Potential planned development for Ashland and Division surfaces

A possible Planned Development, on the site of the former Pizza Hut on the southwest corner of Ashland and Division, was presented at the East Village Assn. (EVA) Board meeting in Leona's, 1936 W. Augusta, Monday evening.

Scott Rappe introduced the two developers with an explanation of some of their interaction prior to the meeting. "We asked them to put together a very skeletal, preliminary Pro forma for the building. They actually came back with a little more detail than that. We really appreciate that but remember that though it looks real on the screen,  that does not mean that everything has been worked out as yet."

"We are looking for a significant building, a mixed use building, a dense building and a building that focuses on pedestrian traffic over cars. From what we saw the other day, I think we have gotten all that but there are multiple issues."

Rob Buono and Paul Utigard who live or have property in the area have listened to the wishes of the community by changing their plans from building a two or three story structure to plans for an approximate eighty foot building.

Their presentation showed that  the two parcel site has a north-south twelve foot alley with the west parcel being long and skinny and designed to be for parking. The proposed building is designed to be have a mixed use of retail, business and residential.

The intent is to have a rental versus condo building. Occupancy is expected to be people who are carless, taking advantage of the immediate access to the Blue Line, three bus lines and bicycle routes. Though there will be approximately twenty grade level parking spaces, they will not be assigned residential parking.

At this time there is one commercial customer interested in space on the first floor which is a bank. Complying with restrictions about a bank not being located at the corner, the facility would be on the south end of the building facing Ashland Ave. With a need for a drive up, the plans call for access to those windows will be from the alley off of Division to a private drive on the building's south side. The exit to Ashland will require a curb cut. At the moment there is parking lot to the south which is part of a restaurant complex.

Whereas the developer showed drawings of the site and mocked up photos of the building, none of those visuals are ready for public dissemination. The density of the building far exceeds the B3-1 zoning, thus they are going for a Planned Development status. Planned developments require many predetermined standards by the City and will take time to acquire.

Buono indicated that he would like to have designs and financing in place by February but realizes that that may be a bit ambitious. He does plan on having final designs submitted to city in the next sixty days. Buono and Utigard recently purchased the property.

Several community organizations were invited to EVA's meeting. "As a spokesperson for the Wicker Park Committee (WPC), we are appreciative of EVA's  work on scale and mixed use. This is the proper compliment for bank building across the street and provides a gateway to Division," said Ed Tamminga, WPC President.

"It would be perfect if there were an IGO facility close by," commented Grant Drutchas, a member of the WPC Preservation and development Committee.

Marjorie Isaacson, a long time community resident and Center for Neighborhood Technology staff member, expressed her interest and concerns about this corner in a letter to EVA not long ago:

"I am writing in regard to the redevelopment of the former Pizza Hut site, at Division Street and Ashland Avenue. This six-corner intersection is an important gateway to our community, and also has the highly valuable attribute of being a transit hub.

Real estate development at this site can either enhance these assets or simply take advantage of the site without contributing to, or even undermining, other uses and qualities of this locale. Automobile-centric developments are a prime example of the latter phenomena. The convenience of drive-ins and parking lots for a few adds congestion, reduces air quality and imposes restrictions on transit users and pedestrians.

I know you understand the importance of reducing practices that add greenhouse gases to the environment. Tackling the issue of climate change will require re-examining many "business as usual" practices, both large and small. I've enclosed an article from the July 30th New York Times, where the difference between how Europeans deal with congestion and greenhouse gas buildup is compared to US policies. The Europeans turn urban centers into pedestrian zones. American cities "remain manacled to the car." There are real differences in quality of life connected to making these choices.

I visited City Hall more than 20 years ago, when this corner was rezoned to allow the drive-in uses there now. Our objections were met by contempt -- we were told our ideas for a higher use of that corner were ridiculous, because we were lucky anyone was considering investing in our blighted neighborhood. Things are different now. As one of those pieces of disposable architecture is gone, we have another chance to get it right. I urge you to do everything in your power to make sure any development on this corner is of a quality and character that will contribute to our community."

Members of the community will have opportunities to express their opinions when this project comes before the various community organizations. In the meantime, please do create a community discussion by commenting below.