Building Project - Frequently Asked Questions
As Emanuel Congregation explores this exciting building project, it is natural to have questions. This FAQ page gathers many of the questions we have heard from congregants and community members, along with our current responses.
Because this is an evolving process, some answers may change as planning continues. We are committed to sharing updates, listening carefully, and communicating clearly along the way.
What We Know Today
Emanuel is in the early stages of planning a future-focused building project with professional partners and community oversight. Key decisions—such as ownership of synagogue space, accessibility commitments, and governance—are established.
What Is Still Being Studied
Design details, environmental systems, traffic and parking plans, construction phasing, and fundraising needs will continue to be refined through required reviews and community engagement.
Financial Structure, Ownership, and Funding
Q: What is the financial arrangement between Emanuel and the residential development?
A: Emanuel is not paying for the residential development, nor is it acting as a real estate developer. Instead, the synagogue is contributing its land and unused development rights to support the project. In return, Fern Hill will construct and deliver up to 16,000 square feet of new space for the synagogue within the completed building. Emanuel will own this space outright.
Fern Hill is responsible for all development costs, financing, and construction risk. Emanuel does not invest capital in the residential project and is not responsible for residential construction costs. The synagogue will also have access to 40 parking spaces for its use.
Q: Does the synagogue receive passive income from leasing its land?
A: No. Emanuel will not receive ongoing or passive income from leasing its land. Instead, the synagogue receives a completed, new synagogue facility paid for by the developer.
Once the new synagogue is completed, our goal is to leverage the new space to generate long-term revenue through events and space-sharing opportunities.
Q: Will the project use federal, state, or city funding?
A: No public or taxpayer funding is being sought by Emanuel. Financing of the residential development is the responsibility of Fern Hill.
Q: Will the developer receive tax abatements or affordable housing incentives?
A: The Developer has not requested, nor is applying for consideration of, any unique or special abatements, incentives, or any other similar subsidy programs as part of the proposed development. Depending on the final housing proposal approved, including the amount of affordable housing and the level of affordability requirements, the project may qualify for generally applied state, county, or city programs which have been creative to incentivize the creation of affordable housing; however, these programs are not unique or exclusive to the proposed development and would also be available to any other development as a matter of law. Regardless of the financing or capitalization of the residential component of the proposed project, such matters would have absolutely zero impact, requirement, or obligation on the synagogue.
Q: Who will own and manage the buildings?
A: The residential portion will be owned and managed by Fern Hill or its affiliates. Emanuel will own, control, and manage its own dedicated synagogue space. This is a shared-site project with separate ownership and management.
Q: Will Emanuel need to raise money for this project?
A: Yes. Emanuel will need to raise funds to cover synagogue-related costs. The amount, structure, and timeline are still being determined and will depend on the final project plan and zoning process. A capital campaign is likely.
Accessibility and Mobility
Q: How will accessibility be addressed for congregants with mobility needs?
A: The synagogue space will fully comply with ADA requirements and all applicable building codes. This includes accessible routes, ramps, elevators, appropriate slopes, and door clearances to ensure dignified and safe access for all.
Q: Will the congregation need to relocate during construction?
A: Yes. The congregation should expect to worship at a temporary location for approximately two years during construction.
Zoning, Density, and Building Massing
Q: What does “dash-5” zoning mean?
A: In Chicago’s zoning code, the “-5” designation refers to the allowable density (Floor Area Ratio). A dash-5 district generally allows a building to have up to five square feet of building area for every one square foot of land area.
Q: How many stories are being proposed?
A: Unit counts are still being finalized and will depend on traffic, parking, and CDOT analysis.
Q: Why don’t you build higher on the West side of Sheridan instead of on the East side
A: The Developer, in consultation with the Chicago Department of Transportation, has made it a priority to avoid creating additional curb cuts and entrances onto Sheridan Road in order to minimum traffic congestion. This means that the only vehicular access to the west side, mid-block parcel is from the shared alley behind the property. Increasing the density of this west side site puts addition strain on this shared alley which is also used by dozens on existing buildings on the block. Conversly, the east side of Sheridan Road has, in effect, an exclusive signalized traffic intersection at Thorndale Avenue which leads to a very large off-streat autocourt. The capacity of the combination of a signalized intersection and off-street private autocourt is a vastly supperior condition to manage vehicular traffic than the west side shared alley. Accordingly, this is why the developer is electing to consentrate a larger portion of the residential units on the east side versus the west side parcel.
Q: How was this design selected? Was there a vote?
A: The Emanuel Board, advised by the Legacy Renewal Committee and Building Committee (including internal leaders and external experts), is guiding the process. Congregants will be informed and consulted throughout, with opportunities for feedback at multiple stages.
