11A - 2ND READ ORD - HARBOR CORRIDOR

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Harter Mixed Use Transit Corridor flan Existing and Surrounding land Uses The Specific Plan area currently contains roughly two million square fast of commercial uses distributed fairly evenly along the corridor. Existing commercial uses occur both at midblock locations and at intersections and are visually dominated by auto service and sales, but also include grocery stores, service businesses, and restaurants. While the total Specific Plan area covers 305 acres, right -of -way comprises roughly 52 aces, leaving 253 acres of parcelized land use. As is we for many corridors throughout Southern California, land use along Harbor Boulevard is primarily commercial in nature. Nearly 60% of all parcels contain a commercial business, and 21% consist of auto sales and service businesses. Light industrial and industrial uses, primarily concentrated north of Hazard Avenue but also found elsewhere along the corridor, cover 14% of the parcelized Specific Plan area. The Specific Plan area contains 739 residential units that occupy approximately 16% of the Specific Plan area. Roughly two -thirds of the units are multi - family, 30% are mobile homes, and the balance is single - family units. Santa Anita Park is the only formal public open space within the plan's boundaries. The Specific Plan area also includes a limited amount of public, quasi - public, and religious facilifies. Finally, approximately 5% of the Specific Plan area is currently vacant. The breakdown of existing land distribution is illustrated in Table 2 -1 and Figures 2 -3 and 24. Like much of Santa Ana, the Specific Plan area and its surroundings are largely built out and highly urbanized. Adjacent land is characterized by a mix of single - family units, apartment complexes, and molbilehome communities. The majority of these homes take access from streets perpendicular to Harbor Boulevard (net from Harbor Boulevard itsel0. Retail and Market Conditions An assessment of the corridor's retail market was conducted in 2011 and 2012 to provide insight into the challenges and opportunities facing retail development along Harbor Boulevard. As shown in Figure 2 -5, the assessment considered three segments or trade areas along Harbor Boulevard, each centered at a proposed Bravo BRT station: Westminster Avenue, 1st Street, and McFadden Avenue. A trade area is the geographic area from which a retail center or business will draw most of its customers. The overall corridor is dominated by retail and auto - related uses. Nearly one in five used auto dealers in Orange County can be found along this stretch of Harbor Boulevard. When all retail space is considered (based simply on numbers), the corridor appears to have more retail building space than is necessary to serve the needs of the adjacent neighborhood"ins arily those within one -half mile of Harbor Boulevard. However, thetype of retail businesses is just as (if not more) important than the amount of retail buildings space. Residents may All find that they cannot satisfy their regular shopping needs in close proximity to where they live. Even with excess retail building space, Santa Ana loses retail spending to nearby communities and collects less money per person than other area in Orange County. Retail outside of existing shopping centers (which sit primarily at the major intersections) experience challenging core itions—especially smaller independent businesses that are most likely to serve the needs of neighborhood residents. These conditions include: • Small lots with little depth • Older buildings that do not suit modern retail businesses • Poor visibility • Inconvenient or inefficient entry and exit points • Fractured land use patt erns, with retail businesses interspersed among non -nail uses While the corridor does contain some retail businesses that draw from beyond the immediate neighborhoods, additional consumer spending could be attracted if one of the key intersections were reconfigured and improved to support a shopping environment that can attract consumers from a larger market area, located on adequately sized parcels. The potermal future fixed guideway system and BRT transit investments are potential catalysts that could spur the development and reconfigi mtion of one or more key nodes along the corridor. Additional right -of-way improvements along Harbor Boulevard could create a more dynamic public space and a desirable shopping experience. The Harbor Corridor Plan establishes the zoning City and property owners need to respond to such transit and other public investments, establishing places and businesses that boost local spending and attract more regional spending. With or without such catalytic projects, many of the corridor's retail businesses will continue 0 primarily serve the adjacent neighborhoods. }< tyy Table 2.1. Summary of Existing Land Use Figure 2 -3. Distribution of Existing Land Uses (2012) 5% • Commercial (non -auk) 95 38% Auto SelaAUta Service 54 21% Residential 40 16% arousal 36 14% Polk 12 5% vacant 12 5% Opeaspace 4 2% Land Use Suhtotsl 253 100% Rightrof-Way 52 TOTAL 305 — Figure 2 -3. Distribution of Existing Land Uses (2012) 5% 5% 2% 16% 14% 21% 38% ■ Commercial s Public t Auto Sale /Auto Service ❑ Vacant Residential ■ Open Space ■ Industrial 2 -4 11A -19 City of Santa Ana