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