Chicago zoning administrative adjustment

[Garfield M.]

Hello, looking for someone with experience in zoning "administrative adjustment" in Chicago. I want to change RT-4 zoned 3 flat to 4 legal units. RT-4 zoning - 1000 sq ft of lot size per unit. Lot is 3969 sq ft so its short by 31 sq ft. The city allows streamlined "administrative adjustment" in RT-4 which allows a zoning change due to lot size as long as the lot size is not less than 90% of the required minimum lot area. This would mean a streamlined administrative adjustment is possible if the lot is greater than 3600 square feet in this case (90% of 4000 square feet - - since I want 4 units). Since the lot is greater than 3600 sq ft - is this a pretty straight forward case for approval if paperwork is submitted properly?

https://www.chicago.gov/city/e...

I am posting to see if anyone has done this before to assess the feasibility of the project. The 3 flat already has an existing attached rear structure of 300 square feet (25x12) which used to house the boiler. Since the structure is already there it will reduce construction cost. I want to turn it into a studio. Common electric is in place and floor drains look like tied into sewer already. Only one entrance so will need to add another. 

Any advice for this I should consider before I pay for drawings? 

I can make the rental aspect work but I am nervous about the ARV - - how would an appraiser value a 300 square foot studio with no comps in the neighborhood? I know nobody has a crystal ball but is there anything I should consider if I plan to refinance and pull cash out at a later time in a few years?

Any info is appreciated - thank you. 

[Tom Shallcross]

The Chicago administrative adjustment process will add roughly 30-60 days to the permit process. You will first need to submit your plans "as-is" and get them denied by the city as you'll need the denial letter as part of your submission for your administrative adjustment. Once you submit for the administrative adjustment, the the property on each side of you along with the alderman will get a certified letter notifying them of your administrative application. I believe there is then a ten day waiting period. On my last one I also needed to get pictures of each house on the block (not sure why).

Long story short, it's doable, but adds time/holding costs, architect expense and another $500 to the city. I would speak with your neighbors beforehand and try to get in touch with the alderman so they are not blindsided by the letter.