Waco staff urge design changes to turn subdivisions into connected, walkable neighborhoods

WACO — City planning staff presented a menu of changes to subdivision and street-design rules Tuesday aimed at turning new subdivisions into connected, walkable neighborhoods rather than isolated, car-dependent tracts.

At a Waco City Council work session, presenters said the central policy choice is "Do we want subdivisions or do we want neighborhoods?" and urged officials to consider adopting a formal connectivity index, setting block-length limits, strengthening stub‑out and access requirements, and refining when and where sidewalks are required.

The staff presentation described a connectivity index (links divided by nodes) used in other Texas cities as a measurable target for walkability; staff said peer cities aim for a connectivity index of roughly 1.3–1.4, while an example Waco subdivision shown in staff slides scored about 1.05. Presenters suggested requiring a pedestrian connectivity plan at preliminary plat so all phases are evaluated together and pedestrian connections are not delayed for years.

Traffic-calming measures staff proposed to include in an ordinance toolbox range from roundabouts and bulb-outs to narrower lane widths, street trees, on-street parking and mid-block pedestrian connections. The presenters discussed curvilinear streets as a way to slow vehicle speeds while noting they can reduce connectivity; they proposed a "connected curvilinear" approach that preserves short links and multiple access routes.

On sidewalks, staff noted Waco currently requires sidewalks on collectors and arterials but not consistently on local subdivision streets. Several peer cities in staff materials require sidewalks more broadly; staff recommended clarifying sidewalk timing and responsibilities (for example, which phase or party installs sidewalks and when) while exploring cost-sharing or phased-installation options.

Council members pressed staff on cost and housing-affordability tradeoffs. One councilor asked whether requiring sidewalks or other standards would raise developer costs and push those costs to homebuyers; staff said exact per-project cost estimates vary depending on who bears the initial cost, and pledged to return with more precise information after consulting developers. Another councilor urged staff to consider alternative housing types (duplexes, smaller lots) alongside new standards so the city does not overly restrict affordable housing options.

Staff outlined a priority order for follow-up work: refine sidewalk timing/location, evaluate the connectivity index for Waco, consider curvilinear standards and a traffic‑calming menu, and set access‑connection thresholds. They said developer input will be solicited through existing monthly meetings.

Council members generally praised the presentation while urging caution on cost impacts; one councilor described herself as a "sidewalk maximalist," while others emphasized striking a balance between improved neighborhood quality and housing affordability.

Next steps: staff will consult developers, refine cost and maintenance details, and return to council with proposals and data to inform potential ordinance changes.