by Jean Sealey
Northeast Florida Builders Association
In-fill construction, the practice of creating new homes on vacant and half lots in established neighborhoods and developed areas close to historic city centers, is one solution to the limited availability of affordable, livable homes in these areas as well as an aid to revitalization efforts in historic neighborhoods.
These homes are designed to blend with existing structures. This approach helps maintain community architectural integrity and may include mixed-use structures and single and multi-family homes depending on zoning laws in the area.
Local builders involved in this type of development such as SRG Homes and Neighborhoods, Miller Joiner Residential Construction and Low Country Classics, all members of the Northeast Florida Builders Association, are drawn to this type of home construction by a love of historic neighborhoods and in-town living and a desire to build unique homes reflecting architectural styles of the past.
In-fill home building presents unique obstacles and challenges for these builders.
Mack Bissette, CEO of SRG Homes and Neighborhoods, began to build in-fill homes in Atlanta nearly a decade ago in response to the demands of the market trend toward city living. Before that, he traveled the Southeast for 20 years as a real estate appraiser, becoming familiar with many Southern, in-town markets.
Bissette says that the market is the first thing in-fill builders must consider.
“From a market analyst’s perspective, the most challenging aspect of in-fill construction is identifying neighborhoods that are ready to come back,” Bissette said.
“The three main indicators that an area can support in-fill home building are a significant reduction in the crime rate in the area in question, improvements in sanitation services and the existence of a proactive infrastructure program,” Bissette said. “The Better Jacksonville Plan is an excellent example of the latter.”
Areas such as Ortega, Riverside/Avondale, San Marco, Brooklyn and even older San Jose neighborhoods are favorable for this type of construction.
Once a neighborhood is found to possess qualities conducive to successful in-fill home building projects, there are challenges unique to the in-fill building process that must be addressed.
Miller Joiner, a third-generation Jacksonville native, graduated from the University of North Florida with a degree in construction technology. Joiner began working for a local builder while still in college and formed Miller Joiner Residential Construction in 1996.
“Most construction challenges in-fill builders face relate to lot size,” Joiner said. “Riverside/Avondale properties average 50 feet in width, which is somewhat restrictive when it comes to the home’s size, developing floorplans that work for smaller lots and accommodating vehicle parking.”
Demand is growing exponentially. More and more people want to be close to town. SRG Homes and Neighborhoods sold about 30 in-fill homes last year.
However, in-fill home building would seem to be limited by the number of vacant and half lots in an area. But builders have discovered other options.
“As builders, we have to adjust. We have to look beyond vacant land,” Joiner said. “Non-historic properties that have been abandoned, neglected or are in disrepair may be good candidates for redevelopment.
“Ortega is a good example. The area developed as a vacation community so some homes are smaller and not as well appointed as homes designed for year-round use. These homes lend themselves to redevelopment.”
Ed Mitchell, owner of Low Country Classics, was a commercial real estate appraiser when he first noticed the urban in-fill movement in Atlanta. He became involved in in-fill home building there and now has been building in-fill homes for nearly 10 years.
“The homes we build range from a 1,400-square-foot classic Craftsman-style bungalow to a 4,000-square-foot low country coastal home like the one we are building in Amelia Island,” Mitchell said.
In addition to the limitations of lot size, Mitchell says meeting current building codes can be a challenge.
“Today’s building codes did not exist when these older neighborhoods were originally constructed,” Mitchell said. “In-fill homes have to meet the current codes but still seamlessly fit into the neighborhood.”
In-fill builders also must consider people already living in the area when building a new construction home in an established neighborhood.
“We want to minimize the disruption to residents who have lived in these neighborhoods for years,” Mitchell said. “They are not accustomed to the elevated levels of activity and noise associated with new construction. It can be very invasive.”
A shortage of subcontractors willing and able to do the kind of finish work required to make new homes fit into older neighborhoods inside and out and the need for real estate professionals and appraisers to see the value in this type of home in these neighborhoods are other challenges faced by in-fill builders.
“Additionally, historic neighborhoods have certain design criteria and architectural review boards that could limit design options for overcoming limitations of in-fill housing such as the physical limitations of the property,” Bissette said. “However, these criteria and review boards contribute to and are part of quality housing.”
The benefits to the consumer also are evident.
“Home buyers have the opportunity to live in established neighborhoods with all the benefits of a new home,” Mitchell said. “These homes have character, are surrounded by history and also are energy efficient with functional, modern floorplans and low maintenance requirements. These homes do not require clear cutting land and they use existing infrastructure like roads, water and sewer.”
Despite the limitations inherent in in-fill home building, Jacksonville in-fill home builders see no end to the trend toward inner city living. However, they realize that they will need to adjust to continue to build in the inner ring neighborhoods.
“To continue to develop in-fill homes in urban Jacksonville, builders are going to have to build up. There are no more lots available in Riverside/Avondale or San Marco,” Bissette said.
“Monitoring the three criteria, crime rate, sanitation services and infrastructure is essential. They must continue to improve. Negative changes in those three areas of concern can cause the market to stall.”