It’s been nearly a year since plans came to light for turning a vacant, church-owned corner near Kirkwood’s downtown village into relatively small, supportive housing units for unhoused Atlantans—a divisive idea from the start.

With plans now finalized, the 78/88 Howard St. proposal came before its most consequential vetting to date on Tuesday, when Neighborhood Planning Unit O—a citizen advisory council representing East Lake, Edgewood, and Kirkwood—voting “overwhelmingly” to reject rezoning that would allow denser housing, as Atlanta Civic Circle relays.

Concerns expressed among some of the 200-plus Zoom meeting attendees concerned public safety, the project’s size, traffic congestion, the small size of proposed apartments by Atlanta standards, a lack of parking (just two spaces are shown in plans), and the absence of written assurances from project leaders that the development would remain affordable housing in perpetuity. 

Supporters including church officials have said the 47-unit, micro-home proposal aligns with their mission to support homeless Atlantans and that the property is well-positioned to be a walkable launchpad toward personal stability. Community-based nonprofit Rise Atlanta paints the project as a thoughtful blend of permanently supportive housing options and YIGBY (Yes in God’s Backyard) development, a growing national trend in which churches sell off underused land and property for affordable housing. 

The .66-acre lot is owned by Turner Monumental AME Church, a 125-year-old congregation that’s operated steps away from the corner property on the same Kirkwood street for generations. The developer is Stryant Investments, and the project has been designed by Smith Dalia Architects, both Atlanta-based companies with residential projects (including affordable housing ventures) dotted across the city.

If approved, the housing development would stand three stories (including a basement level), roughly a block north of Kirkwood’s downtown commercial village. All tenants would be required to be age 62 or older, earning no more than $40,000 per year. 

The total number of apartments (47) has been reduced by six units from an earlier proposal last year, and from 65 units in the initial plans floated in March. 

Stryant’s designs call for apartments to average 260 square feet, with property management and leasing offices placed at the corner. The main entry would be via a porch and through the management space. 

Following Tuesday’s NPU-O vote, a Turner Monumental AME church official and congregant penned op-eds published in Decaturish urging support for Atlantans who’ve fallen on hard times, and in one case, drawing a connection between segregationist tool “redlining” and the outcome of zoning meetings and housing development pushback. 

The lack of NPU-O support for Stryant’s proposal isn’t a death knell. The firm’s principal, Stan Sugarman, tells Urbanize Atlanta the project will next come before the city’s Zoning Review Board on Feb. 12, before heading to the full Atlanta City Council. Rezoning signage now dots the empty Kirkwood corner. 

Below is a visual breakdown of the Howard Street site context today—and what’s being proposed there now. 

The .66-acre corner lot in question today, a block north of Kirkwood's retail and dining district. Google Maps

Courtesy of Stryant Investments

The 125-year-old church's landmark property today at 66 Howard St., with the vacant lot in question at right. Google Maps

Planned frontages on Howard Street (left) and Hallman Street (right). Courtesy of Stryant Investments; designs, Smith Dalia Architects

The finalized site plan heading to City of Atlanta government boards for review. Courtesy of Stryant Investments; designs, Smith Dalia Architects

Three-level breakdown of planned housing development, parking, and management spaces. Courtesy of Stryant Investments; designs, Smith Dalia Architects

Porches planned for the project's Howard Street facades. Courtesy of Stryant Investments; designs, Smith Dalia Architects

Smith Dalia-designed facades are meant to echo single-family housing in the area, as opposed to an apartment block. Courtesy of Stryant Investments; designs, Smith Dalia Architects

Looking north along Howard Street. Courtesy of Stryant Investments; designs, Smith Dalia Architects

Rezoning signage is dotted on the church-owned Kirkwood corner lot this week, following NPU-O's vote. Josh Green/Urbanize Atlanta

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