In the most urbanist of all universes, the projects up for discussion at Wednesday night’s meeting of the East Design Review Board would switch places, the 17-story apartment tower planned to rise above the corner currently home to the First Hill McDonald’s would take up residence on 10th Ave E behind the coming-soon Capitol Hill Station, the four-story apartment building planned to neighbor the most mass of mass transit booted over to First Hill… well, actually, in the most urbanist of all universes, nobody would bother building a four-story apartment building.

1001 Minor Ave
Early Design Guidance application proposing a 17-story building containing 199 residential units and 5000 sq.ft. commerical space. Parking for 160 vehicles to be provided below grade. / View Design Proposal  (16 MB)    

Late last year, CHS broke the news that the First Hill McDonald’s at Minor and Madison was being lined up by developer Holland Partners for a 17-story, mixed-use apartment tower at the site. Wednesday night, the review board will weigh the proposal for the first phase of the development process for the project.

The developers call the proposed project “a valuable addition to the diversity in the First Hill Area.”

Along with three levels of underground parking, the Ankrom Moisan-designed project’s early design guidance plans call for “urban infill development” that “promotes job and housing balance, providing 24-hour environments where people can work/live/play near their homes” and creates “a high-quality pedestrian experience.”

While we can’t vouch for the diversity argument, we can tell you Holland built the Coppins Well tower across the street — we were there for the groundbreaking in 2011.

But let’s get to the important part — surely Holland Partners is planning for a return of a new, more modern Madison-friendly McDonald’s when the building’s construction is completed in five years or so, no? Probably no. The to-be-demolished fast food joint isn’t mentioned by name a single time in the design review packet.

120 10th Ave E
Early design guidance application to allow an 4-story structure containing 48 residential units. no proposed parking. Existing structures to be demolished. / View Design Proposal  (28 MB)    

While the planned “transit oriented development” moving forward around Capitol Hill Station with Portland-based developer Gerdling Edlen will soar to 85 feet along Broadway, the backside of the light rail station is limited to much more modest zoning. It’s likely in good hands with prolific Capitol Hill developer and real estate investor Eagle Rock Ventures.

Eagle Rock’s Scott Shapiro just completed development of a mixed-use microhousing development on 12th Ave — stop by for a beer. On 10th Ave E, Shapiro is planning a four-story building packed with 48 “efficiency studios” — and, as it should be in a new development on the edge of a $1.8 billion mass transit project, there will be no parking.

The preferred design for the project from architects S+H Works includes “recessed double-height space” with “multiple decks” to “give occupants a variety of common spaces,” and massing that “steps down” toward the neighboring single-family style homes and small apartment buildings in the area.

Meanwhile, if you’re wondering what light rail station proximity is doing for land values in the area, ask the Frank Coluccio Construction-Jay Dee Contractors joint venture that went in together to purchase the building to be demolished for the new development. In October 2009, the Sound Transit contractors purchased the old 1969-built duplex for $1.185 million. After using the building as office space for five years, the partners sold the property to Shapiro last fall for $1.9 million — a tidy 64.5% profit.