Infill Building - Is it right for your neighborhood?

In recent times the concept of "infill" building has gotten a lot of attention as builders discover buyers are opting for buying homes in established neighborhoods. Builders are buying up empty lots and old homes on established lots and adding new homes where space was not developed during the time when buyers flocked to outlying new neighborhoods.

This sets off alarms when neighbors see activity on empty lots or around old homes left vacant after a neighbor has moved or passed away. Builders will often try to pick up these lots and divide them, then build multiple new homes where one or none stood before. Is this a good idea in an established neighborhood and should Town Planners and Builders take into consideration the views of neighbors during these projects?

The Town of Apex NC Planning Department and the Planning Board previously established development guidelines (Apex Unified Development Ordinance)to protect older areas of Town

considered part of the Historic Overlay District or Small Town Character Area. Now these rules

are being questioned by Planners and Planners want to change the rules in favor of builders (and not the neighborhood residents) by allowing lots to be narrower and allowing small apartments to be constructed on lots when new homes are added in these infill areas. By making lots narrower, a builder can build more houses and also let a driveway be shared by multiple homes and put more homes where this would not have been allowed under the old rules. Reducing the minimum lot width to 50 feet from 60 feet and allowing a common driveway to be used will allow construction of two or more houses where only one would have been approved previously.

An even more controversial ordinance change would allow a builder to construct "accessory apartments" behind a new home either as a stand alone structure or as an apartment above a garage. This would in effect allow two homes to be built where only one was allowed before and the owner could make the structure available as a rental house. The end effect lets the builder pack in homes on sub-divided infill lots and this would substantially change the look and feel of a neighborhood formerly protected for its "small town character". One premise used by Planners to justify this is that long ago it was common to have a "guest house" or "servant house" on some properties and that the "new" idea of a "accessory apartment" would follow this concept.

One such example is a project under way to build four houses on a half-acre lot at 411 Olive Street in Apex. The builder is Sarah Potter and she wants to divide a 60 foot lot and build two normal sized "green" homes and also add an "accessory apartment" behind both houses. This would allow the builder to slip four homes into a space where only two would normally go and significantly impact the all residental single family neighborhood.

Michael Lander, a developer and president of the Minneapolis-based Lander Group, considers that it is is necessary for builders to respect views of neighbors and not move in and change the neighborhood without considering the neighbors and the character of the area. He states "Prime lots are waiting to be developed in older, established neighborhoods. Lander offers a few tips to make the experience easier for first-time infill developers or builders. The list starts with a command of biblical significance: Love your neighbor.".

"It's just absolutely critical in an infill situation to work collaboratively with the neighbors—whoever that might be," Lander says. It might be businesses, it might be churches, it might be residents.". Read more...

If you feel strongly that the character of older neighborhoods should be protected and development ordinances should not be changed to reflect needs of developers, take the time to contact your Town Council members (Apex Town Council), Town Manager (Apex Town Manager), Mayor (Mayor), Planning Department (Apex Planning Department) and members of the Planning Board (Apex Planning Board)and let your views be known!

Zero lot line homes bring considerable danger

Zero lot line homes have gained in popularity in the last couple of years, but the alleged benefits of close living brings a significant increase in the level of danger inherent in the property design. The concept has gained in popularity with home owners that don't have time or don't want to maintain a large yard. The method also provides builders with yet another way to maximize profit and pack more homes onto a given piece of property during development.

Most zero lot line sites permit a home to have one side on the property line and often are built almost as large as the lot. Sometimes two adjacent homes will be built with a firewall between them. Either way there is built in risk that comes with the close proximity of homes built with this construction method.

On two separate occasions, multiple homes have been destroyed or greatly damaged in the same neighborhood in Rolesville, NC, as a direct result of having been built so close together. Early in 2007 and again in August, 2007, two homes were completely destroyed because the intense fire in one caused the other to catch fire and burn to the ground. In both cases additional houses close to the ones that were burned had substantial damage as a direct result of being so close to the houses that were destroyed.

In many cases the homes are so close together and the fires are so intense that firefighters are unable to get close enough to put out the primary fire. And when such a fire breaks out there is almost always significant collateral damage for the homeowners on either side. Adjacent homes will likely have siding melted or burned off the end next to the main fire and will often have further damage requiring major repairs.

In the Town of Apex, you can voice your opinion to help reduce or ban zero-lot-line building techniques by contacting your local Planning Board or Town Council members and telling them to not allow this form of construction. If located elsewhere look up your local community's website and search for Town Council or Planning Board.

News 14 Carolina
August 22, 2007
Ann Forte

ROLESVILLE, N.C. -- Three families are homeless after a fire ripped through their Rolesville homes Tuesday evening. The blaze happened on Ashbrittle Drive in the Village of Rolesville development.

"I was petrified. It was right across the street," recalled neighbor Jeanette Whalen.

Whalen said she heard a popping sound and looked out her window to see her neighbors' homes engulfed in flames.

"Our neighbor was trying to put it out with the hose and trying to get the dogs out," Whalen explained.

The fire spared Whalen's home, but the heat from it caused her siding to buckle. Fire officials believe the fire could have started in the garage of one of the homes that is a complete loss, then it spread to one next door. A third home sustained significant damage.

“The fire got ahead of us. When we got here, it was fully involved, and it's hard to put one out like that," said Rolesville Fire Chief Rodney Privette.

No one was injured, but at least one pet dog was killed in the blaze.

This is the second such fire in the same neighborhood this summer. In June, a propane tank spontaneously combusted. That fire destroyed two homes.

"Ever since we had the fire on the next block, it's been a concern to all of us,” Whalen said, “and I think everyone's been really careful with flammables and stuff because the houses are frankly very close."

Fire investigators will be back on the scene Wednesday to try to determine what sparked the fire.

A few firefighters did get sick from the heat while battling the blaze, but all are said to be doing fine. Original story...