+ Various Asian stores and restaurants. . Crowded but ample, sunny, free parking. + Peaceful, quiet ambience. . The quality of experience at the shops here was lukewarm. Cons: slow service at CVS, discouraged by low ratings at Tasty Noodle House, like of diverse quality bento options at 99 Ranch Market. read more

This place is dangerous, and I say it because pedestrians are the main problem that I come across here. I don't know who taught them that you have to look both ways BEFORE you cross the street. You don't just walk in traffic, but whatever, I'll just review this shopping center instead of rant on how people in Irvine act. After midnight the workers at All That Barbecue get drunk and drink in their cars, or behind that bench next to their work. For starters, Marie Callender's has been gone since 2015 and Outback Steakhouse has been gone since 2017, it's old news but I don't mind writing all this junk here. Now the debate is with the Irvine Company, people don't want to renew their lease with the increase in rent. It happened with Baskin Robbins, Armstrong Gardens and the previous owners of 7-Eleven. It happened originally with Rich, who owned the 76 Unocal gas station (back until 2007), he had other locations and didn't mind losing this one, which became the Chase bank we have now. I knew the original owner of 7-Eleven (owned from 1983-1996), he sold the place because he retired and still owned a store at the University shopping center for his children to work at. Because he retired, this doesn't have an effect on the business. The next owner of 7-Eleven (the old guy with the son) owned it from 1996-2022 decided NOT to renew the lease and sold the business. I recall he was friends with the owner of the car wash, and they both said Asians own the shopping center (I find it funny because I'm part Asian) and he was done giving them money just to keep his store open. The Baskin Robbins went out of business because the workers were stealing money from the register. Nobody noticed until they stopped making money (due to the Asian stores next to here), so this location went out of business. Now the Sam Woo Barbecue place was owned from 1994-2021, I knew the manager and he said they were going out of business. It's not a renewal issue, which people expected, Sam Woo went out of business because the owner got busted for tax fraud. https://la.eater.com/2020/8/18/21373831/sam-woo-restaurant-owner-gary-cheung-tax-insurance-fraud-guilty The first place to go out of business was actually 24 Hour Fitness, you couldn't go in and workout. The pandemic killed the theme they had of being 24 hours, and the laws were questioned about people sweating on the equipment and how everyone would workout with masks. The Armstrong Garden Center relocated, of all the years they stayed here it was the rent that made them leave. They got charged too much for rent, took their ball and left to Tustin. It's a shame, because they remodeled their store (and also installed that huge wall around it) to make it a perfect location for years. I still remember when they installed the speakers and played their own music, that location was perfect to play it too. The problem is "All That Barbecue" and "99 Ranch Market", they all ruin the parking for this location. The customers park all over, the only safe stores are CVS, BevMo, O'Reilly's and the Chevron gas station. They basically hemorrhage business with stupid customers, willing to park far from the store (and spread shopping carts all around) when they walk around just to be rude. But that's not all, then you have the security guards (who must be bored out of their minds in Irvine) and all they do all day is drive their golf carts around with the lights flashing. No reason for them doing this, they just want to feel like they're actually working and not blocking your vehicle from driving. Now that I think about it, this shopping center is pretty bad. Sorry I couldn't find how long Armstrong Gardens existed here, they just seemed to pretend this store never existed. I'm pretty sure it was around since the late 70's, or early 80's. I'm not sure how long Petco will last, but their inventory has declined over the last decade. They've been around here since 1994 (I thought it was 1993) but I'm finding this plaza forgettable. The other stores are expected to fail, only the Mc Donald's is still going pretty strong, but they have a drive thru. All I'm saying is when 99 Ranch Market and All That Barbecue are closed, people drive better and you can park your car without any trouble. read more

Great Plaza with everything you need. Good variety of stores, safe area. Majority Asian restaurants.

