Evanston, IL Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- 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
Summary
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.
...a ziggurat setback is hereby established and required for the street fronts along the following streets. Benson Avenue. Church Street. Davis Street. Orrington Avenue. Sherman Avenue. ...Structures abutting these designated street fronts shall be required to be built up to the lot line to a height not less than twenty-four (24) feet nor more than forty-two (42) feet. Thereafter, the structure shall be set back from the designated street front a minimum of forty (40) feet whereupon the structure may rise to the maximum building height permitted by the prevailing base or overlay district.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 21).
Full Breakdown
Evanston's downtown zoning chapter imposes a 'ziggurat setback' on street fronts along Benson Avenue, Church Street, Davis Street, Orrington Avenue and Sherman Avenue to preserve the pedestrian scale of those corridors. New buildings must be built to the lot line at a height of 24 to 42 feet, then step back a minimum of 40 feet from the street front before rising to the maximum height allowed by the underlying downtown district. The rule works alongside the city's Manual of Design Guidelines and the separate Design and Project Review Ordinance, which govern site plan review for downtown development. The Community Development Department administers compliance through the site plan review and building permit process.
Violations & Fines
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.
Frequently Asked Questions
What is Evanston's "ziggurat setback"?
Which downtown streets does the ziggurat rule cover?
Sources & Official References
Other rules in Evanston
Compare Evanston to another location·View the Illinois zoning overlays & bonuses overview
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