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Home My WebLink AboutASRTCPCDRB20201104 3.1 JOINT STUDY SESSION STAFF REPORT 3.1 TO: Mayor and Town Council November 10, 2020 Chair and Planning Commission Chair and Design Review Board SUBJECT: Joint study session to review and provide preliminary comments and direction regarding the proposed re-development of the 1.19-acre parcel located at 600 Hartz Avenue. The development proposal includes the demolition of the existing FAZ restaurant building and the construction of 2,700 square feet of commercial space along Hartz Avenue, 33 condominium units within a two-story building, and an 83 vehicle subterranean parking garage (Project Planner: David Crompton) BACKGROUND/DESCRIPTION The Address Company has submitted preliminary plans for the re-development of the parcel located at 600 Hartz Avenue. The development would include the demolition of the existing 7,700 square foot building on the site, and the construction of a new 49,900 two-story mixed-use building, including 47,200 square feet of residential space and 2,700 square feet of commercial space fronting Hartz Avenue. The building would be constructed over a 31,000 square foot sub-terranean parking garage and includes an open courtyard and walkways. The proposed 33 residential units include a mix of one, two, and three-bedroom units, ranging in size from 503 square feet to 2,200 square feet. Each unit includes a balcony or patio. The Town’s Downtown Business District Ordinance designates the site as Downtown Business District (DBD) Area 11; Special Opportunity District. This district is specifically applied to larger, under-developed properties in the downtown area, including the subject site, the Danville Hotel property, and the Beverages & More property, which the Town anticipated would re-develop. Because of the importance of these sites, DBD Area 11 establishes specific development standards and a review process for these sites. The review process includes the requirement for this joint study session, involving the Town Council, Planning Commission, and Design Review Board to allow for early comment on the proposed development prior to the applicant’s submittal of an application. After the submittal of an application, the project would be subject to the Town’s development review process, including review by the Design Review Board and Plannin g Commission. Joint Study Session 2 November 10, 2020 600 Hartz Avenue EVALUATION/DISCUSSION The site’s General Plan Land Use Designation is Downtown Master Plan, and the zoning is DBD Area 11; Special Opportunity District. The following is an evaluation of the proposed development’s conformity with the development standards established under this zoning district: Setbacks DBD Area 11 specifies that setback requirements are as established through a site-specific Development Plan approval. As a comparison, DBD Area 1, which covers most of the core downtown area, requires a minimum average front yard setback of 10 feet, and no required side yard or rear yard setbacks. The proposed development has a minimum three foot setback for the ground floor portion of the building. Because of the proposed outdoor seating/commercial area, the average setback exceeds 10 feet. The proposed second floor has a minimum setback of two feet, and an average setback of less than three feet. However, the minimum setback to the street would be 22 feet. As a comparison, the Danville Hotel development has a 13-foot setback to the street on the Railroad Avenue building elevation. Floor Area Ratio The zoning district