Haven Campus Communities

CHALLENGE

Modern housing with recreational amenities near Baylor University is in short supply, so the developer of the Haven at Waco wanted to maximize the number of units in their new apartment community.

Although a beautiful site with a creek along one side, and in a prime location, the property was not without challenges. The downstream drainage culverts were greatly undersized and backed storm water up onto the site, which gravely reduced the development potential. A portion of the property was deemed “worthless” because it was inaccessible due to a creek bisecting one corner creating a triangular shaped piece of undevelopable land.  

SOLUTION

Even though the property was not in a mapped floodplain, we determined the flood potential necessitated multiple precautions. All finish floor elevations of the apartment buildings were designed above the 100-year floodplain, and a six-foot diameter storm culvert pipe was installed next to an existing culvert under a State highway. We negotiated with TxDOT so the culvert construction did not delay the schedule of the Haven and did not close the busy highway.

On the unusable triangle of the site, originally ignored because it was across the creek and too small for a building, we created an interactive dog park. This valuable amenity included a wooden bridge for pedestrian access, fountains, hose showers, imitation fire hydrants, and obstacle courses.  

VALUE

The Haven at Waco is a large, exciting modern community where Baylor students and their pets live and play. We transformed a challenging property into a thriving neighborhood safe from future flooding, and with a with a spacious pet park that is enjoyed by all. 

completion date: 2016

location: waco, tx