Design & Entitlements
One-of-a-Kind, Site-Specific-Designs
DIAP has had a 100% approval rate, since 1982
Projects include affordable housing, commercial, retail and hostoric preservation across the US, Norway, and China
Mixed Use
1. Lake shore downtown mixed use in a small, upscale town in Minnesota (WBC)
The challenge...
This site had difficult geology and opposition from the neighborhood. The design dictated mixed use and the vision of a vibrant community by the lake needed to be conveyed to neighbors and permitting officials alike.​
​
The project called for complete design and management of entitlements for a pedestrian oriented mixed use development, in an upscale 5,000 residents satellite community in Minnesota. The town wanted to replace an old, obsolete big-box retail establishment surrounded by a slowly sinking parking lot on a 14-acre parcel.
The lot faced a beautiful lake at the East end of a small linear downtown.
Two established local development companies had applied for entitlements. A retail-only strip mall style shopping had been resoundingly denied by both the local community and the elected officials. Was this one of those “impossible” projects?
​
The local community generally wanted a mixed use pedestrian friendly downtown (similar to our proposed vision), to counter and improve the car-oriented older downtown and DIAP was up for the challenge.
The solution...
It's really inspiring to see communities that take pride in their built environments. Local residents and businesses always bring invaluable insights since they live or work there and understand the unique challenges, goals, and limitations of the area. So, we started by listening, learning, and identifying what was missing in the local downtown scene. After that, I headed to northern Italy to explore the sustainably managed lakeshore communities around the Como, Garda, and Maggiore lakes. These towns have thrived for over 2000 years and continue to flourish today.
Inspired by this, I designed five pedestrian-friendly, mixed-use blocks that include housing (both market rate and senior living), retail spaces, a hotel, and offices, all centered around a 2-acre plaza. These blocks are slightly elevated to allow for structured parking that's both ample and conveniently out of sight. The area’s former swampy geology meant deep structural piles were necessary, which we cleverly used as geothermal conduits to heat the streets and sidewalks in the winter. To top it off, I included a tall "campanile" in the design, echoing an old lakeside observation tower, adding a nostalgic touch to remind the townspeople of their rich heritage.
Why the project was aproved...
We really took the time to listen to what the local community had to say and delved deep into the area's geology, history, culture, environment, business trends, and demographics. Moreover, we explored the "magic" of genuinely sustainable lakeshore places. Inspired by this, we guided the community by filling in the "missing" pieces of the downtown puzzle. We created a fully pedestrian-friendly environment complete with a children's playground, necessary green buffers, plenty of structured parking tucked out of sight, heated streets and sidewalks for all-weather pedestrian activities, and ultimately, a new "heart" for the downtown area.
2. Santa Verde/Cafe Community Center, somewhere up in the mountains in Central America
The challenge...
We were challenged to design a brand-new neighborhood center on a breathtaking 12-hectare former coffee plantation with Pacific Ocean views, in Costa Rica. The owner wanted to dream big, aiming for a "legacy" project that's built to last.​
​
​
Given the tricky geological challenges (like huge "fill" trenches) and height restrictions (since we're right under a major airport's flight path), our design needed to be clever and adaptable. We planned a mixed-use space that's both integrated and modular, designed to evolve with the local demand.
The solution...
Picture this: an elongated, east-to-west rectangle of land, gently sloping towards the Pacific Ocean. It’s the perfect backdrop for a powerful design that echoes the axial structures of pre-Columbian architecture found throughout the Americas. Inspired by the rich history and culture of the native people connected to this land, we aimed to craft a 21st-century mixed-use design that blends seamlessly with the local community, environment, and spirit.
We turned the site’s geotechnical challenges into cost-effective, eco-friendly solutions, like multi-story, naturally ventilated underground garages. Most of the private residences, as well as the series of parks, plazas, and skybridges, offer stunning views of the Pacific, just a three-hour drive away.
We’ve also nestled civic and community spaces into this small local “universe,” complete with a farmers market, housing, art galleries, shops, restaurants, clubs, roof terraces, and even a little museum dedicated to the area’s coffee history.
Why the project was aproved...
The design solution (1) complied with all local regulations, (2) flipped/converted the site’s geological “limitations” into unexpected, cost efficient, underground structured garages, (3) and is respectful to the ancient history and cultures while being contextually modern. As a resounding endorsement of our design philosophy, in 2017, this design was awarded with the “best mixed use Master Plan in Latin America” award.
