Urban village draft debuts

In between bureaucratic phrases like “land-use analysis” and

“mixed-use developments,” a new proposal to develop the area around

Bristol Street contains a layout for a hipper Costa Mesa.

The product of about three years of work, the city’s so-called

SoBECA draft plan contains a vision to transform 39 acres of central

Costa Mesa into a more urban environment. The plan centers around the

idea of adding living space to what is now commercial and industrial

land.

“We’re excited about it. It’s certainly a different type of

development than Costa Mesa’s been accustomed to,” Costa Mesa

assistant development services director Mike Robinson said.

The SoBECA acronym translates into South Bristol Entertainment &

Cultural Arts. The name evokes the famed TriBeCa district in

Manhattan. According to the document, Costa Mesa’s SoBECA area would

be an urban triangle roughly bounded by Baker Street to the north,

the Corona del Mar Freeway (73) to the west and Bristol Street to the

east.

The City Council formed the Bristol Street committee in September

2002 to work on a plan for the SoBECA area.

Committee member and former city planning commissioner Walt

Davenport said committee members want to see a small-scale urban

village take shape in SoBECA.

If all goes to plan, SoBECA would evolve into a

pedestrian-oriented area with a variety of commercial, dining and

entertainment destinations. The draft plan includes artists’ lofts as

an example of the kind of living space that could become part of

SoBECA.

Davenport noted that any changes to the area will require a

considerable amount of time.

“I think definitely, it’s a long-term vision,” he said. “Nothing’s

going to change overnight there.”

The basics of the plan call for overlay zones that would allow

property owners to mix living space with other land uses such as

office and retail space. New developments would not be allowed if

they were expected to cause congestion in Costa Mesa’s streets.

The draft plan does not allow for city officials to use eminent

domain to give the area a makeover.

“It would be up to property owners to implement the plan,”

Robinson said.

Robinson added that the draft plan gives property owners

“additional flexibility without compromising the status of existing

business out there.”

The committee was chaired by Shaheen Sadeghi, who owns the Lab and

Camp shopping centers. The draft plan states both shopping centers

could serve as anchors for the area.

Sadeghi declined to be interviewed, saying he would prefer to wait

until the City Council addresses the plan before discussing SoBECA.

The planning commission and City Council are scheduled to hold a

joint study session on SoBECA on Oct. 11.