• Hazel Park, Michigan: This project transforms two-mile corridor of John R. Road which has deteriorated due to rampant sprawl and disinvestment over the past 50 years. This study outlines an incremental planning framework that creates a new downtown for Hazel Park by guiding the beginnings of two districts with a series of public and private catalytic projects.

  • Albuquerque, New Mexico : The Sawmill District in Albuquerque is reimagined as a 24/7 cultural, dining, specialty retail, hospitality and entertainment hub. With attractive storefronts, plentiful landscaping, streets and sidewalks, the district is transformed into a rich, open-space network centered on a public plaza.

  • Montclair, California: This streetscape plan for two important thoroughfares in the Montclair’s downtown is the result of a three-month collaboration between the City of Montclair and the consultant team, representing a radical departure from the typical sprawl trends that have characterized this postwar suburb since the 1960s.

  • La Quinta, California: This project transforms an eight-lane asphalted highway into a six-lane thoroughfare with parallel parking and a central median, creating a cultural oasis in the desert of La Quinta.

  • San Dimas, California: A new light rail station located at the western terminus of the City's main street provides the catalyst for a new planning vision with robust preservation strategies that will maintain the downtown's historic character.

  • South Pasadena, California: This plan creates a long-term vision for the historic downtown area of South Pasadena, focusing on two streets, Mission Street and Fair Oaks Avenue, and the existing Gold Line light rail station.

  • Montclair, California: The North Montclair Transit Village Specific Plan mitigates the City’s sprawl by establishing a framework and development strategy for a pedestrian-oriented retail and residential district surrounding the city’s regional transit center.

  • Fresno, California: This new plan addresses the long-term challenges of Fresno’s 7,200-acre core area, including the Fulton Corridor, the historic Fulton Mall and surrounding neighborhoods.

  • Los Angeles, California: Leveraging recent public investment in four new Gold Line stations, this new plan will enhance the public realm through a variety of innovative design, landscape, transportation, economic and preservation strategies.

  • Downey, California: The redevelopment of Downey Studios creates a true town center on an historic 80-acre property in one of Southern California's Gateway Cities, the birthplace of the Apollo space program.

  • Lancaster, California: The redesign of Lancaster Boulevard establishes a lively public realm with reconfigured streets, plazas, paseos and other public spaces, remedying the loss of the City’s traditional downtown character.

  • Pasadena, California: Moule & Polyzoides developed design guidelines for the City of Pasadena that promote architectural and design excellence in the residential, retail and mixed-use development found along many of Pasadena’s principal corridors.

  • San Antonio, Texas: A form-based code with a detailed implementation strategy provides the framework for transforming an under-performing area immediately north of downtown San Antonio into a lively pedestrian-oriented district.

  • Cotati, California: The faded downtown of Cotati, a Sonoma County city with a rich local history, has been revitalized with a charrette-led specific plan and form-based code that articulates historically sensitive restoration and new development.

  • Ventura, California: As part of a conceptual master plan for a number of downtown streets, the California Street Bridge design reconnects downtown Ventura with the coastline.

  • City of Sunland Park, New Mexico:This master plan for Sunland Park, an important cross-border region, includes a new international border crossing, a downtown district with new civic and entertainment centers and a mixed-use corridor that includes residential and retail development.

  • Placentia, California: This 110-acre transit-oriented district restores Placita Santa Fe, Placentia’s original town, and creates two new neighborhoods on derelict industrial land.

  • Paso Robles, California: The 470-acre Olsen Ranch/Beechwood Specific Plan provides the framework for a traditional neighborhood development in the City of Paso Robles, California.

  • Ventura, California: The Ventura Downtown Code is one of the first Form-Based Zoning Codes in California—the result of an extensive and detailed analysis of downtown Ventura’s existing streets, blocks, buildings, public open spaces and landscape.

  • Santa Clarita, California: An historic Southern California community located in the 250-square mile Santa Clarita Valley, Newhall has been gradually surrounded by suburban development over the past 50 years.

  • Biloxi, Mississippi: After the ravages of Hurricane Katrina, Moule & Polyzoides was invited to participate in a national charrette to provide emergency urban design services for the reconstruction of Biloxi.

  • Pasadena, California: The Civic Center Master Plan provides a vision and program for revitalizing the heart of Pasadena with guidelines for open space, architecture, landscape, transit, traffic and parking improvements.

  • Azusa, California: The Azusa General Plan and Development Code transforms the City of Azusa from a typical postwar suburb of production house tracts and commercial strips into a town of distinct, compact neighborhoods surrounding a vibrant downtown.

  • Azusa, California: A component of Azusa’s new General Plan and Development Code, Azusa Station established the new Gold Line light rail station as the northern anchor to the City’s downtown.

  • Oakland, California: This ten-acre mixed-use transit-oriented development located near downtown Oakland will revitalize a blighted and fractured community surrounding one of Oakland’s seven BART stations.

  • Doña Ana, New Mexico: The plan for the reconstruction of Doña Ana's historic plaza offers new hope for the future of this small rural community located on the Camino Real.

  • Los Alamos, New Mexico: The Los Alamos Downtown Master Plan transforms an area currently dominated by parking lots and controlled by suburban zoning into a vital, pedestrian-oriented town center with a new main street lined by mixed-use buildings.

  • Long Beach, California: The Long Beach Civic Center / Lincoln Park Renovation resuscitates Long Beach’s civic heart by adding 40,000 square feet of new uses and restoring the pedestrian-friendly block structure of the historic city.

  • Tucson, Arizona: A plan for enhancing a five-mile stretch of the Stone Avenue Corridor identifies a pivotal intersection as an urban gateway to surrounding areas and outlines a typological infill strategy to develop underused sites.

  • Santa Monica, California: A strategy for retrofitting, rebuilding and adding public parking in downtown Santa Monica expands the City’s park-once circulation pattern and creates safe, vibrant and pedestrian-friendly streets.

  • Azusa, California: The Azusa Civic Center Master Plan outlines a strategy for enhancing and expanding the institutional heart of this east San Gabriel Valley city.

  • Santa Monica, California: Badly damaged by the Northridge earthquake, this 1920s beach front estate designed by Julia Morgan has been restored and transformed into a community center with a restaurant, public gathering places and an interpretive center.

  • Bellflower, California: A dilapidated streetscape was revitalized by removing 1960s-era siding, which had hidden a beautiful art deco façade, and with improved signage, lighting and paint.

  • Los Angeles, California: The transformation of downtown Los Angeles into a highly connected, 24-hour, living-working city is being guided by the 30-year Los Angeles Downtown Strategic Plan.




  • Stefanos conducted a session at the CNU-A workshop for Eco El Paso, focusing on how traditional urbanism, when applied to different regions and specifically to the American Desert Southwest, can produce memorable living places in balance with nature.