Distrito La Novia

Opposed the dealership without further alternatives review, citing right-turn-only exits routing trucks through neighborhoods, possible 12-14 delivery trucks weekly past St. Margaret's school, bridge load limits, and traffic study pass-by deductions she believes were manipulated.

Santa Margarita Water District vice chair detailed fire-day water delivery (2 million gallons in six hours) and a condition requiring a two-acre tank site with two 2-million-gallon tanks for the project.

Opposed the project on noise, traffic from car-carrier trucks, 50-foot light standards, and cited a petition with 800+ opposing signatures; urged denial.

Former mayor argued the dealership 'does not fit' the city, asked whether members would buy a home overlooking rooftop dealership parking, and urged a no vote.

A former dealership owner said dealerships are generally good but this location worsens the Valle/San Juan Creek/I-5 chokepoint with no alternate routes, and criticized a rushed community process.

Supported the Shea Homes component: fewer homes, less density, 20,900 fewer daily trips, trail and parks, and new tax revenue versus the 2010 plan.

A Mission Viejo council member vouched for Shea Homes as a first-class builder and partner and endorsed the project and dealership revenue.

A 32-year resident called it 'the right project, wrong place,' citing fire evacuation chaos, 45 mph traffic, ignored right-turn rules at Plant Depot, lost affordability, and lost retail like pharmacies.

Said it's 'not a bad project but the wrong place at the wrong time,' questioned the roundabout and U-turn safety plans, and worried about big business overpowering community character.

A 30-year Hidden Mountains resident said the dealership doesn't belong there and urged better community engagement and trust-building before deciding.

Described the fire evacuation as a 'hellscape' and warned adding dealership traffic to already gridlocked school-hour San Juan Creek Road could worsen any future disaster.

A 39-year multi-generational resident whose neighborhood burned said the project endangers evacuation safety and dismissed out-of-town supporters as paid industry voices.

A local VW/Mazda dealer welcomed the Penske organization, noting dealerships' sales tax contributions and that another dealership raises visibility for all auto dealers in town.

Building Industry Association representative cited 95 market-rate homes, modern fire-resistant construction, and $1.2 million+ in affordable housing fees; urged approval.

A resident since 1988 and former BIA president, spoke in favor — called the 95 homes welcome supply and said a BMW dealership is a proven fit near other dealerships, with far less traffic than retail.

A civil engineer and local business owner, worried about the right-turn-only exit pushing test drivers to make illegal U-turns or cut through a sidewalk-less senior community; suggested a signal at Caballeros or an entrance on Valle Road.

Supported the project, saying a dealership is a relief compared to a shopping center and would bring good jobs and customers to town.

A 21-year resident who supported the project as a way to finally develop a site that has sat vacant since 2010 regardless of the plan chosen.

Opposed the dealership's right-turn-only exit near Plant Depot and the soccer fields, calling 500 cars of unfamiliar test drivers on that stretch 'a recipe for disaster.'

Opposed the dealership as an 'industrial' use in a semi-rural community, questioning its size and service bays; suggested a boutique hotel instead. Supported the Shea homes.

A Shea Properties executive who explained that retail and multifamily tenants had no market interest in the site and urged approval of the lower-traffic, economically viable plan.

A San Juan Hills East resident supporting the changes but asking for traffic mitigation on San Juan Creek Road — a crosswalk at the golf course clubhouse and at minimum a stop sign — citing the two 55+ communities.

Representing the Building Industry Association of Orange County, urged approval, calling the 95 homes and $1.2 million in-lieu fee a real housing opportunity on a long-vacant parcel.

Opposed the project, arguing the traffic analysis should be against current conditions rather than the 2010 plan, and noted current traffic on all three streets is already terrible.

Opposed the dealership; argued the area near the freeway exit needs neighborhood-serving retail and walkable amenities, not another dealership, and noted the site is close to downtown.

Supported the project: fewer units and trips than already approved, good separation of residential and commercial uses, and homes within reach of local workers.

Lives on La Novia; fully supports the housing but opposes the dealership, and asked the city to keep the recycled water requirement that the DA amendment would drop.

Opposed the dealership: worried lighting will reflect off shiny cars and harm wildlife and swallows, and that car transporters will unload on streets as they do near other dealerships.

A former dealership operator who described car-carrier congestion, test drives, and parts deliveries, said the project departs from the 2010 walkable 'dine and shop' vision, and warned the I-5/Valle/San Juan Creek interchange is already at capacity.

A 23-year-old lifelong resident who asked why the on-site low-income units were removed, saying his generation is being priced out and asking when the town will actually deliver affordable housing.

Lives up the hill on La Novia; asked whether she'll see three-story homes from her property, worried about fast traffic exiting onto La Novia, and described how hard left turns already are at the San Juan Creek light.

Three-year resident who said the traffic study wasn't redone for 2026 conditions and urged a stoplight or stop sign near the soccer fields and more sidewalks on La Novia.

Lives off La Novia; said the plan narrows the road from three lanes to two against the CDP's 65-foot standard, questioned horse-transport traffic, and worried bare 45-degree slopes will fail in heavy rain.

A 35-year resident and mother, worried about trucks sharing the road with kids on bikes and about chemical exposure from the service operation near homes, citing the Ladera Ranch cancer cluster; urged a full environmental study.

Lives off La Novia; would prefer resident traffic over dealership traffic, questioned dropping the recycled water requirement and the removal of the lower-income units on page 28 of the packet.

He opposed the initiation, recalling the 2011 referendum he supported for stables and retail, warning that industrial zoning could allow unwanted by-right uses next to million-dollar homes.