states that the maximum floor area ratio (FAR) is 80 percent, inclusive of conditioned space. The proposed FAR is 96 percent. However, under the zoning district, a higher FAR may be considered in exchange for the provision of up to 100 percent on-site parking, rather than the required minimum 50 percent on-site parking. The applicant proposes to provide over 100 percent of required parking on-site, within a subterranean garage. As a comparison, the Danville Hotel development has an effective FAR of 109 percent, which includes the mass created by the development of the at-grade parking garage. Height The maximum building height under DBD Area 11 is 35 feet. The maximum proposed height for this development is 35’, including a maximum height of 32 feet 4 inches for the elevation fronting Hartz Avenue. As a comparison, for the Danville Hotel development, a variance was approved to allow portions of the building to have maximum height of 38 feet. Joint Study Session 3 November 10, 2020 600 Hartz Avenue Parking DBD Area 11 requires that a minimum of 50 percent of required parking be provided on site. The development proposes to provide more than 100 percent of required parkin on- site. For the residential portion of the proposed development, the parking requirement is one and one-half parking space for each one-bedroom unit, and two parking spaces plus one- quarter guest parking space for each two or three-bedroom unit. Given the mix of units, a parking requirement for the residential use would be 72 spaces. For the retail portion of the proposed development, the parking requirement is one space per 250 square feet, resulting in a parking demand of 11 spaces. The total parking demand would be 83 spaces. The proposed project includes 85 on-site parking spaces. It should be noted that 30 of the proposed residential parking spaces would be tandem spaces. In addition, if the retail space is used as a full-service restaurant, the parking demand would exceed the parking supply, and the development would be subject to the payment of the Town’s off-site parling in-lieu fee. Land Use DBD Area 11 requires that 75 percent of the ground floor space be occupied by retail or restaurant uses. Residential use is listed as an allowed use on the second floor and is subject to approval of a Land Use Permit for use on the ground floor. As proposed, 21,145 square feet of the total 23,856 square foot ground floor area, or 89 percent, would be residential use. Density/Inclusionary Housing DBD area 11 does not specify a maximum residential density. The residential density may be as approved under the required Land Use Permit for the project. As required by the Town’s General Plan, residential density must be net of any undevelopable areas, such as creeks and flood plains. The subject site’s net parcel size is 1.07 acres, after netting out the creek area along the site’s Front Street frontage, resulting in a net density of 3 1 units per acre. The development would be subject to the Town’s Inclusionary Housing Ordinance. As a result, 15 percent of the units would be required to be deed restricted to be available to moderate income households. Joint Study Session 4 November 10, 2020 600 Hartz Avenue PUBLIC CONTACT Public notice of the November 10, 2020 joint study session was mailed to 182 property owners within 750 feet of the site. Posting of the meeting agenda serves as notice to the general public. RECOMMENDATION Review and provide preliminary comments and direction regarding the proposed re - development of the 1.19-acre parcel located at 600 Hartz Avenue. The