Built in 1980, Santa Monica Place has been struggling in a world of outdoor malls. In 2005 the mall's owners proposed a major redevelopment of the site. That project incorporated the key goals of the redevelopment plan -- to open up the mall and better connect it to the Third Street Promenade, the Civic Center and the Santa Monica Pier. But it was rejected because it included three 21-story towers.

This study breaks up the monolithic structure and incorporates outdoor spaces, open-air markets and connecting pathways but keeps the exhisting height limits.