Document reveals developer's plans to reshape 11th at Pine

There is one important thing we haven't been able to post about in regards to the mixed-use project being planned for the old Sun Electric building at the corner of Pine and 11th Ave.

No, not talking about No Guilt Boy.

Talking about the actual design proposal that will be discussed, debated and dissected at next week's design guidance meeting. Up to now, the PDF of developer Pryde + Johnson early design proposal hasn't been available. But after pestering the Department of Planning and Development for a week, they posted the document this afternoon. Here is a look at the four design proposals on the board.

You can review the entire document attached to this post. Three of the four designs include preserving "the character structure" while only Plan B (on the left) calls for the old brick factory building to be completely torn down. You'll also note that the three preservation plans take advantage of the new zoning rules that will allow for a taller structure.

 Plan A
96 units (+1-) on 6 levels over 1 level of commercial space.
36 (+/-) structured parking spaces on 1 underground level.

• -Preserves character structure.
• -New construction to maximum height of 75 feet allowed by new Pike/Pine Conservation Overlay District.
• -Residential entry on 11th Avenue.
• -Parking access from 11th Avenue (not desirable for pedestrian traffic).
• -Private courtyard at Level 2, oriented to South interior lot line.
• -No setbacks, reinforces street edge and corner of 11th & E Pine.
• -Maximizes views to park.

Plan B
75 units (+/-) on 5 levels over 1 level of commercial space
36 (+1-) structured parking spaces on 1 underground level .

• -Character structure to be demolished.
• -New construction to maximum height of 69 feet with Directors approval.
• -Resldential entry on 11th Avenue.
• -Parking access from 11th Avenue (not desirable for pedestrian traffic).
• -Private courtyard at Level 2, oriented to park .
• -One story commercial at corner.
• -Over half of the units face the private alley or interior lot line (resulting in compromised Views).

Plan C (PREFERRED)
96 units (+/-) on 6 levels over 1 level of commercial space
4 structured parking spaces at street level.
1 level of underground workspace in existing basement available for arts / cultural uses.

• -Preferred option.
• -Preserves character structure.
• -New construction to maximum height of 75 feet allowed by new Pike/Pine Conservation Overlay District.
• -Residential entry on 11th Avenue.
• -Parking/service access from private alley at rear (optimizes pedestrian environment).
• -Private courtyard at Level 2 adjacent to alley (optimizes residential views and daylight)
• -Massing holds street edge on both frontages (opportunity for comer emphasis)

Plan D
-74 units (+/-) on 6 levels over 1 level of commercial space
-4 structured parking spaces at street level.
-1 level of underground workspace in existing basement available for arts I cultural uses.

• -Preserves character structure.
• - New construction to maximum height of 75 feet allowed by new Pike/Pine Conservation Overlay District.
• -Residential entry on 11thAvenue.
• -Parking/service access from private alley at rear (optimizes pedestrian environment).
• -Private courtyard at Level 2 adjacent to alley (diminished in size) .
• -Private terraces on Level 3 along frontages.
• -Massing of new structure separated visually from existing facade

Here's a diagram from the document that will give you some sense of what preservation will entail. In short, the plan is for a façade.

The plan also calls for sustainable development strategies outlined here: