City presents draft 'Housing for All' plan; consultant analysis finds more than 11,000 Evanston households cost‑burdened

City staff and the commission discussed the draft Housing for All strategic housing plan at the Oct. 8 Evanston Land Use Commission meeting. Ori Pachter, the city's senior housing planner, summarized a consultant gap analysis and asked commissioners for feedback; no formal votes were taken.

Why it matters: the plan sets a 10‑year framework for measuring housing needs and approving strategies intended to preserve affordable units, create new housing and protect residents from displacement. Commissioners said they supported the plan's objectives but sought clearer data linkages, implementation accountability and attention to special populations such as students and older adults.

Presentation and key findings. Pachter said the draft plan, released Sept. 12, builds on a gap analysis prepared by Development Planning Partners and focuses on a 10‑year horizon with an emphasis on action. He summarized the consultants' top findings: a little more than one‑third of Evanston households — more than 11,000 households — are cost‑burdened (spending more than 30% of income on housing); nearly half of renters are cost‑burdened and about one in four homeowners are cost‑burdened. Pachter told the commission the analysis models a decline in the gap over the next decade but warned that the projection could reflect either income gains or displacement of lower‑income households.

On housing types, the gap analysis identified a shortage of "missing middle" housing (attached single‑family or small multifamily buildings up to four units). The consultant estimated that adding about 2,000 units would align Evanston's share of missing‑middle housing with Cook County, a change that could serve younger families and seniors wishing to downsize.

Goals and objectives. The draft plan groups strategies under three objectives: preserve (extend affordability and protect existing affordable units), create (add diverse unit types to address supply gaps) and protect (prevent displacement through tenant protections and supports). The draft lists range‑based unit goals (staff noted ranges reflect different funding and implementation scenarios) and several secondary performance metrics, such as permanently preserved units, reductions in homelessness and dollars leveraged through partnerships.

Commissioner comments and public‑feedback process. Commissioners raised data and implementation questions: one commissioner said student households and institutionally concentrated tracts can skew census‑tract cost‑burden metrics; others urged the city to document historical trends (for example, condo conversions) before asserting a loss of certain housing types. Several commissioners recommended a consolidated, regularly updated data repository to guide future planning and to synchronize the Housing for All plan with Envision Evanston and other city plans.

On implementation, commissioners requested clearer statements in the plan about which departments or outside partners would lead individual strategies, what funding sources would be pursued and how progress would be measured. Pachter acknowledged the draft intentionally includes many strategies to solicit community feedback and said further prioritization and costing will follow public comment and the Housing & Community Development Committee review.

Public input and next steps. Pachter noted the draft plan's public comment window was open through Sunday, Oct. 12, and that staff will present revisions to the Housing & Community Development Committee (HCDC) on Oct. 21. He said the gap analysis is final and is being used as the plan's evidence base, and that staff will return with more detailed cost and implementation work as the plan progresses. "There are a lot of housing challenges, and it requires bold action," Pachter said.

The commission did not take action; staff asked commissioners to submit written feedback through the survey and noted the plan will be revised based on community and committee input before eventual City Council consideration.