development proposal includes the demolition of the existing FAZ restaurant building and the construction of 2,700 square feet of commercial space along Hartz Avenue, 33 condominium units within a two-story building, and an 83 vehicle subterranean parking garage. Prepared by: David Crompton Chief of Planning Attachments: A - Public Notification, Notification Map and Notification List B - Applicant’s Project Narrative C - Preliminary Project Plans ATTACHMENT A October 9, 2020 Town of Danville Mr. David Crompton, Chief of Planning 510 LaGonda Way Danville , CA 94526 Re:600 Hartz Ave | DBD Area 11 Site | Special Opportunity District Study Session Request of Development Concept APN 208-022-041 Further to our conversations about the above subject site, and our preliminary draft submission on July, 14, 2020 and your initial comments of August 12, 2020, we attach the revised design concept proposal for redevelopment of the 1.19 Acre parcel at 600 Hartz Ave in the Downtown Business District. Our vision for this development is to develop a collection of condominium homes, coupled with ground floor retail space fronting Hartz Ave. The development is being designed to cater to the empty nester seeking spacious living space and outdoor living spaces, while seeking Danville’s downtown livability and numerous amenities. The development direction is to trend away from the traditional apartment, and create an open air interior landscaped courtyard with direct access to each home, and provide in most cases, front and rear patios and homes with plenty of natural light. The resident entry will be through a covered open air lobby, secured with ornamental iron work & gate, creating a decorative facade while extending an element of airiness and allowing exterior pavers through the space as a continuous extension of its surroundings. Residents and guests may proceed through the lobby, up a half level to the central courtyard to access the units. All required resident, retail and visitor parking has been accommodated on site in a basement level, structured parking garage. The basement level parking is separated between residents and visitors / retail and also provides space for resident storage lockers. The development will provide a secure and direct connection to the north side of the property to the public parking lot allowing homeowners access to the Village Theatre & Gallery, Front Street, Eugene O’Neill Parkette and the Danville Library. The building architecture is designed with the intent of delivering a development that is in keeping with Danville’s historical character and charm. Articulated architectural features are proposed for all sides of the building with views to the site from Hartz Avenue, the Town parking lot, and Front Street. The craftsman style includes roof gables, divided light windows, a mixture of siding types, stone accents, and chimneys to further articulate the roof line. In order to properly address the trees on the property, a review of the site was performed by a professional Arborist. We are assessing the likelihood of potentially saving some of the trees along Hartz (#5-#17), as well as other mature trees (#31-#50). Others outside of the development, whether due to structural or other factors, will have to be removed. The proposal for the development consists of: ●Demolition of the existing restaurant building and associated structures ●Current land plan does not encroach upon or disturb the Flood Control Easement to the east ●Development and new construction of: ○Approximately 3,761 SF of ground floor indoor/covered