Scope of Work: CEQA Compliance, Entitlement Management, Community Outreach

Started: 2020 | Completed: 2022

Project Description:

Pavilion Plaza West transformed a blighted, 76,000 SF vacant grocery building — formerly a Vons Pavilion that had sat empty since the mid-2000s — into a vibrant, approximately 65,980 SF shopping center on the south side of Chapman Avenue, west of Brookhurst Street.

The redevelopment delivered three new buildings: a 51,280 SF multi-tenant building, an 11,200 SF restaurant pad building, and a 3,500 SF drive-thru restaurant pad. The center is anchored by the City of Garden Grove’s first Sprouts Farmers Market, with additional tenants including The Habit Burger Grill, Jersey Mike’s Subs, Ulta Beauty, Mattress Firm, Crimson Coward Nashville Hot Chicken, and Pacific Dental.

Our Services:

EPD prepared the Initial Study/Mitigated Negative Declaration (IS/MND) and accompanying Mitigation Monitoring and Reporting Program for the project, along with the technical studies needed to support environmental clearance under CEQA.

EPD managed the full entitlement package required to bring the project forward, including Site Plan approval for the new construction, a Conditional Use Permit to operate and construct the drive-thru restaurant building, a Variance from the Neighborhood Mixed Use (NMU) zone’s 40,000 SF contiguous ground-floor footprint standard, and a Tentative Parcel Map to subdivide the 7.03-acre site into two parcels — creating a new 0.45-acre pad for the drive-thru restaurant.

EPD led community outreach efforts throughout the entitlement process, helping build local support for revitalizing a long-vacant, blighted site into a well-received addition to the neighborhood.

EPD’s coordinated environmental and entitlement work allowed the project to move efficiently through the Garden Grove Planning Commission, clearing the way for construction of a modern, grocery-anchored shopping center that has since become a high-traffic hub at the corner of Chapman Avenue and Brookhurst Street.

EPD’s coordinated environmental and entitlement work allowed the project to move efficiently through the Garden Grove Planning Commission, clearing the way for construction of a modern, grocery-anchored shopping center.