3. Eco-Tourism - do plants and animals have any rights? Yes they do!
The challenge...
How to respect, heal, and gently reuse damaged natural habitats. Picture a spectacular horseshoe-shaped mountain encircling a lush, green agricultural field, with a beautifully rounded hill in the middle, all overlooking the Pacific Ocean.
Just 300 meters away lies a large natural beach. However, the Panamericana highway skirts the bottom of the hill, along with some squatters. The hill itself has been scarred by human activity—patches of bare dirt and trash are stark against the intensely green, wildlife-rich mountain backdrop, home to pumas, monkeys, birds, and more.
The solution...
We started by listening, studying, and learning about the local biosphere and environment. Using GIS, studying geology and hydrology, and reviewing environmental and biodiversity reports were crucial. We then played an "elimination" game—ensuring paths used by monkeys, deer, and birds were preserved; patches of endemic plants were saved; and creeks, springs, and other natural features were protected.
We focused on man-made "earth wounds" and crop plantations for potential development, aiming to nurture these areas back to nature or use them thoughtfully. The plans for the hill included placing all resort hotel and sports facilities at the base, near the highway, to replace the squatters. A large scarred area with stunning ocean views was transformed into an Andean, stair-stepped village with a community plaza. Very small private house lots were laid out along existing tracks on the hillside, leaving the majority of the land under the care of the local ecosystem.
Why the project was aproved...
By listening to what the hill "wanted to be," the design proposed dramatically lower densities and coverage than allowed but made perfect business sense. It was approved right away.
4. SV International Center: A project with a prestigious international address
The challenge...
How do you design for an "international address"? Imagine a buzzing spot along 1st Street, a stone's throw from an International Airport, complete with potential air-tram stops and helicopter landing pads atop high-rise offices and hotels—just like the big international players.
We needed a smart, sophisticated business hub.
The solution...
We created a modular urban slab consisting of independent, self-sustaining "modules." DIAP crafted these integrated yet separate mixed-use urban modules, each fully compliant with all the rules—coverage, density, height, setbacks, parking, and open space.
The city was thrilled, the developer was ecstatic, and the landowner? They doubled the land price—it was 2005.
Why the project was aproved...
This design was never formally submitted, but it's a tale worth sharing. The city and local community seemed fully supportive, and the developer had the financial backing to bring this mixed-use high-rise complex to life. Interestingly, a few years after 2005, the landowner went bankrupt, and to this day, this prime "address" remains a "land banking" site, awaiting a better use.
5. Nonprofit Company Headquarters - somewhere in the San Francisco Peninsula
The challenge...
How about transforming a quirky mixed-use building for a nonprofit organization? Picture this: an old wood shack with a steel structure built on top that once housed an airline club, then a church, and later a ballroom dance space. Now, it's empty and unused.
What do you do with all this mishmash?
The solution...
Time to get creative and think outside the box! The new owner is a fantastic local nonprofit led by some truly incredible, smart, and hardworking women who played a key role in shaping the final design.
To tailor the space to the nonprofit's needs in a functional and cost-effective way, we: (1) demolished the old wood shack, (2) upgraded the steel frame for safety, (3) built a full-size ground level for an industrial kitchen, a thrift store, and various other services, (4) added a middle floor for case management, meetings, and educational activities, along with flexible spaces for other uses, and (5) designed the top floor for the administrative and executive offices.
Why the project was aproved...
We kept the design simple, focusing on saving time and money—essential for this wonderful organization to quickly establish a "home" that meets the needs of the Peninsula community.
6. 1906 school converted to student housing - near a University on the East Coast
The challenge...
Ever thought about creatively repurposing an old building? Back in the late 1980s, I got a FedEx package from an East Coast client who was eyeing an old brick school building that the local School District was selling. He wanted to know if it could be turned into something new.
I took a look, and it turned out the school was not only beautifully built but also perfect for conversion into student housing. The client was thrilled and ended up winning the bid.
The solution... this old building “deserved” to be preserved and creatively reused…
This old building deserved to be preserved and given a new lease on life. Each classroom was transformed into two or three-bedroom flats for students, complete with the original blackboards in the living rooms for a touch of charm and functionality.