outdoor retail fronting Hartz Ave, with the ability to expand patio / retail experience towards the sidewalk. ○33 New residential apartments / condominium homes on 2 levels consisting of: ■28 market units, and ■5 units of Affordable (15%) targeted to Median Income (120% AMI) are included in the development ○Parking requirements are fully met with below grade parking consisting of: ■11 dedicated on-site spaces for retail The ADDRESS Company 1840 San Miguel Drive, Suite 208, Walnut Creek, CA 94596 ATTACHMENT B 600 Hartz - Danville | Study Session Submittal ■64 on-site resident parking spaces ■8 on-site visitor parking spaces ■Total 83 on-site spaces being provided ■Plus 5 additional curbside spaces along Hartz Ave ●Proposed development is within the maximum height limit for DBD Area 11 ●Proposed development has an FAR of 0.96 ●Second level residential fronting Hartz Ave has been stepped back to ease the massing and create outdoor spaces for those units ●Link to digital copy of the plans We believe that this development proposal meets and complies to the intent of development for DBD Area 11 and successfully creates a mixed-use development unlocking it’s inherent potential and further adding to and enhancing the downtown business district while providing new residential housing to Danville. We understand that a Joint Study Session Review is required for this site prior to formally submitting a development application and, therefore, we would appreciate to be calendared on the next available Study Session meeting in order to discuss this development and obtain comments and feedback that could be implemented into the design. Thank you. Eric J Chevalier The ADDRESS Company CC: Carl Campos / Ben Johansen - LCA Architects The ADDRESS Company 1840 San Miguel Drive, Suite 208, Walnut Creek, CA 94596 2 of 2 A0.1 COVER SHEET CONTEXT SITE PLAN LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A SHEET INDEX A0.1 COVER SHEET / CONCEPTUAL PERSPECTIVE A0.2 CONCEPTUAL PERSPECTIVE A1 CONTEXT SITE PLAN A2.1 FIRST LEVEL PLAN A2.2 ILLUSTRATIVE COURTYARD DETAIL PLAN A3 SECOND LEVEL PLAN A4 BASEMENT FLOOR PLAN A5 ROOF PLAN A6 CONCEPTUAL BUILDING SECTIONS A7 SITE PHOTOGRAPHS A8.1 THEME IMAGES A8.2 THEME IMAGES TREE SURVEY EXHIBIT 600 HARTZ AVENUE MIXED USE DANVILLE, CA CONCEPTUAL PERSPECTIVE AT HARTZ AVENUE FROM SCHOOL STREET ATTACHMENT C A0.2 CONCEPTUAL PERSPECTIVE LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A CONCEPTUAL PERSPECTIVE FROM VILLAGE THEATRE MUNICIPAL LOT A1 CONTEXT SITE PLAN LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A NORTH CONTEXT SITE PLAN HARTZ AVENUE RAILROAD AVENUE DIAB L O R O A D DANVILLE PUBLIC LIBRARY F R O N T S T R E E T I N T E R S T A T E 6 8 0 SAN RAM O N C R E E K IRON HORSE TRAIL S A N R A M O N V A L L E Y B O U L E V A R D DIA B L O R O A D HARTZ A V E N U E RAILR O A D A V E N U E VILLAGE THEATRE MUNICIPAL LOT 600 HARTZ AVENUE PROJECT SITE A2.1 CONCEPTUAL GROUND LEVEL PLAN NORTH CONCEPTUAL FIRST LEVEL PLAN COURTYARD 2BR+DEN 1,500 SF± 2BR+DEN 1,500 SF± 2BR+DEN 1,500 SF± 2BR+DEN 1,500 SF± 2BR+DEN 1,610 SF± 2BR+DEN 1,551 SF± 2BR+DEN 1,590 SF± 1BR+DEN 829 SF±2BR+DEN 1,233 SF± 1BR BMR 503 SF± RETAIL 2,711 SF± F L O O D C O N T R O L E A S E M E N T PUBLIC PARKING HARTZ AVENUE F R O N T S T R E E T RESIDENT ENTRY PEDESTRIAN GARAGE ACCESS LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A MAIL 2BR+DEN 1,205 SF± 3BR 2,200 SF± 2BR+DEN 1,814 SF± 3BR 1,956 SF± UT I L I T Y 2BR BMR 700 SF± COVERED OUTDOOR RETAIL SEATING 1,050 SF± A 2 . 