1917 S. 9TH STREET
Category: Private Development - Student Housing
Mixed-Use Location: Waco, Texas Date: November 2024
PROJECT OVERVIEW
Merritt Engineering Services provided full civil site engineering for the residential development at 1917 S. 9th Street in Waco, Texas. Located within the City of Waco's University Overlay District (Zone 1), this infill development required careful coordination with both standard City of Waco construction requirements and the additional design standards imposed by the Imagine Waco University Overlay — including building setbacks, parking screening, landscaping buffers, and utility screening regulations.
The project involved the design of a proposed building on a 11,171-square-foot site, with site area divided between 4,859 SF of pervious area and 7,112 SF of impervious area. Merritt Engineering produced a complete civil plan set from existing conditions through final construction documents, including grading, drainage, erosion control, landscape, and utility coordination. The project was developed in close coordination with the developer, Merck General Contracting, Ltd., and revised through multiple rounds of City of Waco review comments.
PROJECT SPECIFICATIONS
Project Type
Mixed-Use Infill Development
Location
1917 S. 9th Street, Waco, TX
Jurisdiction
City of Waco, McLennan County, Texas
Zoning
O-2 Office Residential District
Overlay District
University Overlay – Zone 1 (Imagine Waco)
Land Use
Mixed Use Flex
Permitted Use
Two-Family Dwellings / Duplexes
Site Area
11,171 SF (0.256 Acres) - Impervious Area 7,112 SF
Parking Provided
8 Spaces (1 space per bedroom)
Surveyor
GS Geomatic Solutions, Inc.
Developer / Contractor
Merck General Contracting, Ltd.
ENGINEERING SERVICES PROVIDED
Site Planning & Zoning Coordination
Merritt Engineering evaluated the subject property against the requirements of both the base O-2 zoning district and the University Overlay Zone 1 standards. The proposed site plan was developed to satisfy minimum setbacks (25 ft front, 25 ft rear, 5 ft side), parking screening, landscaping buffer requirements, and architectural site plan standards — including solid waste and HVAC screening from public view.
Design Components:
Zoning compliance review (O-2 and University Overlay Zone 1)
Setback verification and site layout
Parking layout with required wheel stops and ADA ramp
Screening and landscape buffer design
Proposed driveway and fire suppression system closet
Grading & Drainage Design
The site grading plan was developed to direct stormwater away from the proposed building and toward the existing S. 9th Street right-of-way, utilizing a proposed concrete drainage channel and connection to the existing curb inlet. Cross-slopes and finished grades were carefully designed to ensure positive drainage across the site and minimize ponding on the relatively constrained infill lot.
Design Components:
Proposed grading plan with spot elevations and contours
Proposed concrete drainage channel (5" thick, 4" @ 12" OC)
Coordination with existing 27" storm drain and curb inlet on S. 9th Street
Dimension control plan
Erosion Control Plan
An erosion and sediment control plan was developed in compliance with TCEQ general permit requirements, including construction-phase BMP measures and seeding/revegetation specifications for all disturbed areas.
Utility Coordination
The utility plan coordinated the proposed development with existing public infrastructure, including an existing 8" water main on S. 9th Street and an existing 4" sewer main. Proposed service connections were designed in accordance with City of Waco standards, including fire hydrant access and backflow prevention.
Landscape Plan
A landscape plan was produced in conformance with University Overlay Zone 1 requirements, including a 4-foot-wide landscape screening buffer along the site perimeter and proposed shrubs at the building facade and along property boundaries.
PROJECT BENEFITS
✓ Infill Development:
Activates an underutilized urban parcel within the University Overlay District, consistent with the City of Waco's Imagine Waco long-range plan
✓ University Overlay Compliance:
Full coordination with Zone 1 design standards ensures long-term code compliance and streamlines permitting
✓ Improved Drainage:
Proposed concrete channel and graded site direct stormwater efficiently to existing street infrastructure
✓ Neighborhood Compatibility:
Thoughtful setbacks, screening, and landscaping ensure the development integrates appropriately with adjacent residential properties
✓ Complete Construction Documents:
Full 14-sheet plan set provides the contractor with all information needed for accurate field implementation