Thinking Outside The (Big) Box

Thinking Outside The(Big)BoX

How can we reimagine underused malls to create more equitable, sustainable, and resilient communities?

the challenge

Empty and underused malls don't benefit property owners or communities.

% share of total existing mall SF

The fourteen largest apparel & department store brands make up nearly 25% of U.S. mall space.

More than half of all mall-based department stores are expected to close by the end of 2021.

Projected decline in cash flow for traditional malls over the next two years.

Emptying mall spaces become holes in the community fabric that erode local community health and vitality.

CoStar / msnbc

We can't solve this problem with yesterday's approaches.

The answer's no longer just about new types of space uses. People today are actively resisting development that fails to serve deeper community needs.

The social determinants of health present a research-based framework for holistically examining community health.

To meet today's needs, development must prioritize community health.

Kaiser Family Foundation

Access to strong social and cultural support systems, and protection from discrimination.

social integration support systems community engagement discrimination stress

health coverage provider availability

Access to affordable and high quality health care and medical coverage

quality of care

linguistic and cultural competency

Literacy language early childhood education vocational training higher education

Access to quality educational resources

hunger proximity affordability healthy options

Access to healthy, affordable food options

employment income expenses medical bills support debt

Access to quality jobs that provide sufficient income to meet needs, mitigate debt, and promote community ownership

housing transportation safety parks playgrounds walkability zip / geography

Access to housing, public infrastructure, and neighborhood safety

So how do we actually do this?

We sent our design teams to the (virtual) drawing board to figure it out.

Green Street Advisors / retail DivE

sources:

People need and demand choices that propel equity, sustainability, and resilience for their communities.

Which is big.

Development can be part of the solution by embracing its role in strengthening community health.

source:

The Solution

The Designs

The Challenge

the Solution

We Have to Start With Process

When we think beyond the site to engage its history, context, and community, we can create places that truly enrich the community.

Background

The Baldwin Hills Crenshaw Plaza story inspired us to hold an in-house design competition.

We made this exploration a part of our firm's annual Design Days event.

Cross-sector, interdisciplinary teams came together to solve this design problem.

Teams explored design through the lenses of: environment, equity, community, and diverse uses.

A bix-box store went out of business. A developer backed out of purchasing the site in the face of vocal community opposition. It all happened in the backyard of our Los Angeles office, and we wanted to take the initiative to reimagine how the mall could serve broader community needs.

DLR Group's annual Design Days event unites everyone across our firm in exploration, activities, and conversations around our shared design passions and mission. By focusing this design competition on Baldwin HIlls, it gave us the opportunity to explore design responses to local social justice issues.

What happens when we ask experts in Education, Justice+Civic, Workplace, and other sectors to solve a "retail" problem? It opens doors to unexpected ideas. Which is why we gathered six teams of interdisciplinary designers (each captained by design leaders from different sectors) to reimagine the ways that this mall site could serve its community.

Environment | Incorporate sustainability tactics that address climate risks projected for the next 25 years

Equity | Address issues of social equity by balancing the needs and priorities of stakeholders in the surrounding community

Community | Incorporate at least one public-private partnership

Diverse Uses | Incorporate at least three different use types

The Case Study

Here is Baldwin Hills Crenshaw Plaza, our case study.

We always start with the site, right?

Confining our process to the site boundaries limits our ability to address equity, sustainability, and resiliency. To serve the community, we must expand our thinking beyond the site to get to the heart of what the community needs to thrive.

What happens when we think beyond the site?

Exploring the broader ways that the site is interwoven with the community's history; their cultures; and the perspectives, livelihoods, and aspirations of the people who live there.

And Asking How the site can directly and more comprehensively stitch itself into that broader communtiy fabric.

<< Back to Site Summary

BUT...

Baldwin Hills Crenshaw Plaza is a retail destination located at the intersection of Crenshaw Blvd. and Martin Luther King, Jr. Blvd. in Los Angeles, California. It has long been recognized as the hub of the surrounding communities.

SITE AREA: 40 acres | GFA: 870,000 SF TENANTS: 94 | ANCHORS: 4 (two open, two closed) PARKING: 7,000 spaces (parking stalls not confirmed)

Site Data

Site Photos (click the arrows)

HISTORY

CONTEXT

COMMUNITY

DESIGN

OCCUPANCY

Research the area's history, and how past events have affected stakeholder needs, challenges, and values.

