The current draft of Envision Evanston 2045 includes language (Section H 2.1) that would expand “by-right” multifamily housing in single- and two-family residential districts, meaning projects meeting written code could move forward without discretionary review, special use hearings, or other opportunities for neighbors to weigh in. This shift would significantly reduce public oversight and feedback.

The Council already separated the zoning rewrite from the comprehensive plan in January in response to resident concerns about pace and scope. Placing a by-right mandate within the comp plan now effectively pre-decides major aspects of zoning before full debate, undermining that compromise.

By-right zoning tends to speed up development but often reduces protections for neighborhood character, privacy, and green space, while increasing risks of displacement. Without strong design standards and public notice requirements, multi-unit buildings may be built in ways that harm existing residents’ quality of life.

Increasingly, research and media coverage show that blanket upzoning in dense markets can drive up land values and housing costs, no matter how many units are added. The result is often speculation, gentrification, and erosion of stable communities, shifting planning and housing outcomes into the hands of speculators and luxury developers. There are more realistic alternatives for adding housing that mitigate these unintended consequences and should be pursued instead.

Even City leadership acknowledges that zoning changes alone will not ensure deeply affordable housing. Expanding supply is only part of the goal — true affordability requires tools beyond by-right zoning, including inclusionary housing, anti-displacement strategies, design standards, and public hearings.

Removing public discretion (hearings, neighbor feedback) in “by-right” approvals can erode trust in government, as residents feel decisions are made without their input. If people are excluded, the plan could face pushback, legal challenges, and long-term distrust.

The City Council has not yet adopted the final version of the plan. Signaling strong opposition now could lead to removal or tightening of the “by-right” language.