A very diverse & ethnic PLAZA housing just about anything you want to try. Asian food and desserts are in abundance here. Nestled in between them are a BevMo, Baskin Robbins, Petco, a McD's, a 99 Ranch market, bankS, CVS, bankS, gas station, and other diverse businesses. You can go eat at Tasty Garden or Sam Woo's, then head over to iSno, Baskin Robbins, or JJ Bakery (to name a few) for dessert. There is a nice, safe sitting area right outside Baskin Robbins (w/iSno about 2 doors down). The kids will love it and are safe in the sitting area from vehicle traffic. Many ppl forget this plaza goes in a circle and miss the "back" side (opposite side of Culver) facing Hearthstone. Parking can be a mess on weekends depending on where you select to park near. Since the businesses back up to each other, it allows ppl of all ages to walk easily to each location. So just park as near as possible, walk around and enjoy. Oh, make sure to wear light colored clothing if you're going at night, not black PLEASE! Irvine Company did a great job logistically maximizing the space at this location. Many access points from ALL 4 streets: Culver, Irvine Center, Hearthstone, and Deerfield. Happy Eating & Desserts and Fight On! read more

If I lived in the area I'd be here everyday probably twice a day. What a great place for food and food shopping. Super convenient to the area. Of course the main attraction is the 99 Ranch https://goo.gl/maps/RJyC8qJvzYR2 and its various food stalls inside the store....but there are other supporting players on the roster... 1. B F Bakery (inside 99 Ranch) https://goo.gl/maps/6PEfkxJwbv22 2. Petco https://goo.gl/maps/6PEfkxJwbv22 3. Taiwan Popcorn Chicken https://goo.gl/maps/SumZB8XLMrR2 4. Tasty Noodle House https://goo.gl/maps/Fr9FK3iPboQ2 5. Coffee Tomo Irvine https://goo.gl/maps/AHhS5YiFThn 6. Vitativ https://goo.gl/maps/6eEm7iekbtT2 7. All That Barbeque https://goo.gl/maps/KQNwa9Mwnyu 8. Tea Station https://goo.gl/maps/fLsnuTFAAxE2 9. Poke Works https://goo.gl/maps/i2tD9YSCjCs 10. Panda Express https://goo.gl/maps/2j8u61fmVMG2 As for parking around here, I suggest you park as far as possible and walk...esp. after you get done eating here...saves on gym membership! read more

Pros and Cons Pros. 1. They have a wide selection of restaurants and stores. 2. The shopping center has a lot of palm trees which i enjoy. Cons 1. Parking can be a pain at times 2. Nothing in the place stands out. It is just your typical shopping center. i come to this shopping center pretty often because i like some of the restaurants they have such as JJ Bakery and Taco Bell. I also like the design of the shopping center which includes palm trees. The reason I gave it three stars was because their isn't anything that stands out. Culver Plaza is just your typical run-of-the-mill shopping center. read more

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This Plaza is lacking a solid grocery store. It has 99 Ranch, and it has CVS, but unless you're going to either of those places specifically, it's really lacking the versatility that a Ralph's or Trader Joe's could accomplish. The 24 hour fitness lacks good parking. If there's any Chinese holiday happening, forget about getting a spot to the gym. If you're looking for lots of fun asian places, then this is the plaza for you! It really attracts the international students, so you know it's legit! read more

Pretty good large strip mall with lots of food options and Ranch 99 there are seating areas to snack at parking in the day has not been too bad at all surprisingly enough read more

Parking can be difficult especially one a Saturday or Sunday lunch time, but other than that this place has a lot of food option! Just look at the options below! One of the most popular places to eat is probably Sam Woo! To my opinion, this is my second plaza to go in Irvine after Diamond Jamboree for Chinese food! Ok, maybe I might be a bit biased because I live super close to this plaza. Regardless, this plaza is a lot bigger than Diamond Jamboree and has many options as well! As long as you can find parking then you should be fine! 24 Hour Fitness 7-Eleven 99 Ranch Market All That Barbecue Baskin Robbins BevMo! Coffee Tomo J.J. Bakery-Cafe KFC/Taco Bell Little Sheep Mongolian Hot Pot Meizhou Dongpo Menchie's Frozen Yogurt Outback Steakhouse Panda Express Pokeworks Popcorn Chicken Sam Woo Seafood & BBQ Tasty Garden Tasty Noodle House Tea Station Vitativ read more

This plaza offers a wide range of restaurants, shops, and cafés. It is huge and I am sure you will find whatever you need. It also contains sufficient parking around the shops. read more

I really do love this plaza. To me it's a 3-fold plaza. There's: 1-side: Ranch 99, Sam Woo, (and now) Chase Bank side (this side faces Culver Dr) 2-side: 24 Hour Fitness, O'Reily's, BevMo, cleaners side, and a Thai restaurant. This side is backed up to Hearthstone 3-side: What I like to call the "non-Asian side w/ a splash of Asian" side. This side has the McDonalds, KFC, Outback, Taco Bell, CVS, Chevron. It does have a Tea Station and (coming soon) a Noodle restaurant. Other stores in here (somewhere and around) include: 7-11, JJ Bakery, Cathay Bank, and others. I don't know why I love this place, but I do frequent it often. read more

