Will there be any disruptions during construction?
While some disruptions are inevitable, the project team will work to minimize impact on residents and businesses. Detailed schedules and plans will be communicated in advance to ensure transparency and coordination.
Is all the construction in downtown part of the Waco Downtown Redevelopment Project?
No, not necessarily. While the Downtown Redevelopment Project is a major focus, there are several other independent developments happening nearby. Some examples include
- The 2025 Riverwalk Redevelopment Project surrounding Baylor University’s Foster Pavilion
- The Brazos Riverfront Development adjacent to Foster Pavilion
- Riverway on the Brazos master-planned community at Lakeshore Drive and Martin Luther King, Jr. Blvd
Will the project displace current residents, businesses, or property owners?
No. A primary goal for the project is to build upon Waco's existing community, not replace it. The project area is made primarily of land already owned or controlled by the City of Waco and its partners. For businesses and organizations within the project footprint, we are committed to their ongoing success. The City is working closely with these businesses and organizations to ensure they remain operational and thrive throughout the construction process and beyond.
How is the project being funded?
The project will be funded through a combination of public and private investments to ensure the project is financially sustainable, including Tax Increment Reinvestment Zone (TIRZ) funds, enterprise funds, and potential state and federal grants. Certain landmarks like the convention center and performing arts complex may require voter-approved debt because of legislative constraints.
The City of Waco is also utilizing a Direct Note Program. Instead of borrowing the entire cost upfront and paying large amounts of interest, we are paying for infrastructure as it is built. Aligning our borrowing with actual construction progress, saves Waco taxpayers approximately $30.4 million compared to traditional bond financing under current market standards.
How will the project benefit the local economy?
The project is expected to generate significant economic impact through increased property and sales tax revenues, private investment, and tourism. It will also create jobs and boost local businesses.
How can I be involved in the project?
This isn't just a city project, it’s a Waco project. We are building this together through open conversations, community workshops, and neighborhood meetings. From the very first design, we’ve leaned on your stories and feedback to ensure these new spaces celebrate our shared history and unique identity. We’re committed to creating a downtown where every Wacoan feels at home.
Your voice matters. Whether you have a big idea for a public space or a specific question about construction, we want to hear it.
How does zoning affect the project?
To achieve the community’s vision set forth in the Strategic Roadmap, many private and public development efforts must come together in harmony, over years. Zoning is a crucial part of achieving coordinated outcomes throughout large project areas, and existing zoning will need to be updated for alignment with the project’s goals. One recommendation from the Strategic Roadmap is to implement new development regulations through a form-based code, which can serve as a visual guide and an effective tool to better encourage private development.
What is a Form-Based Code?
A form-based code is a type of zoning ordinance that focuses on the appearance of buildings and ensures that it produces a walkable, pedestrian-oriented environment. This is achieved through requirements related to the size and shape of buildings, building design standards, and requirements for pedestrian enhancements on streets and sidewalks. This is different from the current zoning requirements, which focus primarily on a building’s use rather than its relationship with pedestrians.
Why does the current zoning need to be updated?
As described in greater detail in the Downtown Waco Master Development Assessment Report, the current zoning regulations do not contemplate nor allow for the building program called for in the Strategic Roadmap. Additionally, the current zoning regulations provide limited design guidance to require high-quality development for Downtown Waco. Through the proposed form-based code, the regulations will ensure high-quality development that delivers on the vision of the Strategic Roadmap.
What is the goal of the zoning code updates?
The primary goal of the form-based code is to ensure the implementation of the Strategic Roadmap’s goals and vision. Additionally, other objectives include:
- Simplifying and improving the user-friendliness, efficiency, and predictability of the Waco downtown zoning regulations.
- Maintaining the overall character of Downtown Waco.
- Affirming the Brazos River as the heart of the City.
- Guaranteeing a high level of quality of both private and public investment.
- Ensuring Downtown Waco is a place of inclusion and accessibility.
- Demonstrating the City’s continued commitment to environmental stewardship.
- Preserving and protecting Waco’s neighborhoods and historic assets in and near downtown.
How does the Form-Based Code incorporate prior plans that overlap the project boundary?
The Strategic Roadmap looks generally at the core part of Waco shown on the project map on this page. While this project area is being generally referred to as “Downtown Waco,” in fact there have been a number of studies and plans in recent years that reference the central part of Waco, all of which refer to slightly different geographies, and some of which define “downtown Waco” differently. Some of these include:
- Boundaries shown in adopted plans, such as Imagine Waco, A Plan for Greater Downtown (2010).
- Overlay zoning districts, including the Brazos River Corridor and Downtown special districts.
- The city’s Historic Overlay district, which applies to a portion of downtown Waco.
