Hope this is the right forum for my post! What is the correct way to go about having a huge 3 level Sf converted (zoned) over to a 3-unit? Any ideals?
Is it even possible?
You should check with the zoning of the property. It will need to be zoned for a 3plex or you'll have to seek rezoning. Spot zoning is highly unlikely.
BUT if you can have a 3plex, I'm assuming that the first step would be to apply for a building permit.
Frogger, the property is currently zoned as sf-residential, the previous owner (40yrs) completed major structural reconfigurations many years ago for rental purposes. And did so without the
necessary permits/plans/inspections from the city. All of the work has been done and the property is now and has been functioning (covertly) as a 3-plex for a number of years. Each floor/unit has seperate electric and heating services as well as two entrance and exit ways. Not to mention the great cash flow from tenants! (1k net)
My question to you is the owner responsible for not going through the proper zoning/city channels or will I be left holding the bag if the 3-plex use is uncovered? Can it be granfathered in?
Thanks in advance :-o [ Edited by astcptlmgmnt on Date 11/07/2004 ]
A great deal depends on jurisdiction. Is this conversion in the city of Chicago or elsewhere. In the city the place you tend to get hung up on these things is, oddly enough, the parking ordinance. Chicago's parking ordinance says that whenever you add units you must provide one parking space for every unit in the building.
Even if you can do that however the odds of getting the city to go along with a three unit is SFR territory may be slim. A lot depends on the ward.
As to Grandfathering. This kind of cut-up was fairly common durring WWII when there was a big population boom in Chicago and no real materials, etc. available for building. After the war it was an open question as to whether to make everybody de-convert. At some point a law was passed making cut-ups prior to some date in the 1950's grandfathered and everything after than non-compliant. I want to say that the date was 1956 but I'm not sure if my memory is correct on this matter. The problem is often proving that the conversion was done at that time since there may or may not be good records.
Thank you Com Kng for the info. I believe that owner did mention something about WWII! Hopefully the city of chicago goes along with the story.
The property is located in west englewood ward and has a number of 2/3/4 units as well commercial influences nearby. Do you think that I should just sit tight and do nothing or will that cost me more $$$ headache in the long run. Or be proactive and apply for the proper 3 plex zoning conversion?
Its Chicago, you should always go to the alderman first. In Englewood I'd try to get the conversion legalized now. Nobody has cared about such things in Englewood for a long time. But as the neighborhood improves enforcement will become more stringent.
Do you have a lot of stuff in Englewood? I'm looking for a center entrance 6 flat in pretty good shape, or perhaps even better than that. Best of all possible worlds would be a rehab just coming on line but not yet rented.
Have you heard a rumor that the CHA has decided that there are too many Section 8 Tenants in Englewood and is simply not going to allow vouchers there anymore?
You should check with the zoning of the property. It will need to be zoned for a 3plex or you'll have to seek rezoning. Spot zoning is highly unlikely.
BUT if you can have a 3plex, I'm assuming that the first step would be to apply for a building permit.
Frogger, the property is currently zoned as sf-residential, the previous owner (40yrs) completed major structural reconfigurations many years ago for rental purposes. And did so without the
necessary permits/plans/inspections from the city. All of the work has been done and the property is now and has been functioning (covertly) as a 3-plex for a number of years. Each floor/unit has seperate electric and heating services as well as two entrance and exit ways. Not to mention the great cash flow from tenants! (1k net)
My question to you is the owner responsible for not going through the proper zoning/city channels or will I be left holding the bag if the 3-plex use is uncovered? Can it be granfathered in?
Thanks in advance :-o [ Edited by astcptlmgmnt on Date 11/07/2004 ]
A great deal depends on jurisdiction. Is this conversion in the city of Chicago or elsewhere. In the city the place you tend to get hung up on these things is, oddly enough, the parking ordinance. Chicago's parking ordinance says that whenever you add units you must provide one parking space for every unit in the building.
Even if you can do that however the odds of getting the city to go along with a three unit is SFR territory may be slim. A lot depends on the ward.
As to Grandfathering. This kind of cut-up was fairly common durring WWII when there was a big population boom in Chicago and no real materials, etc. available for building. After the war it was an open question as to whether to make everybody de-convert. At some point a law was passed making cut-ups prior to some date in the 1950's grandfathered and everything after than non-compliant. I want to say that the date was 1956 but I'm not sure if my memory is correct on this matter. The problem is often proving that the conversion was done at that time since there may or may not be good records.
Thank you Com Kng for the info. I believe that owner did mention something about WWII! Hopefully the city of chicago goes along with the story.
The property is located in west englewood ward and has a number of 2/3/4 units as well commercial influences nearby. Do you think that I should just sit tight and do nothing or will that cost me more $$$ headache in the long run. Or be proactive and apply for the proper 3 plex zoning conversion?
Thanks again King.
Should I go to the alderman first?
There is also huge old 3 car garage there that can be torn down and used for the parking compliance.
Its Chicago, you should always go to the alderman first. In Englewood I'd try to get the conversion legalized now. Nobody has cared about such things in Englewood for a long time. But as the neighborhood improves enforcement will become more stringent.
Do you have a lot of stuff in Englewood? I'm looking for a center entrance 6 flat in pretty good shape, or perhaps even better than that. Best of all possible worlds would be a rehab just coming on line but not yet rented.
Have you heard a rumor that the CHA has decided that there are too many Section 8 Tenants in Englewood and is simply not going to allow vouchers there anymore?