Analyze the ways that history has left its mark on today’s neighborhoods and infrastructure.

Reach out to local community members to further investigate factors that matter most to the community today.

By layering new steps and practices in three key areas of the design process, we unearth essential knowledge and ideas that inform design solutions focused on equity, sustainability, and resliency for communities.

What does this look like in practice?

What discoveries lead us to design ideas that meet the community’s needs and address the context?

What positive impacts can the design solutions have on the broader community

Redevelopment processes must look across the history of both community and site. Historical research will inform how our choices can play into, address, or correct a broader community narrative.

What events shaped today's community and site conditions?

1947

Mall Opens

Stores include Broadway, May Co. and additional restaurants.

Mall originally built to serve a white community that restricted Black residents through redlining.

1953

Covenants End

The neighborhood's racially restrictive covenants struck down.

More affluent Black families move to the area. White property owners can no longer sue those who sell property to black buyers. White flight occurs.

1965

Watts Rebellion

A consequence of continuing dissatisfaction about living conditions and opportunities for Black people, and long-standing tension between police and residents.

1987

AC Lawsuit

African Collective files a lawsuit with developer over equity concerns surrounding a major mall remodel.

Concerns that the mayor is not fulfilling promise of 1/3 construction jobs going to black workers. Black and minority-owned businesses struggle to secure leases in new development. Local councilwoman cites “lack of viable community participation in public-funded project.”

Community Development Department agrees to lend $2 million at low interest rates to Black-owned businesses to help them lease space in the new mall.

THOUGHTS FROM BLACK VOICES

Daniel Tabor, Inglewood Councilman African Collective member

“It is a question of equity. Blacks should receive a greater percentage of the management, leasing, and ownership of the project.”

1995

Crenshaw 15 Opens

Iconic Magic Johnson Crenshaw 15 movie theater opens.

Answers long-time call for minority-owned theater as inner city theaters continue to fall through. Part of mall’s broader struggle to attract large-scale tenants (due to hesitation to invest in Black communities).

2005

CCA BUYS MALL

Capri Capital Advisors of Chicago purchase the mall and launch $35 million in upgrades. Attempt to enhance connectivity with the community through the following actions and programs:

Bring in Debbie Allen Dance Academy as tenant and program free dance shows in the mall. Free fitness classes, concerts, a weekly farmers market, the Pan African Film and Arts festival, and other celebrations. Support local workers by ensuring construction includes 30% local hires. Revitalize the (closed) Magic Johnson cinema as Rave Cinemas, and work with them to hire locally.

2012

FORECLOSURE CRISIS

The ongoing ramifications of the housing crisis continues to erode communities.

The foreclosure crisis leads to disproportionate evictions of Black Americans due to predatory lending. Areas of impact include south Los Angeles and the community around the mall.

2017

COMMUNITY DEMANDS HIA

Community coalition of 79 groups signs letter to Mayor Garcetti demanding an HIA.

WHO SIGNED? Local and regional organizations, such as Crenshaw Subway Coalition, Advocates for Black Strategic Alternatives, Housing Rights Center, ACLU of Southern California, and more. Community religious leaders, such as Rev. KW Tulloss, Pastor William Smart, Black Community Clergy & Labor Alliance. Local government organizations, such as LA County Health Agency Integration Advisory Board Subcommittee on Homelessness, West Adams Neighborhood Council, Tenth District Women's Steering Committee, South LA Alliance of Neighborhood Councils.

WHY ARE THEY CONCERNED? Project intiially dedicates 5% “workforce housing” and “affordable housing” that requires $100,000 + household income to rent, exceeding the area’s median household income. There is no assessment of how many residents are at risk of being placed in further financial strain and/or displaced entirely.

2018

CITY APPROVES PLANS

The City votes to approve the plans to revitalize the mall.

PROMISES OF THE APPROVAL Built components include 961 new condos and apartments; 400-room hotel; 10-story office building; more than 300,000 SF of retail and restaurant space. 30% of the revitalization workforce must come from within the community. 5% of the rental housing is dedicated to low-income households; and 5% of the for-sale units for residents making 150 percent of the area median income.

Rendering source: RAW International via StreetsBlog LA

GENERAL PUBLIC SUPPORT Many, including the local councilwoman, support the approved 2018 plan. However, some still voice conerns over gentrification and insufficient housing.

