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Concerns About the Proposed Development at 77/88 Howard St NE

Turner Monumental AME Church, in partnership with local developer Stan Sugarman & Styrant, is proposing the construction of a 65-unit Permanent Supportive Housing (PSH) development on just 0.66 acres of residential land in the heart of Kirkwood. The project is being marketed as affordable housing, but in reality, it is something much narrower—and far more complex and risky for the surrounding neighborhood.

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. Below are the key concerns. For more information, you can read the church's own Q&A and project justification at: https://turnermonumental.org/turner-psh-info

What Is Permanent Supportive Housing (PSH)?

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

Individuals who are both homeless 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 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

Despite the serious nature of these proximity concerns:

There is no formal safety plan or staffing model disclosed
No clear policies for addressing mental health crises, security incidents, or community accountability

Questions About Styrant’s Involvement

The development is being spearheaded by Stan Sugarman and Styrant Investments, a real estate development firm with a long history in Kirkwood:

Styrant has flipped over 200 homes in the area, contributing to the rising cost of housing
Now, the same developer is proposing a dense PSH project under the guise of philanthropy
There is no evidence of Styrant having experience with supportive housing or this type of high-needs population at this scale.

Questions About Turner Monumental AME Church's Role

Turner Monumental AME Church owns the land at 77/88 Howard St NE and has positioned itself as the moral and operational anchor of this project. In its public Q&A, the church frames the proposal as a mission-driven, faith-based effort—yet that narrative is paired with a tone of moral superiority and unilateral authority that deserves scrutiny. Again, please view the Church’s Q&A from the link above.

While the church speaks of compassion and care, it also makes clear that:

It is not seeking permission, only offering limited opportunities for input

Community members are invited to discuss things like design and aesthetics—not governance, operational control, or accountability
Opposition is characterized as fear-based, misinformed, or lacking in moral imagination I.E. “NIMBY”

They state: "This is not a community-owned or community-controlled project" and assert that the church will not be subject to what they call "unwarranted scrutiny" or "overreach."

This posture raises important concerns:

The church intends to retain ownership via a ground lease, while outsourcing daily management to an unnamed third-party operator

No service provider or staffing plan has been made public
Church leaders themselves appeared unclear about the scale and responsibility of the project during recent public meetings
The church has stated it will retain ownership through a ground lease and will hire a third-party management company to operate the facility. However, no provider has been named, and no operational plan has been publicly shared—leaving significant uncertainty around qualifications, oversight, and 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, Styrant.

Stan Sugarman, co-founder 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 concerns from residents about the project’s density and potential safety issues, Sugarman proceeded with the development, attributing the opposition to NIMBYism and emphasizing the need for affordable housing in the area at any cost. He cares about $$$, not the impact to the community, PERIOD!

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.