Emanuel Congregation Project
Frequently Asked Questions
Give your feedback to the 48th Ward!
Tell the 48th Ward you support Emanuel Congregation’s plan to redevelop their synagogue and build housing in Edgewater! Submit your feedback by Friday, July 10th.
What is the Emanuel Congregation Project?
Emanuel Congregation, a Reform Synagogue located in Edgewater, is partnering with Chicago-based developer Fern Hill to build a new synagogue that meets their needs, and allows for the congregation to remain in the neighborhood. Emanuel Congregation has been a member of the Edgewater community for more than 70 years and has been based in Chicago since 1880. In exchange for building a new synagogue and publicly accessible community facilities, Fern Hill will build 3 residential buildings containing 603 new homes, and retain ownership of them.
On the west-side of Sheridan (5948), there will be a 5-story residential building. On the east-side of Sheridan (5959), there will be a 25-story and a 12-story residential building (not including mechanical penthouses), the new synagogue, and a 4-story parking structure with a community hub featuring fitness, recreation, and social spaces on the roof.
The project is in its early stages; feedback is still being solicited from Emanuel Congregation, the community, and 48th Ward Alderwoman Manaa-Hoppenworth and her staff. Once a formal application is submitted to the City, the project will go through a rigorous process to ensure adequate review by the public and the City of Chicago.
Will this project add affordable housing and housing for families?
Yes! There are approximately 603 homes planned, with 20% (~121) to be deed-restricted for 30 years as affordable to households that make 60% of the area median income (AMI). The breakdown by housing type will be ~30% studios, ~35% one-bedrooms, and ~35% two- and three-bedrooms.
For example, a household of two that makes 60% of the AMI ($58,320) would be eligible for an affordable home in this development, and their rent can not exceed more than 30% of their annual combined income.
Why does the project need a zoning change?
In 2000, the zoning of Emanuel Congregation’s property was changed to RS-1, meaning only a single-family home can be built on the property. Changing the zoning allows for housing, retail, and a new synagogue to be built.
The project proposes changing the zoning of the property to B-5, which prioritizes housing over density. This type of zoning allows for a 5.0 floor-to-area ratio (FAR), which is a measure of density (it is the total floor area divided by the size of land). For comparison, on the east-side of Sheridan, north of Hollywood, the average FAR is 9.5, making this proposal very modest in size compared to nearby existing properties.
What is the Lakefront Protection Ordinance (LPO)? Does this project comply with the LPO?
In 1973, the Lake Michigan and Chicago Lakefront Protection Ordinance (LPO) was enacted by city council “to insure the preservation and protection of [the Lakefront] and of every aspect of its interest and value.” The ordinance divides the lakefront into three zones: the off-shore zone, the public use zone, and the private use zone.
The private use zone, which the Congregation’s property falls under, is governed under the Chicago Zoning Ordinance, just like any other privately owned property, except when in conflict with the Fourteen Basic Policies of the Lakefront Plan.
These Fourteen Basic Policies focus on protecting, expanding, and improving Chicago’s public lakefront parks by prioritizing ecological health, open views, recreational diversity, and better accessibility while strictly banning private development east of Lake Shore Drive. Notably, the Congregation’s property is west of the previously planned expansion of Lake Shore Drive. And while these guidelines heavily restrict where development can occur, nowhere do they forbid the development of housing at any height within the permitted zones.
To ensure these Fourteen Basic Policies are met, Emanuel Congregation and Fern Hill will submit their project to undergo the Lakefront Protection Review, just like many approved and built proposals have done, including a nearby project at 6150 N Sheridan Rd.
Isn’t there a height limit on Sheridan Road?
No, there is no blanket 6-story height limit on all of Sheridan Road. In 2006, small parts of Sheridan in the 48th Ward were downzoned from RM-6 to RM-5.5. The Emanuel Congregation’s property was not part of this downzoning, and it had no impact on existing high-rise condominiums. Apart from the current zoning on certain properties, there is no other specific ordinance that limits the development of buildings over 6-stories on Sheridan.
Today, only 14% of properties on the east side of Sheridan, north of Hollywood, have zoning designations that restrict development above 6 stories. The average building height on the east side of Sheridan, north of Hollywood Ave, is 28 stories, higher than this planned development.
How will the project address existing traffic and parking challenges on Sheridan?
This project addresses traffic congestion and parking in several ways:
– All traffic will be reoriented to the existing lighted intersection at Thorndale and Sheridan, improving congestion.
– The existing curb cut on the east side of Sheridan just north of Thorndale will be eliminated, so vehicles will no longer be forced to make unprotected left-turns onto Sheridan.
– All deliveries, trash/recycling pickup, and emergency response vehicles will arrive and depart through the private courtyard drive (aka the Thorndale Thumb) on the east side of the property, so these vehicles will not stop or idle illegally on Sheridan, further improving congestion and safety issues.
