 Traffic circulation was poor, the Penney's-anchored "Center" was "poorly built and planned" and the Broadway-anchored "Plaza" while "built to a high standard of architectural and landscaping design", "could use some color to add to its appeal", according to the study.In 1973, plans were announced to build a new, large, enclosed mall to replace the two existing malls, to be known as West Covina Fashion Plaza, which would open in 1975.Sylvan S. Shulman was the developer and Burke Kober Nicolais was the architect.