Tuxedo Park opposes another luxury-home subdivision on ‘historic character’ precedent

Buckhead’s Tuxedo Park has long drawn a line in the sand versus subdivisions in the community of historic mansions. But a luxury house developer is trying all over again.

Benecki Properties is seeking to subdivide 3655 Tuxedo Road, at the Woodhaven Street intersection, into two lots. The current good deal contains a mansion dating to 1929, according to the Buckhead Heritage Modern society. The new lot would be drawn on what is now its swimming pool and tennis courts and entrance on Woodhaven. 

The application was slammed at the Dec. 6 meeting of Community Scheduling Device A (NPU-A) in a 58-1-1 vote. The reasoning was related to prior subdivisions shoot-downs: it’s out of location with the neighborhood’s expansive homes and violates a preceding Metropolis resolve that this kind of slicing up violates historic character. As the Tuxedo Park Civic Affiliation (TPCA) explained in a letter to the Atlanta Division of Metropolis Preparing (DCP), the proposal “does not conform to the recognized ‘historic character’ of the Tuxedo Park community.”

DCP suggests it is continue to examining the application.

A strategy of the proposed subdivision of 3655 Tuxedo Highway as viewed in an application submitted with the Town by Benecki Homes.

Benecki Houses did not reply to a comment request. The developer has been occupied in the community in latest many years, advertising a high-class mansion just down the block at 3627 Tuxedo and an additional in close by Chastain Park at 4047 Tuxedo, at the Powers Ferry Highway intersection. 

Soon after a long time of fending off comparable subdivisions, a 2019 fight proved to be a precedent that the TCPA and NPU-A are now making use of in this situation. That subdivision proposal, for 3460 Tuxedo, withered beneath NPU-A questioning that observed planners could not explain how City zoning codes permitted it or even what they preferred to develop. 

Additional importantly for the TPCA, in 2020, DCP issued a resolve that the subdivision violated a “historic character” rule that could be utilized to the neighborhood. The basic component was no matter whether the neighborhood could be eligible for listing on the Nationwide Register of Historic Destinations underneath uncomplicated standards like becoming 50 a long time outdated or much more and with a “significant portion” of surviving homes also courting again that much. Tuxedo Park, which dates back again to early 1900s summer season estates, effortlessly fulfilled the criteria. DCP believed 53% of its attributes satisfied the age criteria and that newer constructions are “clustered” in such a way that minimizes historic impact.

What this usually means in conditions of the City’s Land Subdivision Code is that developments have to adhere to current good deal layouts and orientations. As TPCA pointed out, DCP stated that in Tuxedo Park, that means “mostly very long rectangular lots” with the slender stop facing the road. “And in lots of methods, it is the neighborhood’s defining feature….,” reported the TPCA letter, as the heaps make for “deep setbacks” that “create the parklike location that is Tuxedo Park’s hallmark.”

The TPCA explained that Benecki Homes’ plan would create a lot nearer to squares, with the 1 on Woodhaven about fifty percent the “mean good deal length” of bordering homes. That violates the 2020 “historic character” resolve, claims Gloria Cheatham, TPCA’s immediate past president.

Although it stays to be witnessed how this proposal will fare, NPU-A chair Brink Dickerson claims it is very likely the community will maintain its placement on these plans.

“Longer-phrase, I hope the Tuxedo Park group to oppose any subdivision or other growth that tries to modify the traditional great deal measurement and positioning of residences on plenty inside of Tuxedo Park,” he reported.