Q: Can you explain the Lake Front Protection act and how Emanuel will respect this?
A: The LPO was enacted in 1973 and covers the entire public open spaces and harbors (public zone) plus a narrow strip of private land (private zone). The LPO expressly bans construction of new private developemts east of Lake Shore Drive in the public zone. The Emanuel Congregation is not located in this public zone, but instead, is located in the private zone. Any develop in this private zone triggers a review process to ensure the proposed private development aligns with the LPO goals which include 14 policy goals. Specific to a privately owned parcel, the LPO requires the Department of Planning and Development to review the project for compliance with the applicable Policies and Purposes of the LPO, and particularly, that the proposal is consistent with the pattern of existing development in the surrounding neighborhood.
Q: How has community feedback influenced the design?
A: Emanuel and Fern Hill have held multiple public meetings and neighborhood discussions. Feedback has been incorporated as designs evolve.
Q: How can building size be known if unit counts aren’t final?
A: Building size is governed by zoning rules, which establish a maximum allowable envelope. Unit counts and parking configurations are then designed within that envelope.
Traffic, Parking, and Transportation
Q: Will the project increase traffic and parking challenges?
A: The development will generate additional traffic, but a traffic impact study and traffic demand management plan will be completed and reviewed by CDOT to mitigate impacts.
Q: When were traffic studies conducted?
A: Traffic counts were conducted on a typical weekday (Thursday) during standard rush-hour periods.
Q: What are considered peak traffic hours?
Peak hours typically include 7–9 a.m. and 4–6 p.m., with additional analysis windows based on national traffic engineering standards.
Q: How much Sheridan Road traffic comes from Lake Shore Drive?
A: DuSable Lake Shore Drive carries over 150,000 vehicles per day, and a significant portion of that traffic redistributes onto Sheridan Road. Traffic data was presented at the January 22, 2026 public meeting.
Q: How will garage access and parking work?
A: The parking garage will be accessed via a dedicated autocourt from the alley. Current plans estimate approximately 140 parking spaces, including reserved spaces for synagogue use.
Q: How do transit-oriented development rules affect parking?
A: Chicago’s TOD rules eliminate parking minimums near high-frequency transit. Parking is planned based on actual demand, with required ADA spaces still provided and reviewed during permitting.
Environmental Impact, Climate, and Infrastructure
All environmental systems are still under study and will be addressed during later design phases.
Questions in this section—including energy sources, waste generation, shading, erosion, storm resilience, shoreline protection, and roof design—will be evaluated during engineering, permitting, and regulatory review processes.
Design, Architecture, and Visibility
Q: Will iconic elements of the current synagogue be preserved?
A: Yes. The intent is to reuse significant elements such as the Jerusalem stone, bimah, and stained glass where feasible.
Q: How will the synagogue maintain a sacred presence within a mixed-use building?
A: Design is ongoing and iterative. The goal is to ensure a dignified, visible, and purpose-built synagogue space, balanced with overall project feasibility.
Q: Are there successful precedents for similar projects?
A: Yes. Examples include Congregation Habonim (NYC), Shaare Zedek Synagogue (NYC), and Weston Park Baptist Church (Toronto).
Q: Will the synagogue be visible from the street?
A: Yes. The synagogue will be visible from the corner of Sheridan Road and Thorndale Avenue.
Security and Safety
Q: What security measures are planned?
A: Security will be integrated into the building design and operations, informed by professional risk assessments and guidance from organizations such as JUF.
Q: Has JUF been consulted?
A: Yes. Emanuel works with JUF on security planning and will continue to consult them as designs advance.
Q: Are grants available for security improvements?
A: Yes. Emanuel regularly applies for state and federal security grants, including the Illinois Not-For-Profit Security Grant Program.
Q: Does having residential units above the synagogue pose security risks?
A: No. The synagogue and residential portions will have separate entrances and controlled access, allowing independent security management.
Housing Mix and Affordability
Q: Will the residential units be rentals or condos?
A: Current plans anticipate all rental units. Pricing and unit mix will be determined by Fern Hill.
Q: Will affordable housing be included?
A: Yes. Approximately 20% of units are expected to be affordable, with an average affordability level around 60% AMI, in compliance with Chicago’s Affordable Requirements Ordinance.
Q: Will Emanuel recruit residents or members from the building?
A: No. Leasing and resident selection will be handled entirely by Fern Hill.
Process, Communication, and Governance
Q: Where can I see current designs and updates?
This page will be kept up to date:
https://emanuelcong.org/BuildingDesignUpdates
Public meeting recordings are available here:
https://www.youtube.com/@FernHillEdgewater
Q: Is community input being meaningfully incorporated?
A: Yes. Community feedback is an integral part of the Planned Development and zoning process and is reviewed as designs are refined.