tl,dr: Large variety of restaurants. Very convenient for my athletic lifestyle needs…read more Likes: + I love the variety of shops around here. Whether you're craving poke, burger, or a smoothie, this plaza has it. + HUGE parking lot. + Numerous entrances/exits. Makes for smooth traffic flow. + Never too crowded. + Located just down the street from Veterans Sports Park. Very convenient for me in between my athletic sessions. + I have also picked up fruit from the Stater Bros here to share with my pickleball friends at Vets. Non-likes: - The road geography around here is a lil weird. If you're at the Valencia Ave & Tustin Ranch Rd intersection, and you somehow accidentally go north on Tustin Ranch Rd, too bad. There won't be a left turn or U-turn at Edinger Ave, because these two streets don't meet. You have to continue until you reach Walnut Ave to find a detour back. A lil inconvenient.

Awesome new shopping center in lower Tustin…read more Consists of many cool places for your convenience and enjoyment like: * Stater Bros (flagship store: sushi station! smoked meats at butcher! yummy fresh guac!) * Ahipoki Bowl * Board & Brew * Burger Boss * Dunkin Donuts * Jamba Juice * Noah's New York Bagels  * Pizza Press * Pier 76 fish grill * Club Pilates * Laser Away * Dentist * Haircuts And even some more I forgot to list here. So next time you're in the area definitely check it out... your belly will be full for sure and you might even look and feel better too! Ensuring you won't be disappointed!

+ Various Asian stores and restaurants. . Crowded but ample,…read moresunny, 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.

This place is dangerous, and I say it because pedestrians are the main problem that I come across…read morehere. 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.

Convenient dining plaza for UCI students and affiliates. I've enjoyed yummy meals at several…read morerestaurants here, including Taquiero Taco Patio, hen house Mediterranean Grill, and Yup Dduk Irvine. I love the cultural variety. I've also grabbed ice cream with my UCI badmin/tennis friend at Saffron & Rose Persian Ice Cream. Hope to show him pickleball someday. I have also bought groceries and stuff for my potluck parties at the Albertsons here. Large but almost always crowded parking lot.

Great selection of eateries, different from the bigger University Center down the way on Campus &…read moreBridge. This plaza is more relaxing too. Plenty of parking even during lunch time. This is a walking plaza, so you park and can walk to the different places. The businesses are placed in a manner where parking does not become an issue. For example, the Albertson's is located towards the center rear of the plaza allowing ample parking in the front entrances as not to take away from the other businesses. Some of the businesses: Alberton's Market, Starbucks, Del Taco, The Habit, Asian Box, Strickland Ice Cream, Gina's Pizza and Pastaria, Which Wich, and a lot more. (BTW, Blaze Pizza is NOT located here, they are in University Center.) Happy Eating and Fight On!

The parking situation here is terrible! Omg, it's unbelievable. As soon as the businesses open,…read morethe parking lot gets filled and there are security people standing in the lot and asking you where you are going and if they don't like your answer, they tell you that you can't park there. I started parking across the street in the residential area because of this! There are medical businesses, restaurants, coffee, a workout business, and a nail salon to name a few. The building itself is a new, more modern type of place. It's not my favorite place due to the parking and cold modern look of the inside of the building. Very industrial feel, no originality.

Plain ordinary Irvine Company strip mall. Anchor stores and businesses are CVS, Ralphs, Ace…read moreHardware, Bank of America, Chase. A few other stores include the Counter, Krisers, Pick up stix, GNC, Chronic Tacos, Pandor, Z Pizza, Pandor, and a mailbox store. Also some exercise (pilates and fitness) and Massage Envy. Sort of an all in one stop, but nothing truly stands out. I do like Krisers and go to CVS a lot, but rarely go to the others. It is, however, in a nice area, has plenty of parking, and can be a good anchor to explore other shops around. Wish I could offer more....

A very old looking shopping center. With insufficient and tight parking. But why is it insufficient…read moreand tight? Because it's THRIVING! So many delicious eateries -- from Korean/Chinese fusion to baked goods to Vietnamese and so much more. If parking was better, it would be a 5! I don't think this can be remedied. It is what it is because of the plot of land/space. TIP: Come early to find/claim your parking spot!

Small village center. Have plenty of public parking lots but watch out for aggressive drivers…read more Have Taiwanese restaurant, fast food chains, bakeries, & some local stores. Usually go there for food since its popular and busy hours on weekends.

This shopping center is easy to miss. You have to make a U turn on Bayswater and it's a little…read moretricky. The only good places are Flower Child and Eddie Vee's. I wouldn't go out of my way to come here.

always dirty tables. no one who can clean the place. disgusting eating here. I always come here for…read morelunch or dinner and all tables are dirty. The floor full of garbage and never seen empl cleaning the place. Such a disgusting spot. Food is good. Place is garb.

Likes: + Ample parking lot…read more + Pretty easy to come and go here, with many exits/entrances to choose from. + I like the H Mart food court here. Wide variety of Korean and Japanese meals to choose from. + I also like Sprouts, for they sell protein Wilde chips. + They have a T-Mobile shop here too. Parking lot is usually not too crowded.

From Sprouts market to Mediterranean food to Starbucks to Planet Beauty to Marshalls to Hmart Asian…read moremarket and more, this truly can be your 1 stop shopping destination. There is something for everyone, and you can find everything you need at one of the many thriving businesses. To note, they have a huge lot. However, prep yourself to park a bit farther if you plan to go to Hmart or one of the other businesses near it. Parking near Hmart is always full. The extra steps are fine. You can do it ;)

Fashion Island is a higher end outdoor mall with some interesting shops and an amazing food court…read more The grounds are beautiful, and it can be fun to just walk around and check everything out. If you have young children, the koi pond with its giant koi fish is a huge it, as there are stepping stones through the middle of the pond and the layout is just gorgeous. There are also several quite amazing water fountains that they'll love running around. Plus it can even give you an excuse to do so! Not to mention, there are numerous stores to visit, including a legendary three or four-story Restoration Hardware with ocean views, an Apple store, tons of boutique clothing shops, Nordstroms, and a few places to enjoy lunch. There is also a PF Chang's with ocean views. Don't forget the amazing gelato place either! It moved from its old location so check the map. It's still there. Service-wise, this is higher end so you can expect decent service wherever you're at. Overall five stars. This is an OC institution.

Update on HUGE cockroach infestation at Fashion Island (FI), Newport Beach…read more Went to FI this 2026 summer and after three summers, I am happy to report the cockroaches are gone. The Irvine company that owns and runs FI never responded to my emails requesting they rid their sewers of the infestation but finally they have acted and now, FI is clean and cockroach free. Hope it stays that way because it was so tragic to experience such a traumatic event year after year. Now they must act and remove the rats scurrying around between Lululemon and Macys. Rats are easier to eliminate than cockroaches but shame on FI for allowing rats to roam freely. Rats are so gross!!!