– No new additional curb cuts will be built on either side of Sheridan, which will improve safety for pedestrians, cyclists, and transit riders. Frequent curb cuts is one reason why Sheridan generally feels uncomfortable and unsafe to traverse outside of a car.
– Fern Hill will conduct a traffic impact study, and a traffic demand management plan will be completed and reviewed by CDOT to mitigate impacts. Traffic counts have already been conducted during standard rush-hour periods.
– The project site is directly adjacent to the 151 Sheridan bus, is a 5-minute walk (0.2 miles) to the Thorndale Red Line Station, and a 7-minute walk (0.3 miles) to the 36 Broadway bus.
Concerns have been raised about parking, especially the lack of street parking for residents and visitors. There is no need for the development to build one parking space per home because of its proximity to transit, and would only further exacerbate congestion on Sheridan. Building off-street parking is not required by the City, and no other buildings on Sheridan have on-street parking for every home. Most importantly, 38.5% of households in Edgewater do not even own a personal vehicle. Given the site’s proximity to transit, parks, grocery stores, and the lakefront, this project will naturally attract residents who want to live car-light or car-free lifestyles.
How has community feedback influenced the project’s design?
Since the project was first publicly discussed in June 2025, there have been several public meetings, numerous other meetings with Emanuel Congregation, block clubs, and other community groups, and online feedback collected by Emanuel Congregation and the 48th Ward Office.
The project plans have been continuously updated in response to feedback by opening up sightlines, ensuring synagogue independence and security, and increasing setbacks. In the third version of the plans, the furthest north building (closest to Malibu Condominiums) was entirely eliminated and replaced with a parking podium with a new community hub to better align with the goals of the Lakefront Protection Ordinance.
We are very pleased with Fern Hill and Emanuel Congregation’s transparency and active engagement of the community throughout this process. There will be additional opportunities for community engagement as the project moves forward.
Check out these slides presented by Fern Hill to see how the project has evolved after several rounds of community feedback:
Version 1.0 (January 26th, 2026)
Version 2.0 (May 28th, 2026)
Version 3.0 (June 24th. 2026)
Why do we support this project?
Emanuel Congregation Should Stay in Edgewater: We are very supportive of the Congregation’s desire and intent to remain at its home and have the opportunity to build a synagogue that meets its current and future needs, while simultaneously addressing Edgewater’s urgent housing shortage.
More (Affordable!) Housing: This project is an extraordinary opportunity to add 603 new homes in one of the most transit and amenity-rich locations in the city. Of the 603 homes, 121 will be deed-restricted as affordable. Approximately 35% of homes will be two- and three-bedroom residences, allowing families to either remain in the area or for new ones to move in. The inclusion of affordable housing in this project is essential to stabilizing Edgewater’s rising cost of living and preventing displacement of long-time residents.
Transit-Rich Location + Nearby Bike Infrastructure: Emanuel Congregation is currently situated next to the 151 Sheridan bus, is a quick walk to both the Thorndale Red Line Station and 36 Broadway bus, and Divvy stations, as well as the Lakefront Trail, are only a few blocks away. This project will place housing exactly where it’s needed; a walkable community where residents can choose to live without a car, but will also be mindfully designed to help manage vehicle traffic for residents who drive.
More Lakefront Space for All: This project activates the lakefront through two retail spaces, new pedestrian walkways, and other community amenities that will strengthen the block. The project will also develop a lot on the west side of Sheridan that has sat vacant for more than 30 years. The proposed community hub will feature fitness spaces, an indoor basketball court, outdoor tennis courts, and other social and work spaces.
How can I support the Emanuel Congregation Project, and where can I learn more?
Here’s how you can help!
– By Friday, July 10: Submit your feedback to the 48th Ward in support of the project.
– Sign up for our newsletter for updates on the Emanuel Congregation Project and ways to get involved.
– Talk to your friends and neighbors about Emanuel Congregation and why you support the project.
Here’s where you can learn more!
You can find more information about the project on Emanuel Congregation’s website. The presentation slides (part 1 and part 2) and recording from the most recent community meeting are publicly available.
Emanuel Congregation also has a detailed Frequently Asked Questions page on their website regarding:
– Financial Structure, Ownership, and Funding
– Accessibility and Mobility
– Zoning, Density, and Building Massing
– Traffic, Parking, and Transportation
– Environmental Impact, Climate, and Infrastructure
– Design, Architecture, and Visibility
– Security and Safety
– Housing Mix and Affordability
– Process, Communication, and Governance
Want to learn more about zoning? See the 48th Ward’s Zoning Change Request Process and read the Metropolitan Planning Council’s In the Zone: A Chicagoan’s Guide to Zoning and Land Use.