2 I L L U S T R A T I V E C O U R T Y A R D D E T A I L P L A N N O R T H I L L U S T R A T I V E C O U R T Y A R D D E T A I L P L A N L C A A R C H I T E C T S R E S T R I C T E D A R C H I T E C T U R A L D R A W I N G S T H E I N F O R M A T I O N , P L A N S , D E S I G N S , N O T E S A N D A R R A N G E M E N T S S H O W N O N T H I S D R A W I N G A R E C O N F I D E N T I A L A N D M A Y N O T B E R E P R O D U C E D I N W H O L E O R I N P A R T W I T H O U T T H E E X P R E S S E D W R I T T E N P E R M I S S I O N O F L C A A R C H I T E C T S . D R A W I N G S N O T E D A S P R E L I M I N A R Y , S C H E M A T I C A N D / O R C O N C E P T C O N T A I N I N F O R M A T I O N T H A T I S C O N C E P T U A L A N D S U B J E C T T O V E R I F I C A T I O N A N D / O R C H A N G E . T H E A R C H I T E C T M A K E S N O C L A I M F O R A C C U R A C Y O F C O N C E P T U A L I N F O R M A T I O N O R O F I N F O R M A T I O N S U P P L I E D B Y O T H E R S . D A T E : S C A L E : R E V I S I O N S : P R O J E C T N O . O F S H E E T 1 0 / 0 2 / 2 0 2 0 2 0 0 4 5 W W W . L C A - A R C H I T E C T S . C O M C A R L E . C A M P O S D A V I D B O G S T A D P E T E R S T A C K P O L E 5 9 0 Y G N A C I O V A L L E Y R O A D , S U I T E 3 1 0 W A L N U T C R E E K , C A L I F O R N I A 9 4 5 9 6 ( 9 2 5 ) 9 4 4 - 1 6 2 6 1 9 7 0 B R O A D W A Y , S U I T E 8 0 0 O A K L A N D , C A L I F O R N I A 9 4 6 1 2 ( 5 1 0 ) 2 7 2 - 1 0 6 0 600 HARTZ AVENUE MIXED USE DANVILLE, CALIFORNIA P R I V A T E P A T I O C O V E R E D O U T D O O R R E T A I L S E A T I N G 1 , 0 5 0 S F ± R E S I D E N T E N T R Y P E D E S T R I A N G A R A G E A C C E S S M A I L P R I V A T E P A T I O P R I V A T E P A T I O P R I V A T E P A T I O P R I V A T E P A T I O P R I V A T E P A T I O PRIVATEPATIO PRIVATEPATIO PRIVATEPATIO PRIVATEPATIO PRIVAT E PATIO R E T A I L 2BR BMR700 SF±2BR+DEN1,500 SF± 2 B R + D E N 1 , 5 0 0 S F ± 2 B R + D E N 1 , 5 0 0 S F ± 2 B R + D E N 1 , 6 1 0 S F ± 2BR+DEN1,551 SF± 2 B R + D E N 1 , 5 9 0 S F ± 1BR+DEN829 SF± 2 B R + D E N 1 , 2 3 3 S F ± 1 B R B M R 5 0 3 S F ± 2 B R + D E N 1 , 2 0 5 S F ± 3BR2,200 SF±PRIVATEPATIO N O R T H C O N C E P T U A L S E C O N D L E V E L P L A N C O U R T Y A R D B E L O W 2BR+DEN1,500 SF±2BR + D E N 1,500 S F ± 2 B R + D E N 1 , 5 0 0 S F ± 2 B R + D E N 1 , 5 0 0 S F ± 2 B R + D E N 1 , 6 1 0 S F ± 2BR+DEN1,551 SF± 3 B R 2 , 4 3 8 S F ± 3 B R 1 , 9 2 7 S F ± 2 B R + D E N 1 , 5 0 7 S F ± F L O O D C O N T R O L E A S E M E N T A 3 C O N C E P T U A L S E C O N D L E V E L P L A N L C A A R C H I T E C T S R E S T R I C T E D A R C H I T E C T U R A L D R A W I N G S T H E I N F O R M A T I O N , P L A N S , D E S I G N S , N O T E S A N D A R R A N G E M E N T S S H O W N O N T H I S D R A W I N G A R E C O N F I D E N T I A L A N D M A Y N O T B E R E P R O D U C E D I N W H O L E O R I N P A R T W I T H O U T T H E E X P R E S S E D W R I T T E N P E R M I S S I O N O F L C A A R C H I T E C T S . D R A W I N G S N O T E D A S P R E L I M I N A R Y , S C H E M A T I C A N D / O R C O N C E P T C O N T A I N I N F O R M A T I O N T H A T I S C O N C E P T U A L A N D S U B J E C T T O V E R I F I C A T I O N A N D / O R C H A N G E . T H E A R C H I T E C T M A K E S N O C L A I M F O R A C C U R A C Y O F C O N C E P T U A L I N F O R M A T I O N O R O F I N F O R M A T I O N S U P P L I E D B Y O T H E R S . D A T E : S C A L E : R E V I S I O N S : P R O J E C T N O . O F S H E E T 1 0 / 0 2 / 2 0 2 0 2 0 0 4 5 W W W . L C A - A R C H I T E C T S . C O M C A R L E . C A M P O S D A V I D B O G S T A D P E T E R S T A C K P O L E 5 9 0 Y G N A C I