Fullerton / North Orange County
The confirmed medical cluster in a Fullerton shopping center is at Amerige Heights Town Center on W. Malvern Avenue, where a dentist, an orthodontist and an optometrist each take about 1,300 to 1,450 sq ft in the same center as Albertsons and Target, and Regency listed a 1,900 sq ft space (Q03) as available soon on 2026-09-24. Providence St. Jude Medical Center, the Providence hospital campus at 101 E. Valencia Mesa Drive in north Fullerton, is the other anchor for medical demand. Because medical office is a by-right use in the G-C and C-3 zones, any existing shop space zoned G-C or C-3 can be considered without a use permit, subject to parking.
Population
140,968
Median HHI
$104,286
Median age
36.9
Homeownership
51.8%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Harbor Boulevard · Commonwealth Avenue · Chapman Avenue · Malvern Avenue · Imperial Highway
Specific shopping centers in Fullerton that already carry credible co-tenancy for this use. Listed in approximate order of fit.
1889–2291 W. Malvern Avenue
Anchors / key tenants: Target, Albertsons, Ross, Barnes & Noble
Regency Centers-owned retail core of the 293-acre Amerige Heights master-planned community (1,365 homes). Mix includes Bath & Body Works, Islands Fine Burgers & Drinks, Menchie's, Starbucks, McDonald's. The strongest national co-tenancy in Fullerton.
1100 S. Harbor Boulevard (Harbor Boulevard at Orangethorpe Avenue)
Anchors / key tenants: Costco, Ross, AMC
Community center in south Fullerton at Harbor and Orangethorpe, managed by NewMark Merrill. Daily-needs and service retail oriented around resident frequency. The center had an Amazon Fresh, and Amazon announced in January 2026 that it would close all of its Amazon Fresh stores, so confirm the status of that box.
Existing operators are the most honest comp for whether a use can support Fullerton rents. These are publicly visible medical retail space businesses currently trading in the market.
Dr. Steven Yu, DDS
Amerige Heights Town Center, 1889-2291 W. Malvern Avenue (space N04), Fullerton, CA
General dental office in 1,305 sq ft on Regency Centers' tenant table for the Albertsons anchored center.
Focal Point Optometry
Amerige Heights Town Center, 1889-2291 W. Malvern Avenue (space N06), Fullerton, CA
Optometry in 1,305 sq ft in the same N row of shops, per Regency's table.
Lee Orthodontics
Amerige Heights Town Center, 1889-2291 W. Malvern Avenue (space P07), Fullerton, CA
Orthodontics in 1,430 sq ft per Regency's table. With the two above, the center has three medical tenants in suites of 1,305 to 1,430 sq ft.
01
Zoning: FMC 15.30.030.1 through 15.30.030.3 list Office, medical as permitted by right in O-P, G-C and C-3, and 15.30.030.4 makes it a conditional use permit in C-M. Chapter 15.04 defines a medical office or medical clinic to cover dentistry and medicine under the 'Healing Arts' of the Business and Professions Code, with an optional on-site pharmacy. A Health facility is a separate CUP use limited to state-licensed facilities with stays of 24 hours or more, so an urgent care or outpatient clinic is treated as medical office.
02
Parking ratio: Table 15.30.060(A) sets Office, medical at 1 space per 182 sq ft, against 1 per 250 for other commercial uses, and lets the director reduce it to 1 per 250 for a medical office under 5,000 sq ft. For a 1,430 sq ft suite like Lee Orthodontics' that is 8 spaces at the full ratio or 6 at the reduced one, so ask for the reduction in writing on any suite under 5,000 sq ft.
03
Change of use: under FMC 15.30.060(E), converting space in an existing building to a use permitted by right needs no added parking if the building is not expanded and the property has no open code enforcement case. Because medical office is by right in G-C and C-3, ask the landlord to confirm there are no open code cases on the property before relying on this.
04
Accessible parking: FMC 15.30.060(A)(2) requires disabled parking to follow Title 24, Part 2, Chapter 11B, Division 4 (section 11B-502.2 and following) and counts those stalls toward the total. Count the accessible stalls near the suite and walk the path of travel to its entrance during the LOI stage.
05
X-ray: Title 17 CCR 30108 requires a practice that acquires an X-ray machine to register it with CDPH's Radiologic Health Branch within 30 days, and the registration runs two years. Dental, orthodontic and urgent care users should put the shielding design in the landlord work letter and settle in the lease whether shielded walls stay or come out at the end of the term.
06
Amerige Heights co-tenancy: with a general dentist, an orthodontist and an optometrist already in Regency's portion of the center, ask Regency whether any of them hold a use exclusive before proposing dental or eye care for space Q03 or the two 'coming soon' spaces (1,105 and 1,970 sq ft).
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.