The existing amphitheater was converted into six townhouses, two of which featured the original stage's hardwood floors. We cleaned and pointed the brick exteriors, leaving them mostly untouched. Additionally, we added eighteen new 2-bedroom flats on the available land, designed to blend discreetly with the old school's style.
Why the project was aproved...
The School District, the University, the City, and the US Registrar of Historic Buildings all loved the idea. And the students? They've adored living in this creatively reused building ever since.
7. Pittsburg River Park – somewhere along the Sacramento River shore
The challenge...
Imagine trying to develop a mixed housing residential village on a 20-acre site right next to a local steel mill.
Yep, it’s as challenging as it sounds, especially with three major pollution issues: asbestos from an old tile factory, and a whole lot of noise and dust from the steel mill and its busy traffic.
The solution...
Tackling this took a blend of research, expertise, collaboration, and a dash of creativity. The MVPs here were the environmental engineers and consultants specializing in brownfields—land previously used for industrial purposes or certain commercial uses that may be contaminated.
We dove deep into their reports on pollution challenges and mitigation options, which was both enlightening and inspiring. We came up with a smart design solution, including a large berm that used low-pollution soil to block noise, hide unsightly views, and cut down on dust—all while saving on hefty soil transport and storage costs to Nevada.
Why the project was aproved...
Having skilled and experienced environmental consultants is crucial for projects like this. Their expertise, along with some clever land planning and design, really made the difference in solving these tough problems.
8. A mixed use “landmark” on a very difficult site, overlooking the Pacific Ocean
The challenge...
Imagine being the 10th architect to take a crack at a tricky site! Picture a slender "battleship-shaped" footprint with a 40-foot drop from one side to the other.
It's bordered by a noisy boulevard with heavy traffic on one long side and single-family homes along the quieter high road on the other. Add in salty ocean winds and corrosion, plus a mishmash of roof lines nearby—it's a tough one!
The solution...
We designed an upscale mixed-use "battleship" that really integrates with the neighborhood. A five-story parking garage has entrances from both the noisy arterial road below and the quiet street above, creating space for a long portico and retail spaces along the busy road. Above that, a spacious podium hosts residential condos, townhouses, and single-family homes.
Why the project was aproved...
This narrow sliver of land had never seen permanent structures before because of its challenging topography. Our unique, site-specific mixed-use design was just what was needed and got approved without a hitch. Then 2008 hit…
9. Year-round Destination & Conference Center Resort…somewhere in Europe
The challenge...
Programming “an year-round resort vision” in the mountains.
The site is a rocky platform between a ski mountain and a rapid, high-elevation river. Resort housing and one hotel were the owner’s basic program expectations.
The solution...
We listened to the rocks, the mountain, the river, the forest, the air. This is a truly special place with a unique sense of time, space, sounds, and night sky and stories to match. You just had to listen. We blended the unique spirituality of the place into our design whilst being fluid and supportive, understanding and nurturing, protective and inspiring.
​
A high-end conference center and hotel facilities, vacation condos, boutiques, fitness center, spa, restaurants, bars, etc., as well as an enclosed Aqua Park facility were integrated into a modular, flexible, pedestrian mixed use, fully open in the summer and fully climatized in the winter.
Why the project was aproved...
This sun and wind oriented, compact, sustainable resort “village” received the local, regional and governmental discretionary approvals in the first attempt.
Single Use
1. The “E” executive Residences - historic preservation and creative reuse in Spain
The challenge...
What can one do with 16th and 17th-century village ruins? After the EU was established, many mining areas in Europe shut down due to competition from other EU countries, leading to job losses and depopulation. How can we help these areas bounce back?
The solution...
It’s about finding a diamond in the rough. This valley is magical—everything from roads to buildings is made of high-quality local slate that's been mined here for centuries. The place is a clean, green, untouched gem. Our proposal?
Creatively reuse the old village ruins by integrating them into contemporary executive residences and establish a public/private partnership to ensure all stakeholders benefit. This idea won over the local authorities not once, but twice, and it's still standing strong.
Why the project was aproved...
Our design brings investment and jobs back to the area, repopulates it, and honors its history and culture. Plus, it's environmentally gentle, economically viable, and sustainable—a true win-win for everyone involved.