Parking here can be a difficult at around 4 pm ish until 8 pm ish. So, just beware. This plaza is nothing special, but it does has everything you need, ranging from different food places, gas station, gym, etc. Check out my list below! [[FOOD]] -McDonald's - KFC - Tea Station - Taco Bell - Outback Steakhouse - Panda Express - Sam Woo - JJ Bakery - Baskin Robbins - Popcorn Chicken - BevMo [[GAS]] - Chevron [[SUPERMARKET]] - 99 Ranch Market [[SHOPPING]] - Morning Glory - Petco - Tuesday Morning [[GYM]] - 24 Hour Fitness [[BEAUTY]] - CVS Health - Majestic Spa - Lovely Nails & Spa read more

Used to be a great shopping and dining destination, but little by little, they have runout anything that isn't Asian! Used to love Marie Calendars and Outback but they did not renew their leases read more

Sam Woo restaurant & BBQ Express, PokéWorks, Panera Bread and LA Fitness are available in this pristine shopping center with ample free parking. read more

Ok the shops inside are great and I'm here a lot! I love the restaurants from Outback to All at BBQ. Parking can be a bear when you get to the 99 ranch market side. Also everyone always is confused when they are entering the center. Doesn't anyone understand that there is not a stop sign!? You have the right of way entering. I do have to complain and wish I could talk to property management. When did your shopping center become a spot where ladies with their kids come to beg? I was outside eating today and was approached twice by two different ladies asking for money. They had their signs and kept saying "God bless you...." I was so uncomfortable and will never be eating outside again. Where are your security guards to keep these things from happening. I hate feeling heartless but We don't live in Irvine for this... read more

It's a pretty big shopping plaza. A lot of Asian places dominate the area, inclusive of 99 Ranch, CTBC, and Tasty Noodle House. The good thing about this plaza is that there are a lot of places to eat here, although some of them are expensive. There's kind of like a food court-like area where the Baskin Robbins is, so each party member can buy food at each location and meet up at one place to have all-you-can-drink. The bad thing about this plaza is that it's pretty hard to park and drive around, especially around the 99 Ranch. That area is so flooded with cars that one should just park next to the Petco and walk around the plaza. What's even worse is that some of the parking dividers have plants on them, so one might get chased by bees if one wants to take a shortcut over them. read more

This shopping center has several nice places, but something must be up with the design of the place because accidents happen all the time. It was just last week when I saw a Mexican guy on a bike get nailed by a car in front of All The Barbecue. I felt bad because I laughed, but I mean damn there's some really horrible drivers in this shopping center. Parking also sucks around 24 Hour Fitness, and it spills out all the way to 7-Eleven. There's nice places here but it's a hazard during regular business hours. You have to be really careful when driving around here, I usually park away from the busy areas. read more

The center has stores that I frequent but I hate driving around the parking lot. Who designed the lot? He/she needs to go back to design school. read more

I enjoy this plaza. It has many stores that I frequent often. Wish stores were open later than 9, but rich people go to bed early.

Like other Irvine Company owned retail plazas in Irvine, people drive through the parking lots here without much regard for pedestrians. Though the traffic laws for private properties like this retail plaza may be different than the traffic laws for public streets, you would think car drivers would prioritize yielding to pedestrians. It seems the other way around. The City of Irvine and the Irvine Company, need to both make its streets and shopping centers more pedestrian friendly. As far as I know, the Irvine Company owns every single retail property in Irvine. With the weather so nice in Irvine, why is everyone in a car all the time anyway? What is more, walking has got to be more enjoyable that sitting in a car, burning gas/electricity, sitting at stoplights, having cars pull in front of you as you slow to an intersection, and complaining about car traffic and timing of stoplights to Irvine city council members. Gyms are also in Irvine Company retail locations like this one. It is interesting to see people drive to go walk on a treadmill. read more

This is an innocuous shopping center, courtesy of the Irvine Company, but they have Asian places here, atypical of your typical Irvine Company shopping center. Weekend afternoons are the worst here for parking, as every Chinese auntie or grandpa seems to be fighting you for a spot. read more

Nice plaza...not as happening as the Jamboree Plaza, but this one has Tea Station, which is probably the most bustling place here on a Saturday night. Granted, I'm not from Irvine, so don't take my word for it, haha. read more