2020

CIM Backs out of Purchase

Developer CIM backs out of deal to purchase the mall due to strong community opposition to the proposed redevelopment.

WHY THE COMMUNITY OPPOSITION? Driven by two community petitions opposing the project due to: Concerns over gentrification and increased displacement in the historically Black neighborhood. Concerns over community erasure. Alleged ties of CIM to Trump and Kushner (which CIM has denied) Proposed office park does not provide any housing, despite rezoning of the area for such. Concern over the fate of the mall’s existing local Black-owned businesses.

Rendering source: RAW International via StreetsBlog LA

RECENT CHANGES TO THE MALL Crenshaw ligh rail (subway) station recently announced completion. Walmart closed several years ago due to general repositioning. Sears recently closed (the empty Sears shell comprises the core of our redevelopment case study). Kaiser Permanente recently opened a nearby office.

PROGRAMS OFFERED BY MALL Farmer’s market selling produce and supporting local craftspeople (has become a cultural center for the community). Pan-African Film Festival: an international film fetival celebrating black filmmakers, artists, directors, etc.

THOUGHTS FROM BLACK VOICES

community activist

“If the sale of the mall is approved, it will be the nuclear bomb of gentrification to the South Los Angeles Community.”

Pastor William D. Smart Jr.

“What CIM proposes is a hostile takeover of the most iconic African-American retail space west of the Mississippi River and the construction of a project that would ignore the community’s needs and wishes and possibly wipe out dozens of minority-owned businesses that are now tenants in the...mall.”

Damien Goodman, Crenshaw Subway Coalition

“This is a tremendous black victory and a testament to the power of our community”

Despite a history fraught with redlining, white flight, disinvestment, and discrimination, the resilient community surrounding the mall evolved into one of the most important epicenters of Black culture west of the Mississippi.

HISTORY OF BALDWIN HILLS CRENSHAW PLAZA

Click on the timeline below for details

case study findings

History

The process

context

Development that is genuinely focused on serving the community critically examines the built, social, economic, and ecological context around the site, and identifies their design implications.

What physical, economic, and social factors outside the site reveal further design implications?

For our case study, DLR Group's GIS data analyst facilitied a workshop that asked our designers to investigate the contextual conditions surrounding the mall. Workshop findings sparked key questions to inform design thinking.

Click on the Tiles for detailed Findings

CONTEXT OF BALDWIN HILLS CRENSHAW PLAZA

case study findings

community

Black Population

hispanic Population

Below poverty Level

median income

% Housing Rented

Educational attainment

greenspace

Land use

transit

Black Population

ANALYSIS FINDINGS The mall lies in the midst of a large African American population center KEY DESIGN QUESTION How can the design of the site celebrate and elevate Black culture?

ANALYSIS FINDINGS There is a large Hispanic population to the North and East of the site. KEY DESIGN QUESTION How can the site celebrate and reflect Hispanic culture?

Hispanic Population

ANALYSIS FINDINGS In one census block group directly adjacent to the site, 50% of the population is below the poverty line. KEY DESIGN QUESTION How can the mall become a supportive resource to individuals experiencing economic instability?

Percentage Below Poverty Level

ANALYSIS FINDINGS There are low-income areas directly next to the site, while a higher income community exists on the hill to the SW of the site. This income stratification follows the patterns of historic red-lining - the higher income neighborhood is the one where white flight took place and a Black middle / upper class purchased the homes. KEY DESIGN QUESTION How can the site provide amenities that serve both lower-income and higher-income individuals?

Median Household Income

ANALYSIS FINDINGS While the hill to the SW of the site is occupied by mostly Black homeowners, the area directly next to the site is majority renters. KEY DESIGN QUESTION Can the site provide a path to ownership (or at least affordability) for some of the renters in the area to protect against future displacement?

Percentage Housing Rented

ANALYSIS FINDINGS The neighborhood with the highest income levels also has the highest educational attainment around the site. KEY DESIGN QUESTION How can the site provide opportunities for higher education to adjacent communities with limited access?

Educational Attainment

ANALYSIS FINDINGS The site is a larger contributor to the urban heat island effect than surrounding areas. KEY DESIGN QUESTION How can the site incorporate more greenspace, tree cover, and cool pavement to reduce heat pollution?

