Santiago Hills Marketplace
8440 East Chapman Avenue
Anchors / key tenants: neighborhood retail and grocery mix
East Orange neighborhood center serving the foothills and Anaheim Hills crossover. Daily-needs and service-retail oriented.
Orange / Central Orange County
Medical Retail Space in Orange
South Main Street is where medical and retail overlap most in Orange. Exer describes its 396 S. Main clinic as sitting in the city's established medical corridor near Providence St. Joseph Hospital and UCI Medical Center, and The Joint Chiropractic is farther down the same street at 745 S. Main in Orange Town & Country. On North Tustin Street, America's Best has a storefront eye exam and optical shop in Palm Center at 970 N. Tustin Street. Medical offices are permitted by right in the OP, CP/C1, C-TR, C2 and C3 zones, but not in CR along Katella, and the code's separate Medical clinic category is not listed in any commercial zone, so how Planning classifies an urgent care is the first question to settle.
Population
138,266
Median HHI
$117,113
Median age
37.2
Homeownership
56.7%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Chapman Avenue · Tustin Street · Glassell Street · Katella Avenue · Main Street · La Veta Avenue
Centers worth touring for medical retail space in Orange
Specific shopping centers in Orange that already carry credible co-tenancy for this use. Listed in approximate order of fit.
Orange Square / Towne Centre at Orange
Chapman / La Veta corridor
Anchors / key tenants: neighborhood / service mix
West Orange / Tustin Street neighborhood centers serving daily-needs and medical-adjacent uses.
Medical Retail Space operators already in Orange
Existing operators are the most honest comp for whether a use can support Orange rents. These are publicly visible medical retail space businesses currently trading in the market.
Exer Urgent Care, Orange
396 S. Main Street, Orange, CA
Walk-in urgent care with on-site X-ray, open 7 days from 8 a.m. to 8 p.m. Exer's page calls it its newest clinic, on South Main Street just off Chapman Avenue in the city's established medical corridor, minutes from Providence St. Joseph Hospital and UCI Medical Center.
The Joint Chiropractic, Orange Town and Country
745 S. Main Street, Orange, CA 92868
Walk-in chiropractic clinic in the Orange Town & Country center, per the operator's clinic page. The same address houses Massage Envy (Ste 130), and Ulta's store data places its 763 S. Main store in Orange Town & Country Shopping Center.
America's Best Contacts & Eyeglasses, Palm Center
970 N. Tustin Street, Suite A, Orange, CA 92867
Optical store with eye exams, opened June 16, 2017, per the operator's location page, which names the center Palm Center.
What to diligence before LOI
01
Classification: Table 17.13.030 (Ord. 13-18, 2018) lists Medical Offices as P in OP, CP/C1, C-TR, C2 and C3 and in all five mixed use zones, not permitted in CR, and C in M1 and M2. Medical clinic is a separate row that is not permitted in any commercial zone (C only in A1 and PI). Section 17.04 defines a Clinic as a place where patients are examined and treated by physicians, dentists, psychologists or social workers without overnight stays, which could capture an urgent care or multi-doctor practice. Get Planning's written use determination before you sign.
02
Parking is heavier than retail: Table 17.34.060(B) requires 5 spaces per 1,000 SF for medical offices (including dental), 6 per 1,000 for an urgent care clinic, and 5 per 1,000 for out-patient, dialysis or surgery centers, against 4 per 1,000 for general retail. In a center over 25,000 SF these uses are counted at their own rates, not the center rate. A 3,000 SF urgent care needs 18 spaces where a retailer would need 12.
03
Up to a 20% parking reduction is available for a single nonresidential use through the Community Development Director with a parking analysis (Section 17.34.060), but it ends with that business and can be revisited if the use intensifies. Plan for it as a fallback, not the base case.
04
Loading: Section 17.34.180 says loading areas for medical offices should be as close as possible to the main building entrance, unlike retail, where loading goes to the back. Check the drop-off path for patients with limited mobility on the site plan.
05
Katella Avenue: the CR zone created for the Katella corridor does not allow Medical Offices at all in the 2018 table. Rule out CR parcels early rather than counting on a variance.
06
Accessibility: when a primary function area is altered, 28 CFR 36.403 requires the path of travel to it, and the restrooms and drinking fountains serving it, to be made accessible, up to the point where the cost exceeds 20% of the alteration. In an older strip suite converted to exam rooms, budget for restroom and entry work on top of the plumbing to each exam room.
Sources
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.
- City of Orange Ordinance No. 13-18, Table 17.13.030 as adopted in 2018, City of Orange document archive
- City of Orange Municipal Code Section 17.13.040(QQ), Medical Offices (Zoneomics copy)
- City of Orange Municipal Code Chapter 17.04, Definitions (Zoneomics copy)
- City of Orange Municipal Code Chapter 17.34, Sections 17.34.060 and 17.34.180 (Zoneomics copy)
- City of Orange Municipal Code Section 17.18.020 (Zoneomics copy)
- Exer Urgent Care, Orange clinic page
- The Joint Chiropractic, Orange Town and Country clinic page
- Massage Envy, Orange Town and Country location page
- Ulta Beauty, Orange store page (Store 1665)
- America's Best Contacts & Eyeglasses, Palm Center location page
- 28 CFR 36.403, Alterations: Path of travel (Cornell LII)
- U.S. Census Bureau, ACS 2020-2024 5-year estimates, tables DP05 and DP03, Orange city, California