Westminster / Central Orange County
Asian Garden Mall on Bolsa Avenue is the one center where the owner's own directory shows beauty tenants: a hair salon (Hannah & Jane Hair Design, Unit 134) and a cluster of cosmetics, perfume and herbal shops in the Health & Beauty section. On Beach Boulevard, Sally Beauty at 16446 sits by the Target at 16400. None of the salon suite, wax, massage and cut chains we checked (Great Clips, Massage Envy, Hand & Stone, Sola Salon Studios, Elements Massage, Ulta Beauty) lists a Westminster, California location. Hair and nail salons and massage establishments are permitted by right in the C1, C2 and CM zones, so most salon concepts need no use permit hearing (medical spa and spa/sauna uses need an Administrative Use Permit, and the massage permit rules in Chapter 5.32 still apply).
Population
89,860
Median HHI
$85,541
Median age
43.2
Homeownership
53.4%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Bolsa Avenue · Westminster Boulevard · Brookhurst Street · Beach Boulevard · Magnolia Street
Specific shopping centers in Westminster that already carry credible co-tenancy for this use. Listed in approximate order of fit.
9200 Bolsa Avenue
Anchors / key tenants: ≈300 Vietnamese-American boutique tenants
The cultural and commercial hub of Little Saigon — first and largest Vietnamese-American shopping mall (opened 1987, founded by Frank Jao/Bridgecreek). About 300 shops, food court, jewelry concentration on the second floor. Cultural-fit operators are the only credible tenant pattern here; generic national concepts do not work.
Bolsa Avenue (across from Asian Garden Mall)
Anchors / key tenants: Vietnamese-American retail and dining
Opened by Bridgecreek in 1985, directly across Bolsa from Asian Garden Mall. Same cultural-fit logic applies.
Mile-square block bordered by Bolsa, Brookhurst, Westminster, and Magnolia
Anchors / key tenants: Vietnamese and Korean restaurant, grocery, jewelry, beauty
The dense Little Saigon mile-square block where Vietnamese shops line Brookhurst and Westminster, mixing with Korean retail to the north on Garden Grove Blvd. Highest density of authentic Vietnamese food, banh mi shops, pho restaurants, jewelry, and beauty/nail operators in OC.
Existing operators are the most honest comp for whether a use can support Westminster rents. These are publicly visible beauty and wellness space businesses currently trading in the market.
Hannah & Jane Hair Design
Asian Garden Mall, 9200 Bolsa Avenue, Unit 134, Westminster, CA 92683
Listed under Services in the mall's own directory. The only hair salon in that directory.
Gigi's Cosmetics
Asian Garden Mall, 9200 Bolsa Avenue, Unit 131 (3-5), Westminster, CA 92683
One of six Health & Beauty entries in the mall's 227-entry directory, which also lists Du Monde Perfume (131, 7-8) and Phuoc Loc Tho Herbs (114).
Sally Beauty #1878
16446 Beach Boulevard, Unit H7, Westminster, CA 92683
National professional beauty supply chain, per its own store page. On the same block of Beach Boulevard as Target (16400).
01
Use permits by type (Table 2-4, Section 17.220.010): barber and hair/nail salon are permitted by right in C1, C2 and CM and not allowed in CR. Medical spa and spa/sauna need an Administrative Use Permit in C1 and C2 and are not allowed in CM. An AUP is an administrative review by the Director, not a hearing (Section 17.550.015.B.1). In the MU36 and MU40 mixed-use zones, salons are permitted and medical spas need an AUP (Table 2-8).
02
Massage: 'Massage establishments as defined in Title 5' are permitted in C1, C2, CM, MU36 and MU40, but Section 17.400.095 requires compliance with Chapter 5.32 of the Municipal Code. We could not read Chapter 5.32, so get the city's massage establishment permit requirements in writing before you sign. Acupressure needs a CUP in C1, C2 and CM, while acupuncture is permitted by right in CR through CM. A health or fitness facility with massage needs a CUP.
03
Tattoo and permanent makeup: a tattoo parlor or dermatography studio needs a CUP in C1 and C2 and is not allowed in CM. Section 17.400.155 limits hours to 9 a.m. to 9 p.m., bars opaque front windows and private workstations, and requires a police permit for the business and each artist. It exempts a California-licensed cosmetologist doing facial tattooing as part of a full cosmetology regimen, so a brow or lash studio should ask Planning which category applies.
04
State establishment license: every salon location needs a Board of Barbering and Cosmetology establishment license. The application (Form F-BBC-05, revised March 25, 2024) carries a $50 fee and a $40 renewal, a move to a new location requires an Establishment Closure form, and a buyer of an existing salon needs the prior owner to file one. The owner certifies the shop will meet the Barbering and Cosmetology Act and regulations before opening. The Board posts the application in Vietnamese, Korean, Spanish and Simplified Chinese.
05
Massage therapists and the business are regulated separately: CAMTC certification is voluntary and lets a certified therapist work in any California city without a local permit, but CAMTC says massage businesses are regulated by cities and counties and it has no authority over massage establishments. The Chapter 5.32 business rules still apply in Westminster.
06
Parking under Table 3-5 (Section 17.320.020): stand-alone retail and service uses park at 1 space per 250 sq ft, and a suite inside a shopping center counts at the center rate (1 per 250 up to 100,000 sq ft, 1 per 300 above). Ask the landlord for the center's stall count if you plan many stations or appointment overlap.
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.