NDVI (Greenspace)

ANALYSIS FINDINGS The site is located along a commercial corridor, in a primarily residential neighborhood scattered with schools. KEY DESIGN QUESTION How can the site activate its edges to invite in the surrounding residential community and improve walkability?

Land Use

ANALYSIS FINDINGS The site is located within walking distance of 51 bus stops and 7 bus routes KEY DESIGN QUESTION How can the project maximize connectivity to local public transit? How will the planned Crenshaw Line affect activity in the area?

Public Transit

Reach out and engage the broader community that the site serves. Ask them about their big picture needs, values, struggles, and aspirations. Earnest conversations will reveal design opportunities to build a healthier community.

What role does this site play in the community's needs, values, and struggles?

For this case study, we organized staff from different sectors and disciplines into groups to role-play as stakeholders in community engagement workshops. These workshops posed questions and prompts through the lens of the social determinants of health.

Click The Buttons Below FOR EXAMPLE DISCOVERIES

COMMUNITY OF BALDWIN HILLS CRENSHAW PLAZA

case study findings

social integration support systems community engagement discrimination stress

Access to strong social and cultural support systems, and protection from discrimination

linguistic and cultural competency

quality of care

health coverage provider availability

Access to affordable and high quality health care and medical coverage

Literacy language early childhood education vocational training higher education

Access to quality educational resources

hunger proximity affordability healthy options

Access to healthy, affordable food options

employment income expenses medical bills support debt

Access to quality jobs that provide sufficient income to meet needs, mitigate debt, and promote community ownership

housing transportation safety parks playgrounds walkability zip / geography

Access to housing, public infrastructure, and neighborhood safety

Kaiser Family Foundation

source:

Local Residents

Local Business Owners

community organizations

Local Government

Community of mall users

Developers

Local Business Owners

Locally owned businesses and cultural institutions that operate in or adjacent to the mall.

EXAMPLES Southern Girl Desserts, Hotville Kitchen, Malik Books, Debbie Allen Dance Academy

VISION STATEMENT Local business owners would like lots of foot traffic, increased community gathering spaces, opportunities to train employees, and education opportunities on financial and business models for sustained success

Local Residents

Individuals who live in adjacent neighborhoods.

VISION STATEMENT We are an existing resident community that is here, and that is here to stay, and that is interested in more affordable housing opportunities.

EXAMPLES Baldwin Hills, View Park, Leimert Park, Crenshaw, and Baldwin Village

Community Organizations

Advocacy groups, religious organizations, and non-profits that play an active role in the community surrounding the mall.

EXAMPLES Crenshaw Subway Coalition, Coalition to Save the Baldwin Hills Crenshaw Mall, Advocates for Black Strategic Alternatives, National Association of Blacks in Criminal Justice, SoLA Food Co-Op, Housing Rights Center, ACLU of Southern California, Los Angeles Urban Policy Roundtable, Dignity & Power Now, Black Community Clergy & Labor Alliance (BCCLA)

VISION STATEMENT We are a collection of community organizations that is looking to revitalize this site, and realize the vision of our community that has gone unrealized.

Local Government

Elected and appointed officials, government agencies, and government organizations that operate in or influence the communities surrounding the mall.

EXAMPLES LA County Health Agency Integration Advisory Board Subcommittee on Homelessness, West Adams Neighborhood Council, Tenth District Women's Steering Committee, South LA Alliance of Neighborhood Councils, Councilmember Marqueece Harris-Dawson

VISION STATEMENT Rich partnerships with local non-profits/businesses are necessary to create a healthy public arena in all meanings of the word "healthy."

Broader Community of Mall Users

Individuals who do not live near the mall, but visit the mall's businesses, events, and /or public spaces.

VISION STATEMENT The new, re-imagined facility should provide appropriate access to resources to create and maintain a healthy community.

Developers

Individuals or companies who seek to purchase and develop property in or adjacent to the mall.

VISION STATEMENT This future development should attract community members; create a family-friendly atmosphere; have opportunities for micro-tenants and temporary pop-ups as well as have a lot of visibility and be accessible and affordable for tenants; and be an environment for financial success for future tenants as well as the developer.

The process

Wondering what comes out of using this kind of process?

The designs that came out of our Design Days case study competition demonstrate how this process can lead to redevelopment strategies that serve community equity, sustainability, and resilience.

