Garden Grove / Central Orange County
Brookhurst and Chapman has two grocers with nearby Chapman Avenue addresses: Sprouts at 9848 Chapman, ALDI at 9901 Chapman, and shop tenants such as Ulta (9844 Chapman, in what Ulta calls Pavilion Plaza West) and Sally Beauty (9925 Chapman), with The Promenade at Garden Grove on the same intersection. Garden Grove Boulevard between Beach and Brookhurst, the Korean District, is anchored by H Mart at 8911, so concepts that want to share H Mart's shoppers can look along that stretch. West Garden Grove (Vons on Valley View) and the east side (Vons on West Chapman) round out the list.
Population
170,964
Median HHI
$92,174
Median age
40.2
Homeownership
53.1%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Brookhurst Street · Harbor Boulevard · Chapman Avenue · Westminster Avenue · Garden Grove Boulevard
Specific shopping centers in Garden Grove that already carry credible co-tenancy for this use. Listed in approximate order of fit.
Chapman Avenue at Brookhurst Street
Anchors / key tenants: regional and value retail mix
Repositioned from the original 1956 Orange County Plaza. Long-running community center at the city’s most important retail intersection (Brookhurst/Chapman).
SWC Brookhurst Street at Chapman Avenue
Anchors / key tenants: CVS Pharmacy, Chuze Fitness, Citibank
Daily-needs and fitness co-tenancy with Best Choice Supermarket, El Pollo Loco, Little Caesar’s, CosmoProf, and T-Mobile. Functional cross-shop with the rest of the Brookhurst/Chapman intersection.
Garden Grove Boulevard between Beach and Brookhurst
Anchors / key tenants: Korea House BBQ Buffet, dense Korean retail and dining
North-of-Little-Saigon Korean retail and dining district. Korean BBQ, KBBQ buffets, Korean grocery, and beauty/skincare operators line Garden Grove Blvd. Cultural-fit concepts outperform generic chains here.
Existing operators are the most honest comp for whether a use can support Garden Grove rents. These are publicly visible grocery-anchored retail space businesses currently trading in the market.
Sprouts Farmers Market (store 447)
9848 Chapman Avenue, Garden Grove, CA 92841
Sprouts' store list labels this location 'Chapman Ave. & Brookhurst St.' Ulta Beauty's store next door by address (9844 Chapman Avenue) is in the center Ulta's directory calls Pavilion Plaza West, and Sally Beauty lists a store at 9925 Chapman Avenue.
ALDI
9901 Chapman Avenue, Garden Grove, CA 92841
The only ALDI in the city, per ALDI's California store list. Wikipedia's article on The Promenade at Garden Grove (the former Orange County Plaza at Chapman and Brookhurst) lists ALDI among that center's anchors, along with Walmart, Regal Cinemas, Marshalls, Ross, 24 Hour Fitness, PetSmart and Dollar Tree.
H Mart Garden Grove
8911 Garden Grove Boulevard, Garden Grove, CA 92844
Korean supermarket chain, per H Mart's own store page. The Census geocoder places the address between Beach Boulevard and Brookhurst Street, the stretch of Garden Grove Boulevard known for Korean retail and dining.
Vons Valley View St
11861 Valley View Street, Garden Grove, CA 92845
West side of the city by Census geocoder coordinates. One of two Vons stores the chain lists in Garden Grove.
Vons W Chapman Ave
12961 West Chapman Avenue, Garden Grove, CA 92840
East side of the city by Census geocoder coordinates, per Vons' locator.
01
Supermarket or convenience grocery: Table 1 of Municipal Code Section 9.16.020.030, as restated in the Zoning Amendment A-042-2024(B) ordinance for the July 8, 2025 City Council hearing, lists Supermarket as a conditional use permit in C-1 and permitted in C-2 and C-3, while Convenience, Grocery and Meat Market are permitted in all three. The code's definitions (a 'large retail market' versus a 'retail neighborhood food market') have no square footage cutoff, so get Planning's classification in writing for any C-1 site.
02
Beer and wine means a hearing: Section 9.16.020.080 requires a conditional use permit for any use selling alcohol under an ABC license, including a new license, a premises-to-premises transfer and any change in floor area of a licensed store. The city looks for at least 200 feet (or the ABC distance) from schools, parks, religious institutions and hospitals, and may add conditions on hours, lighting and security. Plan the CUP into the lease timeline for any grocer with an alcohol department.
03
Parking by building size: Section 9.16.040.150 sets retail at 1 space per 200 sq ft under 40,000 sq ft, 1 per 225 from 40,000 to 100,000 sq ft, and 1 per 250 above 100,000 sq ft, rounding fractions up. A 30,000 sq ft market needs 150 spaces, and a 45,000 sq ft store needs 200.
04
Sharing parking with neighbors: the July 2025 amendment to Section 9.16.040.170 allows off-site parking for new uses only with an approved parking management plan (Section 9.16.040.180) or a shared parking agreement under Government Code Section 65863.1. At a busy corner like Brookhurst and Chapman, get the landlord's reciprocal parking and access agreements before counting spaces across parcel lines.
05
Garden Grove Boulevard mixed-use zones: Chapter 9.18 applies the GGMU-1, GGMU-2 and GGMU-3 zones to specific properties along Garden Grove Boulevard. In the city's posted Chapter 9.18 ordinance (2012), Supermarket and Meat Market are permitted in the GGMU zones, and alcohol sales follow Section 9.18.060. Check the parcel's zone on Garden Grove Boulevard before assuming the Chapter 9.16 table applies.
06
Anchor boxes at The Promenade and similar centers: Table 1 makes an Indoor Multi-Tenant Retail Shopping Center a conditional use in C-1, C-2 and C-3 (see Section 9.16.020.050.AK), which matters if a grocer wants to subdivide a former big box into an indoor market hall with small vendor stalls.
Zoning, licensing, and demographic figures on this page come from the public records below. Codes and licenses change, so confirm with the city and the licensing agency before you sign.