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Hecke infill proposal: three-plexes on corner lot; staff outlines sidewalks, storm and sprinkler questions
Summary
City staff presented a concept for infill townhomes on a combined corner lot at Johnson and Madison that would place multiple three-plex buildings on the parcel; staff and commissioners discussed setbacks, sidewalks, storm-safety and fire-suppression implications.
A conceptual infill proposal for a vacant lot at Johnson and Madison in Spring Hill would place multiple three-plex buildings on a combined parcel, staff told the planning commission. The applicant showed a layout with three buildings fronting Madison and three fronting Johnson, using the corner lot to maximize usable space.
Pat, the presenting staff member, said the lot is already zoned to permit the proposed unit count without a zoning change; the applicant intends to construct units so they could be sold individually in the future, but the first phase would likely be rental. Commissioners discussed typical rear-yard dimensions and separation from neighboring houses; staff said the distance from an existing house to the nearest new unit appeared to be roughly 17 feet on the presented sketch.
Commissioners and staff discussed storm safety for residents without basements and suggested the commission consider requiring enclosed areas beneath stair landings or a dedicated shelter space in the site design. The commission also discussed sidewalks and whether new curb-and-gutter sections would trigger assessments to adjacent property owners or be covered through a city sidewalk program; staff said sidewalks are required but curb-and-gutter improvements may require additional funding and assessment processes.
A planning commissioner asked about fire suppression and water-service impacts for three- and four-unit buildings; staff explained the State Fire Marshal had recently issued an opinion that could require fire-suppression systems for buildings with three units or more, which affects water service sizing and possible on-site pumps. Staff said the matter is being coordinated with the fire department and the city’s engineering staff.
Staff requested elevations and a more detailed site package; commissioners asked the applicant to provide typical plot plans and clarified that common areas would be maintained by a homeowners association if the units are sold individually.
