All Forum Posts by: Michael D Valadez

Thanks @Jonathan Klemm and @Brie Schmidt for the mentions.

@Michael D Valadez, Unfortunately as you found, the Chicago Zoning Designations are a little odd in that the "3" in the RS-3 Zoning does not at all mean that it allows for 3-Unit residences. Additionally, based on your notes about the basement being deconverted to "Stoarage" before you purchased it, sounds more to me like the biggest issue was that the basement unit was Not a legally existing unit, and the City made them deconvert the unit in order to resolve building violations. 

You've done a great job finding a lot of information on this over the past few days, and if your project is in fact located within one of the ADU pilot areas, then that is 100% the route to go in order to Legally add the 3rd dwelling unit. The ADU process will save a lot of time and money in compared to the alternative option which would be a ZBA Hearing...

Let me know if you have other questions or how else I could help!

 Pretty much all side streets are zoned RS-3.  The zoning map was created well after Chicago was built.  So any 2-4 unit is grandfathered in and can remain that way till you alter it.  By adding a unit you need to change the zoning of that lot, so having a neighbor grandfathered in doesn't have anything to do with you wanting to increase density.  

@Michael D Valadez - Congrats on getting your 2 flat rehabbed, that's awesome and I am sure it was a ton of work.

Tons of great advice above, but I'd suggest the first you do is talk to a local Chicago licensed architect like @Prashanth Mahakali or @Samuel Pavlovcik.  The issues with zoning and permitting through the City of Chicago are muddy and unclear.  Talk with someone who knows the right steps.

If you for sure want to legally convert back into a 3 unit you will need some type of plans & permits, but it all depends on how the zoning shakes out.  

Also, you could always just convert it back without getting permits, but that obviously comes with a certain amount of risk as well

Other landlords in the area also tell me not to bother with permits. And just convert it back.

I will definitely talk to our architect about the situation.

RS3 means residential single family, for a 3 unit zoning you need at least RT-4.  Because the cert says 2 units you can't just add another unit.  If it is in a pilot zone you can apply to add a unit, if not you have to contact the alderman and try to get it rezoned to RT

https://www.chicagocityscape.c...

https://secondcityzoning.org/z...

For clarity, what’s your evidence to support it being a 3 flat last year? Are you saying the owner went out of their way to get the property rezoned to reduce units?  Do you see permits pulled on the city website to support the deconstruction?  Why would they do that she. The value of the property is higher as a 3 vs 2. Many two flats in the city have amazing garden units that to everyone  else looks legal, but in reality are non conforming.  

There is a permit for having the Basement Unit converted to storage. It does show on the city's website.

I'm guessing the basement was decoverted for this violation. 

Thanks your guys help!  

Don't you need 2500 per unit unless there are a certain percentage of 2 flats already on the block?

How big is the lot?

 What does the zoning cert say from when you bought it?