Irvine / Central Orange County
Most of Irvine's grocery-anchored space is in Irvine Company village centers on the main arterials: Woodbury Town Center and Northpark Plaza on Irvine Boulevard, Culver Plaza and University Park Center on Culver Drive, Westpark Plaza and Alton Square on Alton Parkway, University Center and Campus Plaza on Campus Drive by UC Irvine, and Quail Hill, Orchard Hills (Portola Parkway) and Cypress Village (Jeffrey Road). Woodbury Town Center is the largest at 462,275 sq ft and the only one we found with two grocers. Asian grocers anchor several centers: 99 Ranch at Culver Plaza, H Mart at Northpark Plaza and Westpark Plaza, and Wholesome Choice at University Park Center (18040 Culver Dr), while Ralphs also anchors Alton Square (5345 Alton Pkwy). The Market Place on Jamboree Road straddles Tustin and Irvine: its Sprouts has a Tustin address (3011 El Camino Real), while Target and Namaste Plaza Indian Supermarket are on the Irvine side at 13200 and 13230 Jamboree Road.
Population
311,690
Median HHI
$136,719
Median age
34
Homeownership
44.5%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Irvine Boulevard · Jamboree Road · Culver Drive · Sand Canyon Avenue · Alton Parkway · Barranca Parkway · MacArthur Boulevard
Specific shopping centers in Irvine that already carry credible co-tenancy for this use. Listed in approximate order of fit.
6200–6460 Irvine Boulevard
Anchors / key tenants: Ralphs Fresh Fare, Trader Joe's, The Home Depot, LA Fitness, Walgreens
Size: 462,000 SF
Irvine Company village-center asset serving Woodbury, Northwood, and Stonegate. Daily-needs and fitness anchors plus a deep restaurant/coffee/service-retail mix. Strong family-oriented daypart.
various Irvine villages
Anchors / key tenants: Irvine Company village-retail mix
Smaller Irvine Company village-retail nodes (Quail Hill, University Center, Sand Canyon, Westpark) — each serves one master-planned neighborhood with a tight daily-needs and service mix. Lower rent than Spectrum but the brand/credit bar still applies.
2961 El Camino Real, Tustin
Anchors / key tenants: Target, The Home Depot, Best Buy, REI, Dick's Sporting Goods, Sprouts
Irvine Company-owned regional power/lifestyle center bridging Tustin and Irvine — 120–140 tenants including CorePower Yoga and Lazy Dog. One of the densest experiential co-tenancies in central OC.
Existing operators are the most honest comp for whether a use can support Irvine rents. These are publicly visible grocery-anchored retail space businesses currently trading in the market.
Ralphs Fresh Fare (Woodbury Town Center)
6300 Irvine Blvd, Irvine, CA 92620
Listed on Irvine Company Retail's Woodbury Town Center directory. The owner's leasing page gives the center 462,275 sq ft of gross leasable area and names Ralphs Fresh Fare, Trader Joe's, The Home Depot, LA Fitness and Walgreens as anchors. Inline tenants in the current directory include Massage Envy, Sola Salon Studios, Hoag Health Center, Toothworks, Panera Bread and CAVA.
Trader Joe's (Woodbury Town Center)
6222 Irvine Blvd, Irvine, CA 92620
Trader Joe's own locator lists this store as Irvine, Woodbury Town Center (store 210). Woodbury is the only Irvine center we found with two grocers.
Albertsons (Quail Hill Shopping Center)
6601 Quail Hill Pkwy, Irvine, CA 92603
Confirmed on Albertsons' Irvine store list. Irvine Company Retail lists the center at 145,424 sq ft of gross leasable area. Inline tenants include CVS Pharmacy, Pure Barre, QH Dental, Salon Laurent, Sport Clips and Nekter Juice Bar.
Albertsons (Cypress Village Shopping Center)
14201 Jeffrey Rd, Irvine, CA 92620
Confirmed on Albertsons' Irvine store list. The owner lists 177,694 sq ft of gross leasable area, with Kohl's as the other anchor. Inline tenants include Supercuts, People Optical, Orange Pro Dentist and The UPS Store.
Albertsons (Campus Plaza)
4541 Campus Dr, Irvine, CA 92612
Confirmed on Albertsons' Irvine store list. Irvine Company Retail describes Campus Plaza as 79,347 sq ft at Campus Drive and California Avenue, next to UC Irvine. Inline tenants include Great Clips, Jersey Mike's Subs, The Habit Burger Grill and Chase Bank.
Pavilions (Orchard Hills Shopping Center)
3901 Portola Pkwy, Irvine, CA 92602
Confirmed on Pavilions' Irvine store list. The owner lists 127,457 sq ft of gross leasable area. Inline tenants include Hoag Urgent Care, LePort Montessori School, Mint Orthodontics, Peet's Coffee and Zov's Bistro.
