Westminster / Central Orange County
Starbucks' own locator shows five stand-alone Westminster stores, four of them drive-thrus, and all of them sit at or west of Beach Boulevard: two on Beach Boulevard (14041 and 16388), two on Goldenwest Street (13102 and 15388) and one on Springdale Street. In the Little Saigon core the coffee and tea we could confirm is inside Asian Garden Mall (Koo Coffee Tea, Unit 306, plus a lower-level food court that serves Vietnamese iced coffee), not in drive-thru pads. Dutch Bros' nearest stands are just outside the city at 9901 Westminster Ave in Garden Grove and 9067 Warner Ave in Fountain Valley, and Peet's and 7 Brew list no Westminster store. For a drive-thru, look at C1 and C2 frontage on Beach Boulevard, Goldenwest Street and Westminster Boulevard; for a walk-in cafe or tea house, the precedent we found is on Bolsa Avenue around Asian Garden Mall.
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.
South of I-405 between Goldenwest Street and Edwards Street
Anchors / key tenants: Target (open during redevelopment)
Westminster Mall closed on October 29, 2025 and demolition began in April 2026. Shopoff is redeveloping the site as Bolsa Pacific, and Target remains open. Beach Boulevard corridor carries national/value retail outside the Little Saigon core.
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 coffee shop space businesses currently trading in the market.
Starbucks (Westminster & Beach Blvd)
14041 Beach Boulevard, Westminster, CA 92683
Starbucks' locator lists drive-thru, cafe seating and weekday hours of 4:30 a.m. to 9:30 p.m. On Beach Boulevard (State Route 39) near Westminster Boulevard.
Starbucks (Goldenwest & Natal)
13102 Goldenwest Street, Westminster, CA 92683
Drive-thru store per Starbucks' locator, in the north part of the city.
Starbucks (Goldenwest & McFadden)
15388 Goldenwest Street, Westminster, CA 92683
Drive-thru store per Starbucks' locator, south of the former Westminster Mall site.
Starbucks (McDonald & Beach)
16388 Beach Boulevard, Westminster, CA 92683
Drive-thru store per Starbucks' locator. The Census geocoder places its coordinates inside Westminster city limits.
Starbucks (Springdale & Westminster)
14022 Springdale Street, Westminster, CA 92683
In-store only; the locator lists no drive-thru for this store.
Starbucks inside Target (two stores)
200 Westminster Mall and 16400 Beach Boulevard, Westminster, CA 92683
Starbucks' locator lists a store inside each Westminster Target. The Target at 200 Westminster Mall is the one store still open on the mall site, which closed on October 29, 2025 and is being redeveloped.
Koo Coffee Tea (Asian Garden Mall)
9200 Bolsa Avenue, Unit 306, Westminster, CA 92683
Listed under Eat & Drink in Asian Garden Mall's own directory, alongside Champagne Bakery (Unit 116). The one coffee or tea tenant we could confirm in the Little Saigon core.
01
Use permit: Table 2-4 (Section 17.220.010) lists 'Cafe, coffee house, tea house' as a conditional use in C1, C2 and CM and not allowed in CR. Footnote 6 and Section 17.400.030.B waive the CUP only if the cafe (1) is inside an enclosed mall with no direct exterior access, (2) has no seats and a customer service area of 250 sq ft or less, or (3) keeps hours of 6:30 a.m. to 9:00 p.m. Monday through Thursday and 6:00 a.m. to 10:00 p.m. Friday through Sunday. Starbucks lists a 4:30 a.m. opening at 14041 Beach Blvd, so a seated cafe planning dawn hours should budget for a Planning Commission hearing (Section 17.550.015.B.2).
02
House rules for CUP-exempt cafes (Section 17.400.030.C): no entertainment, karaoke, televisions or monitors; no more than four amusement devices; no alcohol on the premises; window tint no darker than 20 percent and signs on no more than 25 percent of any pane; 'No Loitering' signs front and rear; two accessible public restrooms once there are 12 or more seats; and no one 17 or younger inside after 10:00 p.m. Check the floor plan and the storefront graphics against these before you sign.
03
Grab-and-go versus cafe: Article 7 defines a 'take-out' use as mainly off-site food or drink with limited seating (typically fewer than 12 seats, not counting outdoor seats), and Table 2-4 permits 'Restaurant, take out' by right in C1, C2 and CM. Ask Planning in writing which category your counter-service format falls in. Under Table 3-5, take-out uses and cafes with 12 or fewer seats park at the shopping center rate (1 per 250 sq ft up to 100,000 sq ft of center, 1 per 300 above) or 1 per 250 sq ft stand-alone, and an outdoor patio up to 25 percent of the enclosed floor area or 1,000 sq ft (whichever is smaller) adds no parking, except that this patio allowance does not apply at 12 or fewer seats.
04
Drive-thru lanes: Table 2-4 permits drive-in and drive-through facilities by right in C1, C2 and CM (not CR; Table 2-8 prohibits them in MU36 and requires a CUP in MU40). Section 17.400.050 requires 140 feet of queuing measured to the farthest service window, with at least 60 feet before the menu board, a 12-foot minimum lane width with a 10-foot interior radius, curb and landscape separation from other circulation, headlight screening, and a 6-foot masonry wall on any property line that adjoins a residential parcel. A drive-thru does not reduce required parking, and drive-in restaurants must also meet Chapter 8.12 of the Municipal Code.
05
Early and late hours: Article 7 defines late night hours as midnight to 6:00 a.m., and Section 17.220.015.B requires a CUP for a commercial business with late night operations within 150 feet of a residentially zoned parcel. A drive-thru that opens at 4:30 a.m. with cars idling in the lane is the kind of operation to ask Planning about, so check what is zoned behind any Beach Boulevard or Goldenwest Street pad.
06
Health and grease: OC Health Care Agency Plan Check must approve plans for any new or remodeled food facility (Health and Safety Code 114380) before the city building permit is finaled. Westminster's sewer agency, Midway City Sanitary District, requires a FOG Wastewater Discharge Permit before a new food service establishment opens (Ordinance 63, Section 2.4), a grease interceptor for new construction and for existing establishments that remodel or change operations (Section 2.5), and does not let the permit transfer to a new owner (Section 3.8). A 'limited food preparation establishment' that only reheats, hot-holds or assembles ready-to-eat food is exempt (Section 3.7), so a coffee bar serving only pastries should get that call in writing before the plumbing is designed.
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.