A supportive housing proposal near Kirkwood’s historic commercial village that advocates call appropriate and necessary is another step closer to breaking ground, despite fervent opposition at the neighborhood level. 

Atlanta’s Zoning Review Board, an advisory council for other levels of city government, voted 4-0-1 last week in favor of supporting the development of 47 units for homeless seniors at 78/88 Howard St., a vacant .66-acre corner lot that Turner Monumental AME Church has owned for decades. 

The board’s decision—made before a crowded downtown meeting room Thursday, with a rally in support of the project happening outside—came despite formal opposition from Kirkwood Neighbors Organization and NPU-O. Following the vote, opponents vowed to not give up fighting. 

According to a press release submitted to Urbanize Atlanta from project opponents, a main bone of contention is that the proposed 47 micro units would represent a roughly 1,500-percent density increase on what had been two single-family home parcels in the interior of a quiet neighborhood—and therefore an example of “spot zoning,” or inconsistent land use. The church and its development partner, Stryant Investments, have failed to commit in writing to “enforceable operational standards” that would address security, maintenance protocols, background standards for tenants, and “cure periods for serious violations,” according to a statement submitted by Sally Alcock, a local Realtor.  

“This decision advances a project whose resident population, funding source, and operational model remain undefined,” reads the statement, “and whose sponsors declined to commit to binding safeguards.”

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

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

Stryant principal Stan Sugarman countered that the church has followed all required regulatory, community engagement, and zoning procedures to date. 

“The statements being circulated do not accurately reflect the facts or the extensive public process surrounding this project,” Sugarman wrote via email. “Our proposed development is a 47-unit, age-restricted, affordable senior housing community designed to serve residents 62 and older [earning] at or below 50 percent [of the Area Median Income]. It responds directly to a documented need for safe, dignified housing for seniors in our area.

“While we respect that community members may hold differing views,” Sugarman continued, “we remain committed to transparency, dialogue, and responsible development that benefits the broader neighborhood.” 

The church’s plans first came to light nearly a year ago. Supporters including church officials have said the proposal aligns with their mission to support homeless Atlantans and that the property is well-positioned to be a walkable homebase toward personal stability. 

Turner Monumental AME Church, a 125-year-old congregation, has operated steps away from the corner property on the same Kirkwood street for generations. 

Detractors’ concerns expressed during earlier meetings centered on public safety, traffic congestion, a lack of parking (just two spaces are shown in plans), the project’s size, the small size of proposed apartments by Atlanta standards, and the absence of written assurances from project leaders that the development would remain affordable housing in perpetuity. 

The finalized site plan heading to City of Atlanta government boards for review. 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

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

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

According to Sugarman, the project still needs to go before the Atlanta City Council Zoning Committee before moving on for a full council vote. Those hearings have yet to be scheduled. 

Find a closer look at the Howard Street proposal in the gallery above. 

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