Westminster / Central Orange County
Westminster Boulevard carries most of what we verified: Western Dental at 8001, Labcorp at 8341 (Suite 204), and a dental office and optical store inside Westminster Center at Goldenwest Street (6745B and 6771 B). MemorialCare's urgent care and primary care site is on Goldenwest Street south of the former Westminster Mall, and The Joint is on Beach Boulevard near 16400. In Little Saigon, Asian Garden Mall's directory lists a dental office and two optometry and optical shops, so medical users already share that building with retail and food.
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.
Existing operators are the most honest comp for whether a use can support Westminster rents. These are publicly visible medical retail space businesses currently trading in the market.
MemorialCare Urgent Care, Westminster
15464 Goldenwest Street, Westminster, CA 92683
Urgent care open 9 a.m. to 9 p.m. weekdays and 9 to 5 on weekends, with MemorialCare Medical Group primary care and a lab draw station at the same address, per MemorialCare's own pages. About half a mile south of the Target at 200 Westminster Mall by geocoder coordinates.
Western Dental & Orthodontics
8001 Westminster Boulevard, Westminster, CA 92683
General dentistry, orthodontics and X-rays, per Western Dental's own location page. Near the Beach Boulevard intersection.
Westminster Modern Dentistry
6745B Westminster Boulevard, Westminster, CA 92683
The practice's site places it inside Westminster Center, between Albertsons and Goodwill, and lists digital X-rays and imaging. A dental office in a grocery-anchored center.
America's Best Contacts & Eyeglasses
6771 B Westminster Boulevard, Westminster, CA 92683
Eye exams by a licensed optometrist, in Westminster Center per the retailer's own page.
Labcorp Patient Service Center
8341 Westminster Boulevard, Suite 204, Westminster, CA 92683
Routine lab work and pediatric collection, per Labcorp's location page. The suite number suggests an upper-floor office suite rather than a storefront.
The Joint Chiropractic (Westminster Pavilions Place)
16494 Beach Boulevard, Westminster, CA 92683
Walk-in chiropractic with evening and weekend hours. The brand's page describes it as east of Pavilions, next to AT&T.
Ace Dental, Eye Smart Optometry and Optical Zone
Asian Garden Mall, 9200 Bolsa Avenue, Units 209-210 (Ace Dental), 119A (Eye Smart Optometry) and 217 (Optical Zone), Westminster, CA 92683
Listed under Services in the mall's own directory, which is the one Little Saigon center directory we could read.
01
Office or clinic: Table 2-4 (Section 17.220.010) permits 'Offices (medical or dental)' by right in CR, C1, C2 and CM, but 'Clinics' need an Administrative Use Permit in all four zones. Article 7 defines a clinic by reference to Health and Safety Code sections 1200 to 1209, an organized outpatient health facility, so an urgent care or multi-provider model should get Planning's classification in writing. Medical labs are permitted in C1, C2 and CM but not CR, not allowed in MU36 and need a CUP in MU40.
02
Parking under Table 3-5 (Section 17.320.020): medical offices need 1 space per 200 sq ft, except inside a retail shopping center, where the center rate applies (1 per 250 up to 100,000 sq ft, 1 per 300 above). A 3,000 sq ft clinic on a stand-alone site needs 15 spaces; in a qualifying center it counts at 12. Confirm which rate Planning will apply to your suite.
03
Converting retail space: if the new use needs more parking than the prior use, Section 17.320.020.D.3 requires adding the difference. A stand-alone former retail building (1 per 250) converted to medical office (1 per 200) can come up short, so run the count before you sign.
04
Permit life: an AUP or CUP runs with the land but expires if the use is discontinued for one consecutive year (Section 17.550.030.B). When taking over a second-generation clinic suite, ask whether its prior permit is still active.
05
Dental and imaging: the California Department of Public Health's Radiologic Health Branch says 17 CCR 30108 requires anyone who acquires an X-ray machine to register it within 30 days, and registration runs two years. Ask the Westminster Building Division early what it will want for shielding, plumbing to operatories and accessible restrooms on the plan set.
06
Upstairs suites: several medical tenants we found are in upper-floor or 200-series units (Labcorp Suite 204, Ace Dental Units 209-210 and Optical Zone Unit 217 at Asian Garden Mall). Check elevator access and the accessible path of travel before committing a patient-facing practice to an upper floor.
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.