Preserving affordable senior housing in Atlanta’s evolving landscape and successfully managing the largest relocation effort in the company’s history

In a city where affordable housing options are increasingly scarce, Columbia Residential’s recent undertaking at Cosby Spear Highrise stands as a testament to what’s possible when expertise, compassion, and strategic partnerships converge. The ambitious $102 million renovation project, which began in December 2024, aims to transform a 50-year-old property into a modern and affordable community for seniors and individuals with disabilities in Atlanta.

The Challenge: Renovating Without Displacing a Vulnerable Community

Built in 1972, the Cosby Spear Highrise, consisting of two towers with a total of 282 residences, had reached a critical point where significant upgrades were essential to address aging building systems, structural issues, and quality standards. However, the redevelopment project faced a significant challenge: how to renovate the occupied buildings while ensuring minimal disruption to the lives of the senior residents who called Cosby Spear Highrise home.

“The most pressing concern was always the well-being of our residents,” said Carmen Chubb, president of Columbia Residential. The company has managed the property since 2013 with an impressive 95%+ occupancy rate. “We needed a solution that would honor our commitment to the residents while allowing for the necessary renovations to proceed.”

A Collaborative Approach to Resident Relocation

The answer came through a strategic partnership between Columbia Residential and Dash & Dwell. Together with the strong support of Atlanta Housing, they developed an innovative relocation plan based on an attrition model—moving residents as suitable apartment homes became available in the market rather than attempting a mass relocation.

Overall, this effort involved collaboration with nine different owners and 48 different properties. When relocation began, there were 254 residents living at the property who were relocated over an 8-month period.

“Traditional relocation approaches wouldn’t work in this tight housing market,” explained Kris Bryant, Director of Development for Columbia Residential. “We had to think differently and leverage our relationships across the Atlanta housing community to create a solution that worked for everyone.”

Atlanta Housing provided crucial support by halting new leases ahead of closing to create vacancies at the property, facilitating the initial phases of the relocation process.

“By leveraging our HUD relationships and network of affordable housing providers, it was important for us to create relocation opportunities for those we serve in a market where vacant units are scarce,” explained Terri M. Lee, President and CEO of Atlanta Housing. “The success of this effort shows what’s possible when public and private partners align around protecting residents during necessary improvements.”

“Atlanta Housing has been an excellent partner in the relocation process by supporting the approach with HUD to get approval and by working with their affordable housing ownership partners in the city to prioritize vacant units for relocation.” —Carmen Chubb, President, Columbia Residential

Dash & Dwell’s Comprehensive Relocation Process

Dash & Dwell, Columbia Residential’s specialized relocation team, implemented a highly structured yet personalized approach to ensure each resident’s transition was as smooth as possible:

• Individualized Needs Assessment: Each resident received a one-on-one consultation to determine their specific requirements, preferences, and concerns. This included evaluations of mobility needs, proximity to healthcare facilities, family support systems, and community connections.
• Housing Match Program: Rather than simply finding available residences, Dash & Dwell created a sophisticated matching system to align available housing options with residents’ specific needs, prioritizing locations that would maintain access to familiar services and support networks.
• Phased Communication Strategy: Recognizing that sudden change can be particularly difficult for seniors, the team implemented a multi-step communication plan that provided residents with clear, consistent updates throughout the process, including group information sessions, written materials, and regular check-ins.
• Comprehensive Logistical Support: Beyond just finding new homes, Dash & Dwell coordinated all aspects of the physical move, including packing assistance, transportation arrangements, utility transfers, address changes with relevant agencies, and setting up services at new locations.
• Post-Move Support System: The team is conducting follow-up visits and wellness checks after relocation to address any adjustment challenges, ensuring residents are settling comfortably into their temporary homes.
• Community Preservation Initiatives: Understanding that social connections are vital for seniors’ well-being, Dash & Dwell organized community events and maintained communication channels between relocated residents to preserve the sense of community during the renovation period.
• Return Planning Protocol: From the outset, the team established a clear process for residents’ eventual return to Cosby Spear, maintaining detailed tracking systems to ensure each resident’s right to return would be honored when renovations were completed.

Successful Relocation With Minimal Disruption

What followed was a masterclass in resident coordination and support. Over an eight-month period, 254 residents were successfully relocated with minimal disruption—an achievement the team considers the most satisfying aspect of the project to date.

The success of the relocation effort can be attributed to several factors:

• The expertise of Dash & Dwell, Columbia Residential’s preferred relocation team
• Columbia Residential’s status as a Certified Organization for Resident Engagement & Services (CORES)—one of 76 organizations nationwide with this designation
• A resident-centered approach prioritizing clear communication and support
• Collaborative problem-solving between Columbia Residential, Atlanta Housing, and community partners

Dash & Dwell’s relocation specialists continue to remain on-call for residents throughout the transition period, providing an additional layer of security and comfort for seniors navigating this significant change. Their comprehensive documentation and record-keeping systems ensured that each resident’s preferences and requirements would be honored during their future return to the renovated property.

“What made this relocation process unique was our ability to maintain continuity of care throughout the transition,” notes Jennifer Owens, founder and CEO of Dash & Dwell. “By keeping the same Dash & Dwell team involved from initial planning through eventual return, we’re able to build lasting relationships with residents and truly understand their needs over time.”

Looking Toward the Future

When construction is completed in May 2027, all residents will have the opportunity to return to their renovated homes if they desire to do so. Dash & Dwell will manage this return process, ensuring continuity of care and support for residents throughout the lifecycle of the renovation.

The returning residents will benefit from Dash & Dwell’s carefully designed re-entry program, which includes:

• Pre-return orientation sessions to familiarize residents with new building features and amenities
• Personalized move-in scheduling to accommodate individual needs
• Assistance with re-establishing utilities and services
• Welcome-home support to help residents settle back into their community
• Community reintegration events to rebuild social connections

The renovated Cosby Spear Highrise will continue to serve as affordable housing, with Atlanta Housing retaining ownership of the underlying land as ground lessor, guaranteeing permanent affordability. All 282 units will be converted from public housing to RAD/Section 18 project-based rental subsidy, ensuring residents pay no more than 30% of their annual income on rent, with income levels at or below 60% AMI.

Building Communities That Last

Columbia Residential’s approach to the Cosby Spear project reflects their broader commitment to creating transformative communities where residents can thrive and age in place. The preservation of Cosby Spear Highrise represents more than just updating an aging property—it symbolizes a commitment to maintaining affordable housing options for seniors in an increasingly desirable area of Atlanta.

Through thoughtful partnerships, innovative problem-solving, and a resident-first approach, Columbia Residential and Dash & Dwell have shown how complex housing challenges can be addressed with both technical excellence and genuine care for community well-being.