the city’s appeal. Resident John Appleman, speaking at a 2023 council meeting, highlighted the need for local entertainment and walkable spaces—amenities this project could deliver. However, challenges remain, including resistance from some nearby business owners who fear disruption. Only one of 17 contacted developers expressed interest in the initial phase, suggesting that economic uncertainty or local opposition may be deterring investment.
Community Pushback and the Garden Plaza Controversy
Not all mixed-use proposals have been embraced. In 2022, the Garden Plaza project—a six-story development featuring a Whole Foods, 234 apartments, and retail space—sparked fierce debate. Proposed by ValueRock Realty for the corner of La Paz and Marguerite, the plan required a zoning change to allow mixed-use development. Residents, led by Carlos Pianelli’s “Stop The Monster” campaign, rallied against it, citing traffic, noise, and parking concerns. With over 5,900 petition signatures, the community argued that the project clashed with Mission Viejo’s low-rise, small-town aesthetic.
The city’s Planning Commission and City Council ultimately rejected the zoning change, halting the project and signaling caution toward high-density mixed-use developments. Council members acknowledged that while mixed-use isn’t inherently problematic, the scale and location of Garden Plaza didn’t fit. This decision reflects a broader tension: how to balance state housing mandates with local preferences for preserving Mission Viejo’s suburban identity.
Navigating State Mandates and Local Control
California’s housing crisis has put pressure on cities like Mission Viejo to increase density, often through mixed-use projects. The 2021 housing element identified 13 opportunity sites for such developments, including Garden Plaza. Yet, the Garden Plaza rejection suggests that not all sites will move forward without community buy-in. In 2023, the city adopted new design standards to maintain local control, ensuring that multi-family and mixed-use projects align with Mission Viejo’s architectural character—think Spanish Andalusian style and pedestrian-oriented layouts. These standards, developed with JZMK Partners, aim to provide predictability for developers while reassuring residents that growth won’t erode the city’s charm.
State laws like Assembly Bill 2011, which could override local zoning for affordable housing, add complexity. Mission Viejo officials have criticized such mandates, arguing they undermine the city’s ability to shape its future. Mixed-use projects, if thoughtfully designed, could bridge this gap—meeting housing goals while enhancing, rather than disrupting, the community.
The Future of Mixed-Use in Mission Viejo
Looking ahead, mixed-use projects could redefine Mission Viejo’s landscape. Trends like vertical integration—stacking homes, shops, and offices in one building—could maximize land use without sprawling outward. Flexible spaces that adapt to changing needs, such as co-working areas or wellness-focused amenities, could cater to evolving lifestyles. Technology, too, will play a role, with smart infrastructure like high-speed internet and electric vehicle charging stations enhancing convenience and sustainability.
The Stein Mart project’s success could pave the way for more developments, potentially at The Shops or other retail centers. Yet, the Garden Plaza saga underscores the importance of community engagement. Future projects must address traffic and aesthetic concerns head-on, perhaps by scaling down heights or prioritizing local businesses over national chains. Placemaking—creating spaces that foster social interaction—will be key, whether through public plazas, event spaces, or trails linking developments to Lake Mission Viejo and Oso Creek.
Conclusion
Mixed-use projects hold immense potential to shape Mission Viejo’s future, blending the city’s suburban roots with the demands of a growing, urbanizing region. They offer a path to meet housing mandates, revitalize commercial areas, and enhance sustainability—all while creating vibrant, connected communities. However, their success hinges on striking a delicate balance: honoring the city’s small-town feel while embracing change.
As Mission Viejo moves forward, the lessons from Stein Mart and Garden Plaza will guide its approach. With careful planning, transparent dialogue, and a focus on quality design, mixed-use developments could become a cornerstone of the city’s next chapter—a future where residents live, work, and play in harmony, all within the familiar embrace of Mission Viejo’s tree-lined streets and tiled rooftops. The journey is just beginning, and the stakes couldn’t be higher for this South Orange County gem.