Explore examples.

Los Angeles Times, 1987

PROGRAMS OFFERED: Farmers market (a cultural center for the community); Pan-African Film Festival (international festival celebrating Black filmmakers artists, directors, etc.

RECENT CHANGES: Crenshaw light rail station recently announced completion. Walmart closed several years ago in repositioning. Sears recently closed. (Empty shell is our case study area.) Kaiser Permanente recently opened a nearby office.

the Designs

The Solution

The Designs

The Challenge

The Designs

For the Red Team, education is the key foundation for exploration, transformation, inspiration, and innovation. Through creating connections between a K-12 school, a small business incubator, and a community center, the Red Team sought to craft a collaborative village experience that is supported and sustained by the local community. The project built upon the site's history while designing a system that could grow organically over time.

You're frickin' blowing my mind, that is so beautiful.

Leandro Tyberg

Kevin Roberts

I'm a big fan. I love the village idea. And that you thought big, but also small.

Elisabeth Eatman

The web is so beautiful that I really want to see it expand out beyond its parameters...acting as bridges and to start to do other things functionally to help pull people in and connect this really ingenious area to the rest of the community around it.

Steven McKay

I love the driving idea here, which is small business education and community — because it's the whole purpose of the system.

As an LA native, this one is personal to me. It's much more than a design competition. This is my community, my home, and my village. I was inspired to be a part of this to offer a voice, a thought, an idea of what the Crenshaw mall has the potential to be.

The Purple Team's design placed the community first and created a space for them to celebrate Black culture of the past, present and future through preservation of the past (through the museum and the existing mall), nurturing and amplifying of voices of the present (through protest and performance spaces), and creating a space for future generations that leaves a legacy (through the connected green space and Black Art Institute).

A lot of this presentation is really focused around art and culture and Black culture and Black history. I think that that is effectively what the community is looking for.

Elisabeth Eatman

The art is super fabulous in the area. I think the community has lacked a voice for art, especially as I was growing up, so I think there is definitely a place for this idea: arts of all kinds — graphic, music, dance — so I really appreciate that.

Kevin Roberts

Leandro Tyberg

I appreciate the energy and also the amount of green space. As a developer, I know of living around the country, and the amount of park space available to communities like south LA is a fraction of what's available in San Francisco, Boston, New York, DC,

By stitching the community together, or back together in some cases, with the site serving as the main connective tissue of the neighborhood, the Blue Team recognized that the neighborhood defines this site as much as this site defines its neighborhood. Ultimately, what they are proposing is a framework for evolving the development over time, both now and into the future.

Right from the get go we felt it was important to emphasize ownership, and what ownership means to the community; not only in terms of socioeconomics, but also from the perspective of identity, aesthetics, and culture.

Elisabeth Eatman

I love the framework — how you built it up. This is a way to start to pull in small victories over time. Great contribution to the village.

Kevin Roberts

I really like the idea that the project is going to grow and evolve as the community grows and evolves.

Leandro Tyberg

This pixelization concept is the opposite of painting yourself into a corner. You basically get to add and stack over time, which makes it very organic. The themes of pixelization also let you play with architecture.

CONNECTION

The Green Team investigated how restorative justice can be embedded into a supportive, thriving community. "Restoration Crenshaw" aspires to build community resilience through connections between restorative justice, economic opportunity, education, and community ownership. Incorporating a combination of cultural event space, a crisis center for the formerly incarcerated, vocational training, an outdoor market, affordable housing, and a worker-owned co-op, the development is both a community resource and a regional destination.

We were thinking a lot about incorporating a restorative justice perspective into this design: a vision of a just and equitable society with multiple centers of engagement, and how diverse uses can create a resilient community.

I'm nodding along with the East African themes, which I thought were quite beautiful.

Elisabeth Eatman

Kevin Roberts

I appreciate all of the research and programming that went into this.

It's certainly a dream bubble, and I really do like it.

Leandro Tyberg

Juror Comments

Grey Team

William Marvez Designer

The Grey Team stepped outside of our preconceived notions of what master planning entails to understand the history of the area, what it represents today, and how inclusion and spirituality emerged as primary drivers for the project. The team manifested these ideas in several aspects including a central park, retail, workplace, housing, worship, and the arts. These aspects are both a collection of history and what's to come, joining together as a collage that represent the most authentic aspirations of the community.

