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.