Orange / Central Orange County
Grocery in Orange sits on three lines. North Tustin Street around The Village at Orange has Sprouts, Trader Joe's and a Target, and Ulta's own store data lists its Suite 2364 there too. East Chapman Avenue has Albertsons at Hewes (4550) and at Jamboree (8440, the Santiago Hills Marketplace address), with Target East Orange at 2620 in between. On the west side, Albertsons (940) and Vons (2684) are both on North Tustin Avenue. Northgate Market's own locator shows no Orange store (its nearest is 2030 E. Lincoln Avenue in Anaheim), so that format is not yet represented here.
Population
138,266
Median HHI
$117,113
Median age
37.2
Homeownership
56.7%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Chapman Avenue · Tustin Street · Glassell Street · Katella Avenue · Main Street · La Veta Avenue
Specific shopping centers in Orange that already carry credible co-tenancy for this use. Listed in approximate order of fit.
1500 East Village Way
Anchors / key tenants: Target, Burlington
Value-tilted center on Tustin Street. The enclosed mall portion closed on January 31, 2024 and the site is planned for residential redevelopment, so confirm which buildings remain before touring.
8440 East Chapman Avenue
Anchors / key tenants: neighborhood retail and grocery mix
East Orange neighborhood center serving the foothills and Anaheim Hills crossover. Daily-needs and service-retail oriented.
Existing operators are the most honest comp for whether a use can support Orange rents. These are publicly visible grocery-anchored retail space businesses currently trading in the market.
Sprouts Farmers Market (Store #211)
1500 E. Village Way, Suite #2279, Orange, CA 92865
Sprouts' own store page names the center as Village at Orange. This is the same Village Way address the catalog gives for The Village at Orange.
Trader Joe's (Store #46, Mall of Orange)
2114 N. Tustin Street, Orange, CA 92865
Trader Joe's locator calls this store Mall of Orange, the earlier name of The Village at Orange. It is the only Trader Joe's with an Orange address.
Albertsons Chapman & Jamboree
8440 E. Chapman Avenue, Orange, CA 92869
Per Albertsons' locator. This is the address the catalog gives for Santiago Hills Marketplace in East Orange.
Albertsons Chapman & Hewes
4550 E. Chapman Avenue, Orange, CA 92869
Per Albertsons' locator. A second Albertsons on the East Chapman Avenue corridor.
Albertsons Tustin & Collins
940 N. Tustin Avenue, Orange, CA 92867
Per Albertsons' locator. Note this is Tustin Avenue on the west side of the city, not Tustin Street.
Vons
2684 N. Tustin Avenue, Orange, CA 92865
Per Vons' store page, which places it near Tustin Avenue and E. Lincoln Avenue. The only Vons listed for Orange in Vons' California directory.
Target (Orange)
2191 N. Tustin Street, Orange, CA 92865
Per Target's store locator. On the same stretch of North Tustin Street as The Village at Orange. Whether the Target parcel is part of that property was not confirmed.
Target (East Orange)
2620 E. Chapman Avenue, Orange, CA 92869
Per Target's store locator. On East Chapman Avenue, between the two Chapman Avenue Albertsons.
01
Zoning: Table 17.13.030, as adopted in Ordinance 13-18 (2018), lists Retail within a building as P (permitted) in the CP/C1, C-TR, C2 and C3 commercial zones and in the mixed use zones, P* in CR, and not permitted in OP. In CR, Section 17.13.040(XX) allows general retail only as part of an integrated commercial development or as a single tenant on a site of at least two acres. The table has been amended since (most recently Ord. 11-25, June 24, 2025), so confirm the current row with Planning.
02
Beer and wine: the same table shows Sale of alcoholic beverages as C+ in the commercial zones, and Section 17.30.030(A)(1) makes any original off-sale license (not tied to motor fuel) in CP, C1, C-TR, C2, C3 and CR a Planning Commission conditional use permit. A grocer that plans a beer and wine department should build that hearing into the schedule. The section is written for an original license, so ask Planning how a transferred license at an existing store is handled.
03
Parking: Table 17.34.060(B) parks commercial centers over 25,000 SF at 4 spaces per 1,000 SF for the first 25,000 SF of retail and 3.5 per 1,000 above that, but uses with a non-retail rate are counted at their own rate (medical offices, for example, are 5 per 1,000). The Community Development Director can approve up to a 20% reduction for a single nonresidential use with a parking analysis, and that reduction ends with the business. Get the center's parking count and tenant schedule before committing to a shop next to the grocer.
04
The Village at Orange: the enclosed mall closed on January 31, 2024, and Wikipedia's entry says the property manager, TVO Management, plans residential units on the site. Before leasing near Sprouts (Suite 2279) or Ulta (Suite 2364), get a current site plan showing which buildings stay, and read any relocation or redevelopment clause in the lease.
05
Santiago Hills Marketplace: we confirmed the Albertsons at 8440 E. Chapman Avenue but not the center's owner, size or shop directory. Ask the leasing agent for the site plan, the list of uses the Albertsons lease restricts, and the recorded CC&Rs before sizing a shop.
06
West side addresses: Albertsons (940) and Vons (2684) are on North Tustin Avenue, which is a different street from Tustin Street on the east side. Check the parcel address and zone on the City's map rather than assuming a Tustin corridor match.
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.