Chicago condo zoned B3-2

[Mr. Lisle]

I am appraising a low rise rise condo downtown, that is now zoned B3-2. The building has residential on the ground level, and is 16 years old, surrounded by similar building, the owner has indicated that the area was zoned residential until recently, but does not have a zoning cert, or rebuild letter. My gut is telling me it is grand-fathered, but in the past I have come across a few in Chicago that had variances, or were illegal. Anyone have any advice on how to prove it is grand-fathered?

Anyone have old Chicago zoning maps on file?

Anyone not familiar with Chicago, it is not as simple as a phone call, or trip to city hall, the owner would need to request everything in writing, pay $90 and wait 4-6 weeks.

 

[AlwaysLearning]

Anyone have old Chicago zoning maps on file?

I have the 1999 Zoning Ordinance.

 

[Brian Weaver]

I am appraising a low rise rise condo downtown, that is now zoned B3-2. The building has residential on the ground level, and is 16 years old, surrounded by similar building, the owner has indicated that the area was zoned residential until recently, but does not have a zoning cert, or rebuild letter. My gut is telling me it is grand-fathered, but in the past I have come across a few in Chicago that had variances, or were illegal. Anyone have any advice on how to prove it is grand-fathered?

Anyone have old Chicago zoning maps on file?

Anyone not familiar with Chicago, it is not as simple as a phone call, or trip to city hall, the owner would need to request everything in writing, pay $90 and wait 4-6 weeks.

Harold Washinton Library downtown has zoning maps going back to the 40's and earlier.

 

[Mr. Lisle]

Harold Washinton Library downtown has zoning maps going back to the 40's and earlier.

Thanks, do I have to be a member of CPL to review them? I will check it out tomorrow.

 

[Jim Onderisin]

I believe you can complete an application, pay a $50 fee and receive an opinion from the Zoning Administrator's Office within 30 days. Short of that, there may be no other way to prove anything. In my opinion, it's the client's call. I've only had one ask me to follow through with that process.

 

[AlwaysLearning]

For you Mr. Lisle

 

[AlwaysLearning]

I am appraising a low rise rise condo downtown, that is now zoned B3-2. The building has residential on the ground level, and is 16 years old, surrounded by similar building, the owner has indicated that the area was zoned residential until recently, but does not have a zoning cert, or rebuild letter. My gut is telling me it is grand-fathered, but in the past I have come across a few in Chicago that had variances, or were illegal. Anyone have any advice on how to prove it is grand-fathered?

Anyone have old Chicago zoning maps on file?

Anyone not familiar with Chicago, it is not as simple as a phone call, or trip to city hall, the owner would need to request everything in writing, pay $90 and wait 4-6 weeks.

In this case you need to request a Certificate of Occupancy (not a zoning cert). The developer got one when the construction was completed. The association may have a copy.

 

[josephdifranco]

It seems like this research would be overkill. Can't you include an assumption that the building is grandfathered or that a variance exists?

Also, are you appraising the whole building or only one unit. If a unit, is it on the ground level? If anything, it seems that only the ground level unit could be illegal.

 

[Mr. Lisle]

It seems like this research would be overkill. Can't you include an assumption that the building is grandfathered or that a variance exists?

Also, are you appraising the whole building or only one unit. If a unit, is it on the ground level? If anything, it seems that only the ground level unit could be illegal.

That is what I did first, the lender wanted the report "as-is", rather than subject to the EA's.

They are a good client, so I wanted to try and go the extra mile if possible, but in the end, I have told them that they will need to request it from the city if they need it.

 

[Mr. Lisle]

In this case you need to request a Certificate of Occupancy (not a zoning cert). The developer got one when the construction was completed. The association may have a copy.

Thanks again for your help, that was the first this I tried, weeks ago. The HOA has nothing, and claims that in 16 years they have never been asked to provide it.