Collage City

Steven McKay

For a community ready for something at this bold scale, the "collage" certainly could work.

Elisabeth Eatman

I really want to compliment you on the way you started, the word-based inspiration. I think that is the key to understanding both the architecture and the client.

The research and the inquiry into the community was done so deeply and thoughtfully.

Leandro Tyberg

Juror Comments

Based on a parti of the Black Lives Matter Fist, The Orange Team's design was driven by the notion of Black excellence and the idea of giving the community a space that they're proud to call their own. The mall itself was curated for the Baldwin Hills and Crenshaw people. The Orange Team's foremost focus was to create a place that grasped the power and beauty of the community. Their project was carefully crafted to not only elevate the human experience of today but also to allow every individual the ability to forge their own path for the future.

Steven McKay

This is so outside the box. And so bold that it's extremely inspiring and makes you really think about what could be. This is so freakin' crazy.

Kevin Roberts

I really like how you worked to break down the edges. That's important.

Leandro Tyberg

This would be a destination that is engaging all residents. It lets people spend time in and celebrate their own space and neighborhood. It really is a destination, not just a place to shop or work.

Red Team

The Village

Purple Team

The Cultural Center

Blue Team

The Ecosphere

Green Team

Restoration Crenshaw

Grey Team

Collage City

Orange Team

MLK x Crenshaw

Our teams included diverse participants: in personal backgrounds; in professional disciplines; in sector expertise; and more.

Six design teams explored redevelopment ideas to cultivate an equitable, sustainable, and resilient community.

Click Above to see the Designs

Four jurors graciously gave us their time and insights into the strengths of each design.

Professor of Interior Design Mt San Antonio College

EliSabeth EatmAn

Global Design Leader Managing Principal, DLR Group

Steven McKay

President / Co-founder Primestor Development, Inc.

Leandro Tyberg

Senior VP McFarlane Partners

Kevin Roberts

When you start a project like this, you should be introspective; examine what you're about to embark on for the community. These collages are really about ideas and components of the society and community that this site serves — inspirational and aspirational design drivers.

Team Member Voice

Grace Corsi GIS Data Analyst

Juror Comments

Team Member Voice

Green Team

Restoration Crenshaw

Juror Comments

Isabel Portillo Project Administrator

Team Member Voice

Red Team

The Village

Juror Comments

Julian Boyd Associate

Team Member Voice

blue Team

The Ecosphere

This community, filled with people of color, has a storied history of gentrification, and architecture being employed to divide and disenfranchise a lot of hardworking individuals. So we came up with this parti of the Black Lives Matter fist, which doesn't only stand for Black lives, but also for standing up for justice, equity, and diversity. This became the driving idea behind our design.

Juror Comments

Johann Wilson Designer

Team Member Voice

Orange Team

MLK x Crenshaw

Juror Comments

Benny Lin Designer

Team Member Voice

Purple Team

Crenshaw Cultural Center

We first looked at what kinds of programs currently occur on the site (such as the weekly farmers market, the film festival, the Dance Academy), all of which activate the site. We want to activate it further and make it a year-round cultural and arts hub for people to come to and celebrate Black culture.

A survey of design ideas and opportunities across all teams reveals common threads that align with the social determinants of health. While not new as individual ideas, putting all of these design opportunities together is a new and vital path for revitalizing underused malls in ways that communities need.

A process rooted in history, context, and community led to designs empowering an equitable, sustainable, and resilient community.

Jose Sanchez

Assoc. AIA, LEED AP BD+C Mixed-Use Design Leader

213/514-9879 jsanchez@dlrgroup.com

Matt Heller

National Mixed-Use Business Development Leader

213/465-5532 mheller@dlrgroup.com

Speak to our team to learn more about community-building processes in retail and mixed-use development.

Want to learn more?

Takeaways

Process Drives Outcomes.

What does it look like when you design a redevelopment using a community- centric process?

We held an in-house design competition during our annual Design Days event to find out. This gave us an opportunity to unite diverse designers in testing and exploring viable design ideas serving a real-world property: Baldwin Hills Crenshaw Plaza.

Please keep in mind that this is a case study, reflecting only the views of DLR Group. It does not reflect the views of the property owners, nor does it reflect the views of the community.

The Solution

The Designs

The Challenge