A large office property along 28th Street in Santa Monica is being evaluated for transformation into a residential-focused mixed-use campus organized around multiple buildings and shared outdoor areas. The site, located at 2800 28th Street just north of Santa Monica Airport, is currently occupied by a mid-century office structure that would be removed to make way for new housing and commercial space.
Submitted plans describe the replacement of the existing 112,000-square-foot office building with a new complex comprising 375 apartments. The residential program includes studio, one-, two-, and three-bedroom units distributed across several interconnected structures. In addition to housing, the proposal incorporates approximately 53,904 square feet of commercial space positioned to activate ground-level frontages.
2800 28th Aerial via OfficeUntitled
Parking for the development would be provided on site, with capacity planned for 623 vehicles. Rather than concentrating the project into a single mass, the design divides the program among buildings ranging from two to eight stories, creating variation in height and allowing open areas to be interwoven throughout the site.
As part of the proposed entitlement framework, 44 apartments would be reserved for very low-, low-, and moderate-income households. These affordability commitments are tied to incentives that allow a larger overall project than would otherwise be permitted under base zoning regulations.
Architectural plans prepared by OfficeUntitled depict a contemporary composition of linked residential blocks arranged around landscaped open space. The layout emphasizes permeability across the site, with pedestrian circulation and shared outdoor areas forming a connective network between buildings.
The redevelopment is being advanced by BXP and would add to a growing cluster of proposed housing projects in the Ocean Park area that seek to repurpose aging office properties. The site also sits directly across from the Santa Monica Airport, where the city is pursuing long-term plans to transition the land to public open space following the airport’s anticipated closure in 2028.
If approved, the 28th Street project would replace a single-use office campus with a mixed-use residential environment, introducing housing, commercial activity, and landscaped areas at a scale consistent with nearby redevelopment efforts.
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