By Joana Karoshi | Staff Writer
The Waco Plan Commission held a public hearing Tuesday evening to conduct the final review of the downtown form-based code, a proposed zoning framework intended to guide future development in downtown Waco. The commission unanimously approved the recommendation.
The Waco Form-Based Code is a 141-page document that establishes guidelines for architecture, walkability and public-private dynamics in the redevelopment of Waco downtown. It covers four areas of downtown: Barron’s Branch, Waco Square, Mary Avenue and Ballpark. It is the final step of the Waco Downtown redevelopment plan, which began in June 2024.
The proposed F-1 Downtown Form-Based Code District covers approximately 88.55 acres. The proposal also includes property between Bosque Boulevard and Waco Drive along North University Parks Drive. It extends toward Sixth Street, including the eastern half of blocks between Franklin Avenue and another boundary.
Isaac Burchill, a department lead for the Waco Downtown Redevelopment Project, said the form-based code is intended to bring the redevelopment plan’s vision to life while creating consistent standards for future development.
“The form-based code is a tool to bring the original vision of downtown redevelopment to life,” said Isaac Burchill, who serves as a department lead for the Waco Downtown Redevelopment Project.
Burchill said the code is intended to create consistent development standards while encouraging investment in downtown.
“This is ensuring a predictable and high-quality development so that we are attracting development both in our city and [outside] to come to Waco and invest in a place for all of Waco residents,” Burchill said.
The code is intended to shape what types of development can occur downtown and how buildings and public spaces interact over time.
“When you or I are walking through this area in 20 years or 12 to 20 years from now, you can feel the requirements; you can feel the vision for the project,” Burchill said.
Commissioner Scott Rogers supported the code along with the seven other commissioners. He said a lot of effort went into making it “the best code to propel Waco.”
Rogers also said he hopes the code will encourage economic growth while creating more opportunities for residents to gather and connect.
“It spurs economic growth and develops a vibrant downtown,” Rogers said. “Whether it is through shopping, dining, or enjoying parks, I hope people find community together.”
Burchill said the code allows for a variety of uses, including residential, commercial and retail development.
“What this code does differently is that it provides flexibility of the space you create and how you address the common area,” Burchill said. “That includes street improvements, facades, building type, public space and how you provide connectivity for pedestrians on site.”
The Brazos River is also a focal point of the redevelopment project, Burchill said, with plans to expand the riverfront trail system.
According to the Waco Downtown Redevelopment website, this code aims to create standards to make the buildings look as cohesive as possible.
“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,” the webpage reads.
Burchill says people are free to develop the site however they want, as long as they abide by the standards.
“We are hoping for something that is a collective project and not a scattered creation of different ideas,” he said.
