Downtown Form-Based Code Advances Closer Toward Final Adoption

Published July 22, 2026

The City of Waco is entering the final stage of adopting the Downtown Form-Based Code, an important implementation tool that will help guide the Waco Downtown Redevelopment Project.

On Tuesday, July 28, the Waco Downtown Redevelopment Project team will present the latest draft of the Downtown Form-Based Code to the City of Waco Plan Commission. The presentation marks another milestone in a process that began in Fall 2024 with research, stakeholder interviews, technical analysis, and community engagement.

The proposed code translates the vision of the Downtown Strategic Roadmap into clear, place-based development standards that focus on building form, street character, and the relationship between private development and the public realm.

A New Framework for Downtown Development

A Form-Based Code is a modern development tool that focuses on how buildings, streets, and public spaces work together to create a walkable, attractive downtown.

Unlike traditional zoning, which primarily regulates land uses, a Form-Based Code establishes clear expectations for building placement, streetscapes, pedestrian connectivity, parking, signage, and architectural character. The goal is to create predictable standards that help ensure future development contributes to a cohesive downtown experience while still allowing flexibility in architectural style and project design.

“This isn't about making every building look the same,” said Clint Peters, City of Waco Director of Development Services. “It's about creating clear expectations for how new development contributes to the public spaces, streets, and character that make downtown Waco unique. As downtown grows, this code helps ensure future investment feels like it belongs in Waco.”

The Downtown Form-Based Code supports:

• Better Public Spaces through pedestrian-friendly streets, plazas, trails, and gathering spaces.
• Support for Local Business by allowing flexible building uses that can accommodate shops, restaurants, offices, entertainment venues, and other commercial activity.
• Consistent Design Standards that help create a cohesive downtown environment while respecting the character of different districts.
• Community-Focused Growth that implements the vision established in the Downtown Strategic Roadmap.

The Form-Based Code applies only within the designated Downtown Form-Based Code boundary and works together with the City of Waco Zoning Code. The Form-Based Code establishes standards for four main downtown districts, or subareas:

• Barron's Branch District
• Waco Square District
• Mary Avenue District
• Ballpark District

Building on Downtown Waco’s Character

The proposed code is primarily intended to guide new development and substantial renovation projects within downtown.

Once the code is adopted, existing businesses would continue operating as they do today, and routine maintenance, repairs, tenant improvements, and many smaller upgrades would not trigger compliance with the full Form-Based Code. The standards are focused on shaping future investment while recognizing the value and importance of the businesses, institutions, and buildings that already contribute to downtown Waco's character.

The code was informed by both the buildings that remain downtown today and the rich architectural heritage that once defined Waco's urban core. Its purpose is not to recreate the past, but to ensure that future development respects and builds upon downtown's historic character while allowing for thoughtful contemporary design.

“The buildings that people love most in great downtowns weren't built all at once,” said Matt Goebel, Senior Planning & Zoning Consultant with Goebel Partners. “They were built over decades within a shared pattern that created inviting and memorable public spaces. This code helps establish that pattern for Waco's future.”

Adoption Timeline

The Form-Based Code process began in Fall 2024 and has progressed through multiple rounds of drafting, review, and public input. The remaining adoption process includes the following anticipated steps:

• July 28, 2026
  Plan Commission Work Session Presentation
  Project staff will present the latest draft of the Form-Based Code and discuss key updates and refinements made throughout the review process.
• August 25, 2026
  Plan Commission Public Hearing & Recommendation
  The Plan Commission will conduct a final review of the proposed code and make a recommendation to the Waco City Council.
• September 15, 2026
  City Council Public Hearing & First Reading
  The Waco City Council will consider the proposed Form-Based Code during its first reading.
• October 6, 2026
  City Council Second Reading & Adoption
  The Waco City Council will consider final adoption of the Downtown Form-Based Code.

• After Adoption

  Adoption of the Form-Based Code will not result in immediate physical changes in downtown. Instead, it establishes the standards that will guide future development and redevelopment within the downtown boundary.

  As new projects are proposed in the coming years, developers, property owners, architects, and city staff will use the Form-Based Code to ensure projects align with the community's vision for a walkable, connected, and vibrant downtown.

  Together with the Downtown Strategic Roadmap, the Form-Based Code will serve as a long-term framework for shaping downtown Waco's next chapter.

Review the Draft Form-Based Code