Westminster / Central Orange County
Sit-down Vietnamese and Chinese dining in Westminster is concentrated on Bolsa Avenue in Little Saigon, where Asian Garden Mall's directory lists Perfume River Restaurant & Lounge, Dim Sum Bistro and Signature Myra Kitchen next to a row of counter-service food. National chains sit on the arterials instead, with Chick-fil-A on Beach Boulevard and In-N-Out, Chipotle and Taco Bell on Westminster Boulevard. The former Westminster Mall at Goldenwest Street and Bolsa Avenue closed on October 29, 2025, and its owner, Shopoff Realty Investments, is demolishing parts of it for a mixed-use project, so any restaurant pad there depends on that plan's timing. Inside larger shopping centers the code parks a share of restaurant space at the retail rate, so inline space in a larger center is usually the easiest place to add seats without adding parking.
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 restaurant space businesses currently trading in the market.
Perfume River Restaurant & Lounge, Dim Sum Bistro and Signature Myra Kitchen (Asian Garden Mall)
9200 Bolsa Avenue, Units 117, 301-302 and 307, Westminster, CA 92683
Listed under Eat & Drink in Asian Garden Mall's own directory, along with Asian Garden Fast Food (303-304), C&C Express (308), Vua Kho Bo (113A), Champagne Bakery (116) and Koo Coffee Tea (306).
Chick-fil-A Beach Boulevard
16390 Beach Boulevard, Westminster, CA 92683
Drive-thru restaurant per Chick-fil-A's own page.
In-N-Out Burger (store 37)
6292 Westminster Boulevard, Westminster, CA 92683
In-N-Out's location data lists it as drive-thru only with no dining room, open since 1985.
Chipotle Mexican Grill and Taco Bell (Westminster Boulevard)
6777 Westminster Boulevard and 7192 Westminster Boulevard, Westminster, CA 92683
Each is on its chain's own Westminster locations page.
01
Alcohol permit path: Westminster Zoning Code Table 2-4 (Section 17.220.010) makes on-site alcohol at a bona fide eating place without a bar or lounge an Administrative Use Permit, which the Director decides without a hearing (Section 17.550.015.B.1). Adding a bar or lounge, or opening a bar or nightclub, is a Conditional Use Permit with a Planning Commission hearing (Section 17.550.015.B.2). The other alcohol rows show CR as not allowed and C1, C2 and CM as CUP, and the eating place row shows three AUP entries across the four districts in the Zoneomics copy, so confirm the treatment if the parcel is zoned CR.
02
Meet the code's restaurant definition: Article 7 defines a restaurant as having a complete kitchen (including an exhaust hood and a grease interceptor) staffed by a full-time cook, a full menu, customer seating of at least 60% of the public area, and alcohol sales under 30% of gross receipts. California ABC's Type 41 (beer and wine) and Type 47 (general) eating place licenses have their own bona fide eating place, kitchen and meal-sales rules, plus Responsible Beverage Service certification for servers and managers. Plan the layout and the sales mix around both.
03
Classification check: the Zoneomics copy of Table 2-4 lists 'Restaurant, take out' as permitted in C1, C2 and CM, but shows no separate row for a seated restaurant, while the mixed-use table does. Ask Planning in writing how a full-service restaurant is classified in your zone before relying on a by-right path. A business open between midnight and 6:00 a.m. within 150 feet of a residentially zoned parcel needs a CUP (Section 17.220.015.B).
04
Entertainment: limited entertainment (3 or fewer performers, or patron karaoke) is an AUP and must stay inside with doors and windows closed, sound not audible past 50 feet, no lines outside, no promoters, no cover charge, and a police permit under Title 5 (Section 17.400.055.C). Larger entertainment is a CUP and needs at least 1,500 sq ft or 50 seats, with no more than 30% of the seating area used for it (Section 17.400.055.B).
05
Parking (Section 17.320.020, Table 3-5): in a center up to 100,000 sq ft, the first 20% of the center's floor area in food and beverage parks at 1 per 250 sq ft, and in a center over 100,000 sq ft the first 25% parks at 1 per 300. Restaurant space above that share, and freestanding restaurants with seating, park at 1 per 100 sq ft. A patio up to 25% of the indoor floor area or 1,000 sq ft adds no parking, but that allowance does not apply to a place with 12 or fewer seats. Ask the landlord how much of the center's restaurant allocation is already used.
06
Grease and health: Midway City Sanitary District, which serves Westminster, requires a FOG Wastewater Discharge Permit before a new food service establishment opens (Ordinance 63, Section 2.4) and a grease interceptor for new construction and for existing establishments that remodel or change operations (Section 2.5.B.3). The permit is for a specific establishment and cannot be transferred to a new operator (Section 3.8), so a second-generation restaurant still needs its own. OC Health Care Agency Plan Check must approve plans before construction, and the health permit is released after final inspection.
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.