The Plan in Broad Strokes
Step 1: Find out what the South Sepulveda businesses want.
Who wants to relocate? Who wants to stay? The problem with plans like Mr. Champions is that it doesnt really respect the individual freedom of those businesses currently in existence. As Ive previously argued, there is a basic contradiction in supporting private property while supporting takeovers of these properties. Is private property really private when the government can come along and take it from you? No. So before doing anything, lets talk to the businesses and find out what they are able and willing to do. Some might be happy to move. Some might not be able to move, for reasons such as Peter Messinger explained last week in regards to his aquarium. Of course, some might just not want to move, even if they can. We need to respect these choices. Finding out where everyone stands is the first step in redeveloping the neighborhood.
Step 2: Develop a Master Plan
This is where we sort out the answers to the big questions. What schedule should the redevelopment follow? What should South Sepulveda look like? The trend so far in downtown Culver City has been for an Art Deco aesthetic. Would this be something wed like to carry through on to South Sepulveda? Theres some sense to it, as Art Deco recalls the Hollywood glamour of the citys movie-making past.
And those businesses that are willing to relocate what do we want to replace them with? Stores? Office spaces for small businesses? Art studios? Bowling alley? Nightclubs? A school? Housing?
From setting up design guidelines to planning out the future of the neighborhood, the Master Plan is just the ticket to revitalize South Sepulveda. It can be really specific, right down to the shape of the buildings, or general, like setting out overall design guidelines. A good architect and master planner can work with the city Redevelopment Agency and the community to craft what is, in essence, a Vision for South Sepulveda. Design Review Boards can oversee implementation of the plans guidelines.
Step 3.a: Pair businesses with developers.
How about pairing developers with those businesses that, for whatever reason, do not want to relocate? The quid-pro-quo would be this: developers get the opportunity to build condos, apartments, etc., on top of the businesses and, in the process, give the businesses a face-lift.
Step 3.b: Develop the sites of relocated businesses.
Following the master plan, develop those emptied sites according to a list of prioritized projects. Offer the jobs to local developers and business people first, then move out to the Greater L.A. area if no one bites.
Evaluating the Plan
Is it a perfect plan? Of course not. For one thing, its not likely to do anything to make housing more affordable or accessible to people like me, who make enough to be a good little consumer but not nearly enough to own even a toolshed in Culver City. Its also not an instant gratification strategy the way Mr. Champions plan might be.
But, local businesses are respected, and Culver City doesnt get yuppified by a glut of chain stores. The community gets to have a say on how THEIR neighborhood looks. The local economy gets boosted, to which Id add that instead of one developer making all the profit, theres an opportunity for multiple developers to get a share of the pie. And Im told by the architects Ive spoken with that this plan isnt Plan 9 from outer space. It can be, and has been, done. All thats required is the political will on the part of City Hall, and active engagement from Culver City residents to make sure the city has that will.
So? Whaddya say?