Sprouts Farmers Market (Westpark Plaza)
3775 Alton Pkwy, Irvine, CA 92606
Sprouts' own store page places this store in Westpark Plaza, and it is the only Irvine store on Sprouts' California list. The center (252,697 sq ft per Irvine Company Retail) also has an H Mart at 3825 Alton Pkwy, plus Marshalls, Ross Dress for Less, Olive Garden and Westpark Dental.
99 Ranch Market (Culver Plaza)
15333 Culver Dr, Irvine, CA 92604
Address confirmed on 99 Ranch's own store page, Irvine (Culver Dr.). Culver Plaza is 282,786 sq ft per the owner, with CVS Pharmacy, Petco and BevMo! also flagged as anchors and inline tenants such as Perlman Clinic, Sola Salon Studios and C2 Education.
Trader Joe's and Target (University Center)
4225 Campus Dr and 4255 Campus Dr #A150, Irvine, CA 92612
Trader Joe's locator lists Irvine, University Ctr (store 111) at 4225 Campus Dr. The Target suite address is from the owner's tenant page. University Center is 172,267 sq ft per Irvine Company Retail, next to UC Irvine, and its directory also lists Regal Edwards University Town Center, Exer Urgent Care and Club Pilates.
Ralphs Fresh Fare (Harvard Place Shopping Center)
17605 Harvard Ave, Irvine, CA 92614
From Irvine Company Retail's tenant page. The owner describes Harvard Place as 99,750 sq ft at Main Street and Harvard Avenue, anchored by Ralphs, CVS Pharmacy and Corner Bakery.
H Mart (Northpark Plaza)
3931 Irvine Blvd, Irvine, CA 92602
From Irvine Company Retail's tenant page. Northpark Plaza is 125,226 sq ft at Culver Drive and Irvine Boulevard per the owner, with CVS Pharmacy, Chipotle and Northpark Dental Associates in the directory.
Whole Foods Market
8525 Irvine Center Dr, Irvine, CA 92618
Confirmed on Whole Foods' own Irvine store page. We did not confirm which center, if any, this store sits in.
01
Confirm the center's zoning sub-district. Supermarkets (15,000 sq ft or more) and markets (under 15,000 sq ft) are permitted in the 4.2 Community Commercial district (Zoning Code Section 3-37-20.B), and permitted in 4.1 Neighborhood Commercial except in 4.1B Northwood and 4.1C Rancho San Joaquin, where both are prohibited (Section 3-37-19.B). General retail and service shops are also permitted in 4.1 except in 4.1C.
02
Some shop uses are conditional even in a grocery center. Sections 3-37-19.C and 3-37-20.C list massage establishments, health clubs, drive-thrus, bars and commercial schools as conditional uses in 4.1 and 4.2, and a commercial school needs an administrative use permit. Massage is prohibited in 4.2M (Quail Hill, Planning Area 17), health clubs are prohibited in 4.2A and 4.2M, and freestanding restaurants in 4.1A and 4.1B (Northwood) need a CUP.
03
Parking: Section 4-3-4 parks a shopping center as a whole at 1 space per 250 sq ft in 4.1 centers, 1 per 222 sq ft in 4.2 centers and 1 per 200 sq ft in 4.5 regional centers. Freestanding buildings in a 4.2 center are parked separately at 1 per 166 sq ft (1 per 100 sq ft in 4.1), so a pad user should confirm which rate the City will apply.
04
Master Plan and prior approvals: footnotes to Sections 3-37-19 and 3-37-20 say permitted uses may have to meet conditions from earlier discretionary approvals and may need a Master Plan application under Chapter 2-17. In 4.2N (Orchard Hills, Planning Area 1) and 4.2O (Cypress Village, Planning Area 40), drive-thru restaurants and health clubs are allowed only subject to a Master Plan. Ask the landlord for the center's conditions of approval.
05
Co-tenancy and use restrictions: several centers pair two food anchors or a grocer with a drugstore or liquor anchor (Ralphs Fresh Fare, Trader Joe's and Walgreens at Woodbury; Sprouts and H Mart at Westpark Plaza; 99 Ranch, CVS and BevMo! at Culver Plaza). Ask for the recorded use restrictions and anchor exclusives before committing to a food, pharmacy, alcohol or specialty grocery concept.
06
At The Market Place, confirm which city the suite is in. The owner's tenant pages give Sprouts a Tustin address (3011 El Camino Real) and Target an Irvine address (13200 Jamboree Road), so the permit path depends on which side of the city line the space sits.
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.