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We are a community-based nonprofit committed to supporting thoughtful, equitable, and sustainable housing solutions in our neighborhoods.

Concerns About the Proposed Development at 78/88 Howard St NE

Turner Monumental AME Church, in partnership with developer Stan Sugarman and Stryant Investments, is proposing a Permanent Supportive Housing (PSH) project in Kirkwood. The original plan called for 65 units on less than an acre. After community pushback, the developers have floated adjustments — lowering the number of units slightly (52 units) and suggesting part of the project could be designated for people age “55 and up.” These changes don’t solve the core problems. They are cosmetic concessions designed to make the project sound more palatable. The risks remain exactly the same.

PSH is not affordable housing in the traditional sense. It is designed exclusively for individuals who are both homeless and diagnosed with a physical or mental disability. These units are intended to be permanent residences for people who require wraparound services to maintain housing and stability.

This proposal raises serious questions about zoning, density, safety, and operational capability—and whether Turner Monumental and its partners are equipped to deliver a project of this complexity and risk.

What Is Permanent Supportive Housing (PSH)?

Permanent Supportive Housing, is intended for a highly specific and vulnerable population:

Individuals who are both chronically unhoused and have a documented physical or mental disability
Qualification typically requires meeting federal definitions of chronic homelessness as well as a diagnosis of a disabling condition

Affordable housing generally refers to rental units available at below-market rates, often targeted at individuals or families earning 30–80% of the Area Median Income (AMI). These homes are meant for working families, seniors, or others on a limited income.

Trying to present PSH as simply "affordable housing" is misleading at best—and undermines the need for complete transparency, proper infrastructure, and qualified leadership.

Zoning & Land Use Conflict

These lots are currently zoned “R-4”, intended for low-density, single-family housing. The proposal would require rezoning or a Special Land Use Permit (SLUP) to accommodate a high-density, multi-unit supportive housing complex.

R-4 zoning allows ~4.8 units per acre
The proposal is for ~98 units per acre — more than **20x** the existing density standard
This development sets a dangerous precedent for zoning overrides in established residential neighborhoods.

Density & Scale

The scale of the project is fundamentally incompatible with the surrounding neighborhood:

65 units on 0.66 acres is the **highest density ever proposed** in Kirkwood
The area surrounding the site is primarily single-family homes on quiet residential streets
Such density will strain infrastructure, overwhelm parking, and alter the character of the neighborhood

Safety & Proximity to Children

The “safety measures” Turner Monumental and Stryant have described are high-level talking points meant to reassure, but they raise more questions than they answer:

• Candidate screening

• 24/7 on-site security

• Keycard-only access

• A single monitored entrance

These are not advanced safeguards — they are the bare minimum you’d expect in a locked facility. In practice, this setup sounds less like a community-oriented residence and more like a secure institution.

What’s missing is any detailed plan for crisis management, mental health emergencies, or community accountability. Without this, the risks to nearby families, schools, and public spaces remain unaddressed.

The site sits:

One block from Bessie Branham Park, a central gathering place for children
On the walking route to Toomer Elementary, used by dozens of young, unaccompanied students every day

Questions About Stryant’s Involvement

A Misleading Banner of “Affordability”

Stryant Investments—led by Stan Sugarman and Atticus LeBlanc—has flipped more than 200 homes in Kirkwood & surrounding areas plus hundreds more across Atlanta, driving up housing costs and displacing long-time residents. Now, under the banner of “affordable housing,” they’re advancing a project that is not traditional affordability at all.

This proposal is not workforce housing, not family housing, and not mixed-income. It is a 52-unit Permanent Supportive Housing (PSH) facility specifically for individuals who are both chronically homeless and living with a diagnosed physical or mental disability.

It’s a narrow, high-intensity model—designed for a population that requires ongoing clinical, behavioral, and housing support—not the broader affordability narrative they’re pushing in the community.

Calling this “affordable housing” is misleading. It’s a strategic label designed to generate political cover and public sympathy, while glossing over the scale, density, risk, and operational complexity of what’s actually being proposed.

So the real question is: why here, why now, and how much is this project worth to them?

Financing Concerns

• State of Georgia’s View: The Department of Community Affairs only approves state tax credits for two single-site PSH projects statewide, and only under the strictest oversight. Why? Because the state considers this model high risk and difficult to manage safely.

• City of Atlanta’s View: The city and mayor are pushing the opposite — not because PSH is proven safe, but because it fits a political agenda.

If PSH were a reliable solution, Georgia would be expanding it everywhere, not capping it. That contrast should alarm Kirkwood residents being asked to host a dense, experimental project with no proven track record locally.

Questions About Turner Monumental AME Church's Role

• Owns the land and presents itself as the moral anchor.

• Has said openly: “This is not a community-owned or community-controlled project.”

• Invites input only on design or aesthetics — not governance, operations, or accountability.

In short: Turner AME is asking for full authority without shared responsibility. While the project is cloaked in moral language, it lacks transparency, credible operational backing, and a willingness to accept meaningful community involvement in decisions that will directly impact the neighborhood.

This disconnect—between high-minded values and a rigid, top-down approach—is deeply concerning given the potential consequences of this project and the uncertainty surrounding its developer partner, Stryant.

Stan Sugarman/Atticus LeBlanc, co-founders of Stryant Investments, has been involved in housing projects that have faced community opposition. For instance, in Reynoldstown, Atlanta, he proposed replacing a vacant house with a 42-unit apartment complex for individuals experiencing homelessness. Despite serious resident concerns around density and safety, Stryant chose to move forward, dismissing opposition as NIMBYism and framing the project as a moral imperative. Their actions suggest a stronger focus on financial return than on long-term community impact.

We Support Solutions—Just Not This One

This isn’t about opposing housing. It’s about:

· Irresponsible rezoning

· Extreme density

· Unaddressed safety concerns

· Lack of operational credibility

Our community deserves transparency, responsible planning, and a real say in what gets built next door.

Get Involved: Make Your Voice Heard

This proposed development at 77/88 Howard St NE will be discussed and voted on at upcoming community meetings. If you’re concerned about density, safety, or the lack of transparency from the developer and church, you need to get involved now.

Your voice matters. Your vote matters. Here’s how to take action:

1. Attend Community Meetings

This proposal will be reviewed by:

Kirkwood Neighbors’ Organization (KNO)
Neighborhood Planning Unit-O (NPU-O)

These meetings are your opportunity to ask questions, raise concerns, and vote.

2. Register to Vote in These Meetings

To vote, you must register at least 2 weeks before the NPU-O meeting. Even if you attend, you can’t vote unless you’re registered in advance.

3. Stay Informed

Check back often at our website RISEatl.org and follow our Facebook page for regular updates as we continue to learn more about this proposal and how it will impact our community.

We’re not against helping people in need. But this proposal is too dense, too risky, and too vague. Kirkwood deserves better. Let’s work together for smart, inclusive, and transparent community planning.