San Clemente / South Orange County
Avenida Vista Hermosa has the most medical in a retail setting that we could confirm: the Outlets at San Clemente lists Providence's urgent care and medical group, Crossover Health and Sea Summit Dentistry, and the Target at 990 Avenida Vista Hermosa has a Kaiser Permanente clinic. On Camino de Los Mares, Ocean View Plaza has MemorialCare, a dental group and an optometrist, and the code's Regional Medical Facilities zone covers the hospital campus at 654 Camino de Los Mares nearby. In Talega, Mission Heritage Primary Care (7,833 SF), ProSport Physical Therapy and a dentist are already in Talega Village Center.
Population
63,273
Median HHI
$140,062
Median age
45.6
Homeownership
66.5%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Avenida Del Mar · El Camino Real · Avenida Pico · Avenida Vista Hermosa · Avenida Talega
Specific shopping centers in San Clemente that already carry credible co-tenancy for this use. Listed in approximate order of fit.
801 Avenida Talega
Anchors / key tenants: Ralphs
Size: 102,273 SF
Regency Centers-owned community center anchoring the Talega master-planned neighborhood. Ralphs (about 46,000 SF) is the only anchor. Fitness in place via Anytime Fitness and Club Pilates. Food is Peet's Coffee plus independents such as BallPark Pizza, Barnoa Wine Bar, Basanti, Fettuccine Marcello, and Kiann's.
1011 Avenida Pico
Anchors / key tenants: daily-needs and service-oriented mix
Upscale architectural pattern with strong ground-floor visibility. Reads as a polished neighborhood center for service retail and lifestyle.
Existing operators are the most honest comp for whether a use can support San Clemente rents. These are publicly visible medical retail space businesses currently trading in the market.
Providence Mission Heritage Urgent Care - San Clemente
Outlets at San Clemente, 101 W Avenida Vista Hermosa, San Clemente, CA 92672
Walk-in urgent care staffed by board-certified family doctors and internists, with X-rays on site. Open 8 a.m. to 8 p.m. weekdays and 8 a.m. to 5 p.m. weekends, per the center's tenant page.
Providence Mission Heritage Medical Group - San Clemente
Outlets at San Clemente, 101 W Avenida Vista Hermosa, San Clemente, CA 92672
Family health clinic offering family medicine, internal medicine, gynecology, obstetrics and rheumatology. The same outlet center also lists Crossover Health (primary care) and Sea Summit Dentistry.
Mission Heritage Primary Care (Talega Village Center)
801 Avenida Talega, Suite 3-102, San Clemente, CA 92673
7,833 SF, the largest non-grocery tenant on Regency's roster for the Ralphs-anchored center. The center also has ProSport Physical Therapy (4,885 SF, 6-103) and Dana Ghorab, D.D.S. (1,300 SF, 2-105).
MemorialCare Medical Group (Ocean View Plaza)
638 Camino de Los Mares, Space 19, San Clemente, CA 92673
4,217 SF per Brixmor's tenant list, in the Ralphs and Trader Joe's center. Brixmor also lists San Clemente Dental Associates (2,106 SF) and Seaside Eyecare Optometry (1,286 SF) there.
Kaiser Permanente clinic care inside Target
990 Avenida Vista Hermosa, San Clemente, CA 92673
Target's store page lists 'Clinic care by Kaiser Permanente', a CVS pharmacy and Target Optical in the San Clemente store.
01
By-right zoning: Table 17.36.020 permits Offices, Medical (P) in every commercial zone from NC 1.1 through CC 4, and the Chapter 17.88 definition of medical office covers dentists, optometrists, chiropractors and 'clinical service uses' such as medical and health clinics, physical therapy clinics and emergency care centers. An urgent care, dental or PT user in a commercial-zoned center does not need a use permit, but confirm the parcel is not governed by one of the specific plans in Table 17.52.060.
02
Downtown and North Beach: in Table 17.40.030, medical offices other than optometrists with retail space are marked 'O' in MU 1 and MU 3.0. Footnote 3 sends them to the Central Business overlay rules in 17.56.030, and a Minor CUP is required to put a non-pedestrian use in pedestrian-oriented space. A dentist or clinic wanting ground-floor frontage on Avenida Del Mar should plan for that review, while an optometrist with retail is permitted outright.
03
Parking: Table 17.64.050 requires 1 space per 200 sq ft for medical offices, against 1 per 300 for general retail. Taking a 4,217 SF suite like MemorialCare's at Ocean View Plaza from retail to medical moves the requirement from 15 to 22 spaces (fractions round up), so ask the landlord for the center's parking count and any recorded parking restrictions before the LOI.
04
Hospital-type uses: the RMF 1 zone applies to the existing general hospital facilities at 654 Camino de Los Mares, and accessory hospital uses (laboratories, medical offices) are listed as permitted only in RMF 1. A Specialty Hospital needs a CUP and is listed only in CC 4, and Group Counseling needs a CUP in CC 4 or RMF 1 only. Group counseling programs have far fewer zone options than outpatient clinics.
05
Massage in a clinical practice: Section 17.28.185.B exempts licensed physicians, chiropractors, osteopaths, physical therapists and registered nurses from the massage establishment rules while practicing their professions. A med spa or wellness clinic whose massage is done by unlicensed staff falls back under the Massage (CUP) or Accessory Massage (Minor CUP) permits, Police Services review and CAMTC requirements.
06
Buildout: Providence's urgent care at the Outlets offers on-site X-ray, and the medical tenants we found range from 1,286 SF (Seaside Eyecare) to 7,833 SF (Mission Heritage at Talega). The largest openings Regency listed at Talega are restaurant spaces of 3,844 and 1,986 SF (4-101 and 4-102) and a 2,619 SF space coming available (4-104). Before signing, get the landlord's approval for X-ray equipment and shielding, plumbing to exam rooms or operatories, and restroom and accessible path of travel upgrades.
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.