Hot Issues in the Evanston Draft Plan and Upzoning

On the evening of Nov. 6, as most of Evanston was distracted watching the national political picture, the City released a draft re-zoning of all Evanston, altering both zone boundaries and the definition of how thousands of homes or businesses, and the land next to or behind yours, is zoned. The change affecting the greatest number of properties in the City would be that all low-rise, single-family and two-family lots (currently designated as R1, R2, or R3), would be redefined, allowing construction of three-story buildings on any or every lot, where, now only 2-1/2 stories or 35’, whichever is less, is allowed. The “purpose” states that such districts would have up to 4-plexes, but the governing “standards” have no minimum unit size, maximum number of units, or occupancy limits. A 35’ 3-story building of indeterminate number of units and inhabitants could replace anywhere where now there is only a bungalow or farmhouse. Buildings could be built on smaller lots, and much smaller s.f. per unit would be permitted.

Besides potentially radically altering architectural character and density on blocks of single-family houses and modest attached homes, the new zoning would abandon much of the thoughtful planning for Central Street and downtown. The Central Street overlay that preserved our walkable, human-scale shopping areas would be repealed. The current charming Central Street business districts, where building median height is now 20’ or less, would be rezoned “multi-use 2” or “multi-use 3,” with allowed heights of 65’ and 100’ (6 to 10 stories), plus whatever other allowances the City Council might grant a developer -- numerous other areas in the City are slotted for such clusters. Apartment and condo buildings up and down Central Street could be replaced with 5-7 story mid-rise structures. Requirements like rear upper-story setbacks, to prevent “looming over” nearby yards, also disappear. So do rules on street-friendly articulation and active storefronts. We’d also lose the step-backs required above lower floors, and the requirement of front pedestrian space, which prevent a "sheer wall" abutting a sidewalk. The proposal would revert to the build-to-lot-line mentality that makes sidewalks unwelcoming and sometimes impassable. In the case of the Crawford-Gross Point intersection, it would increase traffic danger from loss of sight lines.

Disturbingly, plan and zoning goals of ensuring light and air, and avoiding crowding, congestion, and excess traffic — historic ideals of almost all U.S. zoning — disappear from this plan, which means such factors couldn’t even be brought up or considered when requests for further changes or exceptions come before future City staff, commissions or Councils. The Plan does nod to open space, sustainability, and affordability, but there's scant evidence that the changes proposed would accomplish that, and evidence that the opposite would occur.

There are other issues with changes to downtown and other neighborhoods, some of whom may be impacted even more dramatically. All of it would transform the look and feel of Evanston, with the idea of enabling population growth of another 7,000 or more inhabitants. Not a single cost or negative consequence of such changes is discussed.

CSNA would like all of Evanston to be aware of all the impacts; there is growing public concern as to both the scope and the speed of the proposals. Cities typically take considerably longer to make changes of lesser magnitude.

What can you do?

1.    Become informed. Look at what is being proposed. Download the drafts and stay up to date.
2.    Communicate. Follow CSNA at this website and/or on Facebook or Twitter. Even better, volunteer to help us out, as the amount of information is too much for a "small group of concerned people" to manage. Talk with your neighbors. Many, many in Evanston are unaware of what is occurring.
3.    Attend or watch the Land Use Commission and City Council proceedings. Instructions on how to watch or to comment on the Plan  -- which can be in writing as well as in person -- are on the LUC site (or just click here).
4.    E-mail the Land Use Commission c/o planner Meagan Jones at mmjones@cityofevanston.org. Please be polite; the LUC are volunteers and staff are public servants.
5.    Write or call Councilmembers and/or the mayor, who will make the ultimate decision.

(adapted from CSNA membership mailing 12/4/2024)