2. High rise luxury condominium building somewhere on the East Coast
The challenge...
A small, steep parcel in an exclusive neighborhood back in the late 1980s. The rule for the condominium was clear: do it right or don’t do it at all. And "luxury" meant truly high-end, not just a marketing buzzword for something mediocre. First up, we needed a detailed project program covering everything from design quality to amenities, systems, infrastructure, and materials.
The solution...
With a smart, refined, and supportive client behind us, we had an opportunity to get it right. The DIAP design included: (1) four large, elegant "corner" units per floor, (2) a shared common roof garden topped with two rooftop penthouses, (3) a stylish car approach and drop-off leading to a multi-story, structured, private garage, and (4) entry-level amenities like a pool, spa, and guest rooms. The building's design is a modern take on the traditional local style.
Why the project was aproved...
Real quality speaks for itself and goes a long way.
3. Refined residential living – more housing needed, not enough land available
The challenge...
Designing high-quality housing on less land—an increasingly relevant issue as housing shortages persist and urban and suburban plots become scarcer, more varied, and highly sought after for "infill" projects.
How can we integrate social and sleeping spaces with garages, services, and usable green areas for safe, high-quality family living? We've turned to the historic "merchant house" model and rediscovered ancient European design solutions.
The solution...
DIAP crafted single-family, private (fee simple) townhouse residences on a compact 30'x50' building footprint, achieving up to 20 units per acre. Each modular townhouse includes:
(1) two private garages accommodating up to five parking spaces along with essential services,
(2) a social level with formal living and dining areas, kitchen, family room, and additional services, all benefiting from two or three exterior walls for natural light and cross ventilation,
(3) a sleeping level with bedroom suites, and
(4) a roof loft that opens to a large, private sunbathing terrace
​
​The smaller units offer up to three bedroom suites and two garage spaces within approximately 1,350 sq ft of livable space. The larger units provide up to four bedroom suites plus a private office/den and three garage spaces, spread over roughly 1,650 sq ft.
Why the project was aproved...
This design efficiently maximized space and functionality for high-quality family living, offering flexible layouts, ample parking, and phased development potential. As always, it was approved on the first try.
4. Waterfront homes around the San Francisco Bay – making the “impossible” “possible”
The challenge...
Tackling what's known as the "impossible triangle" on the West Coast.
Picture this: a .4-acre, triangular, super noisy urban lot with a bus stop right along one side, littered with banners, discarded carts, trash, and the like. And to top it off, there's a desperate need for housing.
The solution...
Keep it simple and focus on what adds value. For each single-family townhouse residence, we made key decisions:
(1) the ground level, raised for privacy and security, is for private garages and service areas,
(2) the second level is for social activities,
(3) the third level is for bedrooms,
(4) the roof features a private terrace.
A one-way gated driveway serves all residences' private accesses and garages. With six private townhouse residences on .4 acres, achieving a density of 15 units per acre, it's a possible solution for this tricky triangle.
Why the project was aproved...
Well, first, the city staff didn't think anyone would dare to tackle this triangle. But we did, and the application sailed through approval from the staff and Planning Commission on the first try—it was back in 2005.
5. Waterfront homes somewhere around the San Francisco Bay
The challenge...
How do you design around the San Francisco Bay? The site was a 9-acre spot with direct access to the San Francisco Bay, tucked between a city beach and a noisy public parking lot.
The solution...
Bringing some international experience to the table really paid off. Dan has spent time on the land at various times of day, soaking in the salty air, listening to the waves (and the traffic), and taking in the stunning bay views. This inspired him to:
-
Encircle all required parking with residential clusters to help mute the traffic noise from the waterfront.
-
Maximize the bay views and access to the water for both the residences and the public spaces.
-
Use local plants in the landscaping, minimize internal roads, and maximize open spaces.
-
Build a waterfront promenade open to everyone.
-
Enhance the pedestrian environment and community facilities to connect smoothly with the city's public beach. It was a young man's dream come true.
Why the project was aproved...
Everything was going smoothly with the city until we had to present the project to the San Francisco Bay Conservation and Development Commission (BCDC). We walked into that meeting not knowing what to expect. It was brutal—out of 29 applications, 28 were swiftly rejected. But there was one application that was discussed, appreciated, and unanimously approved by the daunting BCDC board- the DIAP application for waterfront homes!