O V A L L E Y R O A D , S U I T E 3 1 0 W A L N U T C R E E K , C A L I F O R N I A 9 4 5 9 6 ( 9 2 5 ) 9 4 4 - 1 6 2 6 1 9 7 0 B R O A D W A Y , S U I T E 8 0 0 O A K L A N D , C A L I F O R N I A 9 4 6 1 2 ( 5 1 0 ) 2 7 2 - 1 0 6 0 600 HARTZ AVENUE MIXED USE DANVILLE, CALIFORNIA 2 B R + D E N 1 , 8 1 4 S F ± 3 B R 1 , 9 5 6 S F ± 2 B R + D E N 1 , 5 9 0 S F ± 2 B R + D E N 1 , 4 7 8 S F ± 2BR BMR700 SF±1BR+DEN829 SF±2BR+DEN1,500 SF±2BR BMR700 SF±1 B R B M R 5 0 3 S F ± RAMPDOWN C C T U R N A R O U N D C C C C C C C TT TT TTT T TT T T T T T 1 3 R E T A I L S T A L L S + 2 G U E S T C C 65RESIDENTSTALLS C C C TR A S H C C C S T O R A G E C S T O R A G E R E S I D E N T A C C E S S P E D E S T R I A N A C C E S S N O R T H C O N C E P T U A L B A S E M E N T L E V E L P L A N R E T A I L A B O V E F L O O D C O N T R O L E A S E M E N T PUBLICPARKING H A R T Z A V E N U E F R O N T S T R E E T UTIL.ITY 5 P A R A L L E L S T A L L S A T H A R T Z A V E N U E F O R G U E S T P A R K I N G A 4 C O N C E P T U A L B A S E M E N T L E V E L P L A N L C A A R C H I T E C T S R E S T R I C T E D A R C H I T E C T U R A L D R A W I N G S T H E I N F O R M A T I O N , P L A N S , D E S I G N S , N O T E S A N D A R R A N G E M E N T S S H O W N O N T H I S D R A W I N G A R E C O N F I D E N T I A L A N D M A Y N O T B E R E P R O D U C E D I N W H O L E O R I N P A R T W I T H O U T T H E E X P R E S S E D W R I T T E N P E R M I S S I O N O F L C A A R C H I T E C T S . D R A W I N G S N O T E D A S P R E L I M I N A R Y , S C H E M A T I C A N D / O R C O N C E P T C O N T A I N I N F O R M A T I O N T H A T I S C O N C E P T U A L A N D S U B J E C T T O V E R I F I C A T I O N A N D / O R C H A N G E . T H E A R C H I T E C T M A K E S N O C L A I M F O R A C C U R A C Y O F C O N C E P T U A L I N F O R M A T I O N O R O F I N F O R M A T I O N S U P P L I E D B Y O T H E R S . D A T E : S C A L E : R E V I S I O N S : P R O J E C T N O . O F S H E E T 1 0 / 0 2 / 2 0 2 0 2 0 0 4 5 W W W . L C A - A R C H I T E C T S . C O M C A R L E . C A M P O S D A V I D B O G S T A D P E T E R S T A C K P O L E 5 9 0 Y G N A C I O V A L L E Y R O A D , S U I T E 3 1 0 W A L N U T C R E E K , C A L I F O R N I A 9 4 5 9 6 ( 9 2 5 ) 9 4 4 - 1 6 2 6 1 9 7 0 B R O A D W A Y , S U I T E 8 0 0 O A K L A N D , C A L I F O R N I A 9 4 6 1 2 ( 5 1 0 ) 2 7 2 - 1 0 6 0 600 HARTZ AVENUE MIXED USE DANVILLE, CALIFORNIA N O R T H C O N C E P T U A L R O O F P L A N COURTY A R D BEL O W F L O O D C O N T R O L E A S E M E N T A 5 C O N C E P T U A L R O O F P L A N L C A A R C H I T E C T S R E S T R I C T E D A R C H I T E C T U R A L D R A W I N G S T H E I N F O R M A T I O N , P L A N S , D E S I G N S , N O T E S A N D A R R A N G E M E N T S S H O W N O N T H I S D R A W I N G A R E C O N F I D E N T I A L A N D M A Y N O T B E R E P R O D U C E D I N W H O L E O R I N P A R T W I T H O U T T H E E X P R E S S E D W R I T T E N P E R M I S S I O N O F L C A A R C H I T E C T S . D R A W I N G S N O T E D A S P R E L I M I N A R Y , S C H E M A T I C A N D / O R C O N C E P T C O N T A I N I N F O R M A T I O N T H A T I S C O N C E P T U A L A N D S U B J E C T T O V E R I F I C A T I O N A N D / O R C H A N G E . T H E A R C H I T E C T M A K E S N O C L A I M F O R A C C U R A C Y O F C O N C E P T U A L I N F O R M A T I O N O R O F I N F O R M A T I O N S U P P L I E D B Y O T H E R S . D A T E : S C A L E : R E V I S I O N S : P R O J E C T N O . O F S H E E T 1 0 / 0 2 / 2 0 2 0 2 0 0 4 5 W W W . L C A - A R C H I T E C T S . C O M C A R L E . C A M P