How Evanston Handles Zoning Overlays & Bonuses: A Practical Guide
Evanston maintains 149 local ordinances across all categories, and 2 of those deal specifically with zoning overlays & bonuses. Here is a breakdown of what the city actually requires, what is prohibited, and where Evanston falls on the strict-to-permissive spectrum compared to other cities.
Density Bonus Law
Evanston grants zoning density, FAR, and parking bonuses in its B, C, M, and O districts to covered developments that include on-site affordable units under the city's Inclusionary Housing Ordinance.
Key details: Density Bonus (5% tier): +1 unit per affordable unit. Density Bonus (10% tier): +2 units per affordable unit. FAR Bonus: +1.0 additional floor area ratio. Districts Covered: B, C, M and O districts. Parking Relief: No parking for affordable units.
The bonuses are conditioned on actual delivery of the required on-site affordable units; a development that fails to provide or maintain them is not entitled to the added density, FAR, or parking relief and reverts to base zoning district standards.
Downtown Design Guide
Buildings along Benson, Church, Davis, Orrington and Sherman in downtown Evanston must rise straight up from the lot line to 24-42 feet, then step back 40 feet before continuing higher: the city's 'ziggurat' massing rule.
Key details: Applies to: Benson, Church, Davis, Orrington, Sherman. Street-wall height: 24 to 42 feet at lot line. Required step-back: Minimum 40 feet from street front. After step-back: May rise to district max height. Reviewed under: Downtown site plan review process.
Constructing a downtown building that skips the required street-wall height or the 40-foot upper-story step-back on a designated ziggurat street is a zoning code violation, blocking permit issuance or requiring redesign at site plan review.
The Bottom Line
Evanston's zoning overlays & bonuses rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Evanston is broadly strict or permissive.
These rules come from Evanston's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.