- The Main Street boundary, which defines the limits of the City’s participation in the Texas Main Street program.
The planning team is taking a close look at all these prior studies and current zoning tools to ensure that their intent and goals are captured in the new form-based code. The new FBC will specifically define the areas in central Waco that are subject to the new form-based standards.
Where are the zoning code changes being proposed?
In general, the form-based code will apply to properties located in Downtown Waco. The initial focus will be to develop new regulations only for properties located within the project footprint identified in the Strategic Roadmap. From there, a larger geographic area is proposed for inclusion in the form-based code to ensure compatibility between the areas identified in the Strategic Roadmap and surrounding areas.
Will Form-Based Code change the neighborhood I live or work in?
While the Downtown Redevelopment Project boundary does not encompass any existing full-time residences, the Form-Based code effort will include engagement with surrounding residents and businesses. Like all zoning and development codes, a form-based code must be grounded in community participation. Form-based code tools are very effective at responding to local concerns by securing the benefits of walkability, mixed-use development, and preservation of community character, and by prioritizing investment in public infrastructure and amenities.
Who is part of the Form-Based Code team?
The project team is led by representatives from the Hunt Development Group, which is working as the master developer of the project on behalf of the City of Waco. Goebel Partners is assisting the project team and leading the development of the form-based code. In addition, a project advisory committee made up of current and local officials, neighborhood residents, property owners, and other stakeholders is helping provide local insight regarding how to best tailor the code to Waco and its citizens.
What is the Form-Based Code timeline?
The project is expected to be completed in January/February of 2026. The form-based code will be developed in three installments culminating in a final consolidated draft. At each installment, there will be a public draft for review and comment. The installments are as follows:
- Installment 1: Zoning Districts and Uses (Public Draft May 2025)
- Installment 2: Development/Design Standards (Public Draft June 2025)
- Installment 3: Procedures (Public Draft September 2025)
- Final Consolidated Draft Form-Based Code (Public Draft Late 2025)
I do not own any property. How does this benefit me?
A redeveloped Downtown Waco will benefit all residents, not just those who own property. By adopting a new form-based code, it will enhance the physical appearance and function of downtown Waco, supporting the creation of new residences, shops, offices, and entertainment venues. Additionally, the new standards will result in an enjoyable pedestrian experience throughout that will link residents and visitors to the new and existing parks, amenities, businesses, and attractions Downtown.
Why did the City purchase the Waco ISD property at 500 N. University Parks Drive?
Waco ISD has worked hard to continue modernizing and consolidating its facilities to best serve students and be fiscally responsible due to the uncertain future of public education funding. The City identified this area as a critical site to support its long-term downtown redevelopment, making this partnership a natural fit.
The City of Waco purchased the school property as part of the long-term downtown redevelopment plan. The location is a strategic site that will allow the City to create new public spaces, connect neighborhoods, and encourage future economic development while honoring the historic role the school has played in our community.
The property will be thoughtfully planned as part of downtown redevelopment. While no final decisions have been made, the City’s vision includes preserving the spirit of the Indian Springs site while creating opportunities for parks, cultural spaces, community gathering areas, or other uses that strengthen the heart of downtown Waco. Community input will be an important part of the process gathered through the City’s ongoing series of stakeholder meetings and public meetings throughout the life of the project.
Will the history of school site be preserved?
Yes. The City and Waco ISD are committed to honoring the history of the schools and the generations of students, teachers, and families connected to it. As redevelopment plans move forward, historical recognition, storytelling, and public art will be explored to ensure the educational legacy of the school across all its eras is not forgotten.
Community engagement is a priority for both Waco ISD and the City. There will be opportunities for residents, alumni, and neighbors to share their voices in shaping how the site is used in the future.
How does this purchase benefit the community?
The purchase allows the City to:
- Expand the impact and connectivity of downtown redevelopment projects.
- Plan new public amenities and economic development opportunities.
- Ensure a historic site continues to serve the community in meaningful ways.
- Strengthen collaboration between the City and Waco ISD in serving current and future generations.
How was the purchase funded?
The property was purchased using City resources designated for strategic land acquisition. This investment is part of the City’s long-term redevelopment vision and will not impact current school district resources available to students.
When will redevelopment begin?
The property purchase is the first step. Planning, design, and community engagement have underscored the process to prepare Barron’s Branch for a proposed construction start in the second half of 2026. A similar process will take place with the school site before any redevelopment begins. This will be a multi-year process, aligned with the City’s overall 12–20 year downtown redevelopment plan.
Will the school building be used for other things until needed for future phases?
No. The building has reached the end of it's useful life. Through the agreement framework to acquire the property, the school's demolition will follow as soon as Waco ISD's lease expires. Abatement of the school began in April 2026 and is expected to be finished in July 2026.