O S D A V I D B O G S T A D P E T E R S T A C K P O L E 5 9 0 Y G N A C I O V A L L E Y R O A D , S U I T E 3 1 0 W A L N U T C R E E K , C A L I F O R N I A 9 4 5 9 6 ( 9 2 5 ) 9 4 4 - 1 6 2 6 1 9 7 0 B R O A D W A Y , S U I T E 8 0 0 O A K L A N D , C A L I F O R N I A 9 4 6 1 2 ( 5 1 0 ) 2 7 2 - 1 0 6 0 600 HARTZ AVENUE MIXED USE DANVILLE, CALIFORNIA B U I L T - U P R O O F B U I L T - U P R O O F B U I L T - U P R O O F C O U R T Y A R D B E L O W B U I L T - U P R O O F RAMPDOWNLuxer LockerLuxer LockerLuxer OversizedLocker H A R T Z A V E N U E C O V E R E D L O B B Y / O U T D O O R R E T A I L C O U R T Y A R D + 3 6 0 ' ± + 3 6 5 ' ± + 3 7 0 ' ± C O U R T Y A R D A 6 C O N C E P T U A L B U I L D I N G S E C T I O N S N O R T H C O N C E P T U A L S E C T I O N S L C A A R C H I T E C T S R E S T R I C T E D A R C H I T E C T U R A L D R A W I N G S T H E I N F O R M A T I O N , P L A N S , D E S I G N S , N O T E S A N D A R R A N G E M E N T S S H O W N O N T H I S D R A W I N G A R E C O N F I D E N T I A L A N D M A Y N O T B E R E P R O D U C E D I N W H O L E O R I N P A R T W I T H O U T T H E E X P R E S S E D W R I T T E N P E R M I S S I O N O F L C A A R C H I T E C T S . D R A W I N G S N O T E D A S P R E L I M I N A R Y , S C H E M A T I C A N D / O R C O N C E P T C O N T A I N I N F O R M A T I O N T H A T I S C O N C E P T U A L A N D S U B J E C T T O V E R I F I C A T I O N A N D / O R C H A N G E . T H E A R C H I T E C T M A K E S N O C L A I M F O R A C C U R A C Y O F C O N C E P T U A L I N F O R M A T I O N O R O F I N F O R M A T I O N S U P P L I E D B Y O T H E R S . D A T E : S C A L E : R E V I S I O N S : P R O J E C T N O . O F S H E E T 1 0 / 0 2 / 2 0 2 0 2 0 0 4 5 W W W . L C A - A R C H I T E C T S . C O M C A R L E . C A M P O S D A V I D B O G S T A D P E T E R S T A C K P O L E 5 9 0 Y G N A C I O V A L L E Y R O A D , S U I T E 3 1 0 W A L N U T C R E E K , C A L I F O R N I A 9 4 5 9 6 ( 9 2 5 ) 9 4 4 - 1 6 2 6 1 9 7 0 B R O A D W A Y , S U I T E 8 0 0 O A K L A N D , C A L I F O R N I A 9 4 6 1 2 ( 5 1 0 ) 2 7 2 - 1 0 6 0 600 HARTZ AVENUE MIXED USE DANVILLE, CALIFORNIA KEY PLANNORTH S E C T I O N A A A S E C T I O N B B CCA KEY PLAN 1 A7 SITE PHOTOGRAPHS NORTH SITE PHOTOGRAPHS LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A 2 3 4 5 1 2 3 4 5 6 7 8 6 8 7 HARTZ AVENUE F R O N T S T R E E T VILLAGE THEATRE MUNICIPAL LOT 600 HARTZ AVENUE PROJECT SITE A8.1 THEME IMAGES PHOTOGRAPHS THEME IMAGES LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A A8.2 THEME IMAGES PHOTOGRAPHS THEME IMAGES LCA ARCHITECTS RESTRICTED ARCHITECTURAL DRAWINGS THE INFORMATION, PLANS, DESIGNS, NOTES AND ARRANGEMENTS SHOWN ON THIS DRAWING ARE CONFIDENTIAL AND MAY NOT BE REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN PERMISSION OF LCA ARCHITECTS. DRAWINGS NOTED AS PRELIMINARY, SCHEMATIC AND / OR CONCEPT CONTAIN INFORMATION THAT IS CONCEPTUAL AND SUBJECT TO VERIFICATION AND/OR CHANGE. THE ARCHITECT MAKES NO CLAIM FOR ACCURACY OF CONCEPTUAL INFORMATION OR OF INFORMATION SUPPLIED BY OTHERS. DATE: SCALE: REVISIONS: PROJECT NO. OFSHEET 10 / 02 / 2020 20045 WWW . LCA - ARCHITECTS . COM CARL E. CAMPOS DAVID BOGSTAD PETER STACKPOLE 590 YGNACIO VALLEY ROAD, SUITE 310 WALNUT CREEK, CALIFORNIA 94596 (925) 944-1626 1970 BROADWAY, SUITE 800 OAKLAND, CALIFORNIA 94612 (510) 272-1060 60 0 H A R T Z A V E N U E MI X E D U S E DA N V I L L E , C A L I F O R N I A & Gibson, Inc. Carlson, Barbee SAN RAMON, CALIFORNIA 94583 2633 CAMINO RAMON, SUITE 350 CIVIL ENGINEERS SURVEYORS PLANNERS (925) 866-0322 www.cbandg.com