A Letter to the Editor from ASCO as published in the News Star on July 8th
Fern Hill, Emanuel plans will create very different future for neighborhood
When Emanuel Congregation and developer Fern Hill announced a joint redevelopment project last June (2025), it was presented as an opportunity to build a new synagogue and revitalize the properties at 5948, 5959, and 5965 N. Sheridan. Since then, ASCO, Association of Sheridan Condominium/Co-op Owners, has remained in contact with both Emanuel and Fern Hill regularly. The ASCO Board, together with the presidents of the nearby Malibu and Thorndale Beach North buildings, has met with the project team and participated in all community meetings. ASCO supports Emanuel’s desire to remain on Sheridan Road, and we deeply value their long-standing presence. Yet at the same time, we realize the details that have emerged point to a very different future for our neighborhood.
ASCO has four main concerns regarding this proposal: zoning/height, proposing a total of 603 multi-unit residences, problems with more congestion/traffic, and a limited number of parking spaces totaling 270 for both the east and west sides of Sheridan.
At most of the community meetings, Nick Anderson from Fern Hill, the developer, refers to our high-rises with multi-units built in the 1960s and 70s as justification for their proposed massive scale. What is conveniently left out is that these older buildings are exactly ‘why’ the six-story limit was created. Down- zoning was enacted specifically to prevent the very gridlock and strain we are facing today. For those unfamiliar with the term, “down-zoning” is a city action to lower the legally allowed height and density of future developments in order to protect a neighborhood from becoming overcrowded.
Sheridan Down-Zoning was developed through a collaborative effort between ASCO, the late Alderman Mary Ann Smith, legal counsel, and the community. Adopted by the Chicago City Council in 2006, it limits development along Sheridan Road to 47-60 feet (5-6 stories) under RM 5.5 zoning. This standard has been consistently respected since its adoption, adhered to by both developers and Alders. Ever since 2006, every development has followed this. Even the property (5948) that Fern Hill purchased from another developer was planned and approved to be six stories. Sheridan Road does not need to be, and should not be, changed to B3-5 zoning.
At Alderwoman Leni Manaa-Hoppenworth’s third community meeting on June 24, Fern Hill announced that the proposed development will have 603 total units across both sides of Sheridan, yet only plans for 270 total parking spaces. When you factor in the 50 spaces reserved for Emanuel Congregation, that leaves just 220 parking spots for over 600 new households. The math simply does not work. There will be more people and vehicles, and it will be overwhelming. The lack of sufficient parking will force their new residents, as well as current locals, to compete for already scarce street parking.
Let’s look at the west side of Sheridan Road. CDOT (Chicago Department of Transportation) did not approve a curb cut in front of the building. The developer plans to put a cafe in front of the building. Imagine the daily reality of no dedicated driveway causing traffic problems on southbound Sheridan Road. Where will the stream of Amazon, FedEx, and UPS park? Will they double-park while leaving their trucks idle? Where do the rideshares stop for drop-offs and pick-ups? The answer is right in front of the building. ASCO and others have expressed concerns about the lack of a functional circular driveway in front of and/or around the building to remedy this problem.
ASCO is hoping Alderwoman Leni Manaa-Hoppenworth will give serious thought to the immense impact on Sheridan Road, both now and in future generations. The time to protect our neighborhood is now. The Alderwoman and her office staff count the online feedback forms they receive, and we need to ensure our concerns are on the official record.
Let’s stand together to protect the future of Sheridan Road.
Sandy Chaet
ASCO President
