Anaheim / North Orange County
Anaheim Hills Festival holds the clearest medical cluster we could confirm in a retail setting: its directory lists St. Jude Heritage Medical Group, Dentists of Anaheim Hills and Vision Boutique Optometry alongside Vons and Target. In the flatlands, the chain providers we confirmed are on the major east-west and north-south arterials, with America's Best in Anaheim Plaza at 470 N. Euclid Street and Western Dental at 1696 W. Katella Avenue. Anaheim permits medical and dental offices by right in every commercial zone, so the real screen is parking, not zoning.
Population
344,521
Median HHI
$95,227
Median age
36.2
Homeownership
46.2%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Harbor Boulevard · Lincoln Avenue · Euclid Street · Katella Avenue · Ball Road · State College Boulevard · Imperial Highway
Specific shopping centers in Anaheim that already carry credible co-tenancy for this use. Listed in approximate order of fit.
8020 East Santa Ana Canyon Road
Anchors / key tenants: Target, Nordstrom Rack, Hobby Lobby, 24 Hour Fitness, ULTA
Anaheim Hills’ affluent suburban center — different trade area than the rest of Anaheim. Target, Nordstrom Rack and Hobby Lobby anchor the center, with casual dining, fitness, and family-service retail. The former Edwards theater closed in 2022 and that part of the site is approved for apartments.
Existing operators are the most honest comp for whether a use can support Anaheim rents. These are publicly visible medical retail space businesses currently trading in the market.
St. Jude Heritage Medical Group (Anaheim Hills Festival)
Anaheim Hills Festival, Santa Ana Canyon Road, Anaheim Hills, CA
Listed on the center's own directory (phone 714-974-2900), which describes a group of more than 150 doctors from primary care to surgical specialties. A physician group operating inside a Target and Vons anchored center.
Dentists of Anaheim Hills (Anaheim Hills Festival)
Anaheim Hills Festival, Santa Ana Canyon Road, Anaheim Hills, CA
Dental practice listed on the Anaheim Hills Festival directory.
Vision Boutique Optometry (Anaheim Hills Festival)
Anaheim Hills Festival, Santa Ana Canyon Road, Anaheim Hills, CA
Optometry practice listed on the Anaheim Hills Festival directory.
America's Best Contacts & Eyeglasses (Anaheim Plaza)
470 N. Euclid Street, Anaheim, CA 92801
The brand's own locator lists one Anaheim store, in Anaheim Plaza on Euclid Street, offering eye exams. An example of optometry in a large west Anaheim community center.
Western Dental
1696 W. Katella Avenue, Anaheim, CA 92802
General dentistry office on Western Dental's own Anaheim location page, which lists only this address. On the Katella Avenue corridor.
01
Zoning is by right: Table 8-A (18.08.030) permits Medical & Dental Offices in C-NC, C-R, C-G, O-L and O-H. Under 18.36.040 the class covers medical and dental services, acupuncture, colonoscopy and physician-supervised laser hair removal, and medical labs serving on-site or nearby offices, but not facilities with overnight stays. Hospitals need a CUP in C-G, O-L and O-H and are prohibited in C-NC and C-R.
02
Parking is the constraint: Table 42-A (18.42.040) sets Medical & Dental Offices at 6 spaces per 1,000 sq ft against 4 per 1,000 for Retail Sales-General. Converting a 3,000 sq ft retail bay to a dental office moves the requirement from 12 spaces to 18. Inside a Commercial Retail Center-Large, the center-wide 4 per 1,000 rate applies to uses other than restaurants 'unless specified elsewhere in this code', so get planning staff to confirm in writing which rate they will apply to your suite.
03
If the center's count is short, 18.42.050.030 allows a Shared Parking Permit (processed under 18.42.120) when uses have different peak periods or hours, supported by a parking demand study or justification letter. The permit stays tied to the operating assumptions in that study, so extended evening or weekend clinic hours can put it at risk.
04
Anaheim Hills Festival is under Festival Specific Plan No. 90-1 (Chapter 18.108). Table 108-B permits Medical & Dental Offices in DA-1, DA-2, DA-3 and DA-5 but shows them as prohibited in DA-4 (Business Commercial), even though the DA-4 intent language in 18.108.030.040 mentions medical and dental offices. Confirm the development area of the specific building with planning before relying on either reading.
05
Build-out for medical in a retail shell: ask the landlord at the LOI stage for the suite's sewer and water stub locations (exam-room sinks and added restrooms), whether the slab can be trenched, and for dental, where X-ray shielding and vacuum and compressor equipment can go. We did not read the California Building Code sections on occupancy, so get the building division's read on occupancy classification and path-of-travel upgrades for the specific suite.
06
Specific plan and overlay parcels (Anaheim Resort 18.116, Anaheim Canyon 18.120, Beach Boulevard 18.122, and the Brookhurst Commercial Corridor 18.22 and South Anaheim Boulevard Corridor 18.24 overlays) have their own use tables and should be checked before assuming the Table 8-A answer.
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.