Building a 3 Flat in Chicago

[QUINN NGUYEN]

I currently own a SFR in Chicago, Andersonville area that my family has paid off. The house is over 130 years old and we would like to have it demolished and build a 3 flat.

So far I've only found that I need to request a RS3 permit change to RS4, and look for an architect to draw up plans. Is there anyone who can point me in the right direction of the proper steps to take? There is not a lot of information online that points specifically to what I should do? For a project like this, I am going to a bank to finance, how much do they usually required as a down payment?

Thank you, any help is appreciated.

[Prashanth Mahakali]

Quinn, 

Here are some steps you would take when considering a project like this. 

Given that you have an RS3 lot, you would need a zoning change to RT4. You already know that. The process of zoning change is a fairly long one but with a simple start. A zoning attorney is required to start this process. Typically the zoning attorney is able to tell you based on your ward alderman/alderwoman, the steps needed for you to approach the alderman's office with a zoning change. You can do this yourself but I would not recommend it. The alderman's chief of staff is usually the point of contact. He/She may advise you to present your plans to the local neighborhood group. Based on their feedback, the alderman would provide a "letter of support", which the zoning attorney would attach to the zoning change application. You go through about 3-4 months and a zoning change is usually approved if the alderman supports it and the neighborhood group supports it. Once approved, the city zoning map is updated. Now your architect is ready to submit plans for permit. The permit process can typically take about 3-4 months during which time you have identified contractors and have them on board with the bank's due diligence process. 

Once a permit is issued, you can start construction as long as the ground is not frozen. Your contractor can advise on next steps.

Overall, this is not an easy process but if you have the patience to go through, it is worth it. 

As the Architect, I have sat next to the zoning attorney and clients in the zoning change hearings. It is fun( I am weird!) and as the Architect, I love the process but it is not for everyone.

Good luck!