The Waco Downtown Redevelopment Project is a comprehensive plan to revitalize downtown Waco over the next 12 to 20 years. It aims to create a vibrant, mixed-use urban area that enhances economic growth, community engagement, and the city's unique identity.

The project is led by the City of Waco in collaboration with Hunt Development Group (HDG) as the Master Developer, selected in March 2024.

Key components include:

• A City and WISD administrative complex
• A coordinated convention center and performing arts venue
• A new town square with mixed-use development
• A multi-purpose event venue and ballpark
• Enhanced green spaces and public amenities

The project includes commitment to a thoughtful approach and design principles that honor Waco’s historic character, cultural heritage, and unique stories. It aims to create a cohesive and sustainable urban environment that reflects the city’s identity.

The Strategic Roadmap serves as the guiding document that establishes a sequence of specific recommendations for transforming and revitalizing Downtown Waco, to achieve the community’s vision for its vibrant future.

The project is divided into several phases:

• Phase 1A: Enabling Infrastructure for Barron’s Branch District (Years 0-2) =
• Phase 1B: City Hall/WISD (Years 2-4)
• Phase 2: Convention Center/Performing Arts/Mary Avenue (Years 4-8)
• Phase 3: Waco Square (Years 8-10)
• Phase 4: Ballpark/Multi-Purpose Event Venue and Adjacent Development (Years 0-12*)
  * can occur as early as financeable by private development

The project is expected to start in 2024 and be fully implemented by 2037.

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. 

Several other development projects are underway in the vicinity of the Downtown Redevelopment Project, which are distinct and separate. Some examples include, the 2025 Riverwalk Redevelopment Project surrounding Baylor University’s Foster Pavilion, the Brazos Riverfront Development adjacent to Foster Pavilion, and Riverway on the Brazos master-planned community at Lakeshore Drive and MLK.

The project will be funded through a combination of public and private investments, including TIRZ funds, enterprise funds, and potential state and federal grants. Interim financing and operating leases will also be used to manage debt capacity.

Yes, certain components like the convention center and performing arts complex may require voter-approved debt due to legislative constraints.

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. 

The project includes extensive public engagement, with phases starting with public consultations, data gathering, and conceptual design. It aims to create inclusive spaces that celebrate Waco’s unique identity and history.

Residents can stay informed through public meetings, city council updates, and the project’s official website, which will provide regular updates and detailed information about each phase.

Residents can provide feedback through public consultations, community workshops, and by contacting city officials directly. You can also email the project team at info@wacoredevelopmentproject.com.

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. 

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. 

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.

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; and
• Preserving and protecting Waco’s neighborhoods and historic assets in and near downtown.

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; and
• 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.

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. 

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. 

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.

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)

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.