City officials presented a draft form‑based code intended to guide development on roughly 100 acres of downtown Waco, emphasizing building form, walkability and predictable development rules as the city prepares to market parcels in the Barrons Branch district.

The proposal, presented at the Waco City Council work session by Tom Balk, director of strategic initiatives, Assistant Director of Development Services Laura Wagstaff and consultant Matt Goble of Goble Partners, would amend the Waco code to create district‑level standards for building types, street cross‑sections, ground‑floor activation and landscape requirements. Goble said the team has completed two of three drafting “installments” and plans a consolidated draft for public review in January 2026 ahead of an anticipated adoption cycle in spring 2026.

Why it matters: city leaders described the code as a tool to deliver the strategic roadmap for downtown, turning design ambitions into measurable regulations that give investors certainty while protecting the city’s desired character.

The draft divides the study area into subdistricts that reflect different intensity levels and proposes dimensional standards — including a higher‑intensity zone where heights could reach up to 160 feet in some locations — as well as frontage and building‑type standards. The code emphasizes facade transparency and ground‑floor activation so storefronts and public spaces contribute to street life rather than dead frontage. Goble said the draft also includes a use table but that the document prioritizes form and public realm design over precise use controls.

On parking, staff proposed reintroducing minimums for downtown where most of the area is currently in a C‑4 zone with exemptions; the draft would allow developers to pay a fee‑in‑lieu rather than providing on‑site spaces, with the fee level to be set later. The presentation noted four locations in the strategic roadmap identified for structured parking over time and recommended updated design standards for lots and garages.

Council members praised the project as a long‑term framework. Mayor Jim Holmes and Mayor Pro Tem Andria Bairfield stressed the need to codify a vision that survives yearly turnover on the council; Councilmember Josh Borderud and Councilmember George Chase said the plan’s focus on character and coordinated public investment was appropriate. Assistant City Manager Ryan Holt confirmed staff would continue community engagement, including a planning commission briefing scheduled for November 17 and further advisory‑group outreach.

Next steps: staff and consultants will finish the administration section of the draft, continue stakeholder outreach and post a consolidated draft in January 2026 before moving into the formal plan‑commission and council adoption process.