Waco council approves Hilltop Heights final PUD despite residentsconcerns about traffic, trees and drainage

The Waco City Council on Aug. 19 approved a final planned unit development (PUD) for Hilltop Heights, a 10.71-acre subdivision that will create 63 single-family lots southeast of Loop 340 and Kendall Lane.

City staff said the PUD increases the lot count from what would be allowed under R-1B zoning (49 lots) to 63 lots, adds sidewalks on both sides of internal streets and includes a sidewalk connection to the Buena Vista Park trail. Planning staff told the council the final PUD meets the approved concept plan, circulation and site-development standards and included two conditions that must be met before building permits are issued, including drainage and flood-plain engineering review and subdivision platting consistent with the subdivision ordinance.

Clint Peters, Director, presented the plan and noted plan commission recommended approval 9-0. Applicant Larry W. Jackson said plans have been submitted and approved by planning and engineering and that the project team met the requirements requested by staff.

Neighborhood residents who spoke at the public hearing urged the council to require infrastructure upgrades and mitigation measures before approving the development. "This development is being presented as serving lower income families, but starting prices at $250,000 do not match that description," resident Telly Ramsey said, adding she was concerned about tree removal and drainage into nearby neighborhoods. "Please require tree replacement" and infrastructure upgrades to streets she said would carry increased traffic.

Michelle Abel, another Timbercrest resident, said excessive speeding and repeated vehicle impacts to residential fences demonstrate nearby streets are unsafe. "Orchard Lane and Bridal Lane are not appropriately suited to handle the increased traffic load that Hilltop Heights together with Fort South Fork have already placed on our neighborhood," she said.

Larry W. Jackson, the applicant, told the council that the development team had worked with staff to meet required conditions. He said plans had been submitted to engineering and planning and the project was ready to proceed once the council granted final approval.

Council members moved and seconded the item; the motion passed with council approval. No amendments to the PUD's substantive elements were recorded in the hearing.

The council recorded conditions requiring the final PUD to meet development standards consistent with the concept plan and for the property to be platted under the subdivision ordinance prior to issuance of any building permits. The record shows plan commission findings that infrastructure and design elements are adequate for the proposed use.

Next steps: the developer may proceed with final platting and building permit applications after meeting the plan review and engineering conditions set by staff and memorialized in the council action.