18. •
–
•
–
•
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•
•

19. Starter Circulator A
Short term
Length: 3 mile one-way
circulator
Cost: $15-35 million
Benefits:
• Links downtown to Baylor
• 3 blocks from existing transit
center
Challenges:
• At-grade cross of rail line can
be minimized if we go over near
the river
• Somewhat limited
redevelopment opportunities

20. East Waco Circulator A
Short term
Length: 3.25 mile one-way
circulator
Costs:
•streetcar is roughly $30 million
• BRT would be 50% of the cost
of streetcar
Benefits:
• Links downtown to Quinn
Campus
• Bus Rapid Transit option could
be employed quickly to
establish corridor
• Significant reinvestment
opportunity along Elm and in
surrounding neighborhoods
Challenges:
• Washington bridge is weight
restricted- but Franklin can be
used

21. 4th and 5th Circulator
Medium term
Length: 3 mile one-way
circulator
Cost: $15- $30 million
Benefits:
•Links downtown to zoo, and
residential areas in between
•Works well as one-way
circulator, since stations would
be only one block apart and
0.25 miles between each
•Expand reinvestment
opportunities into northwest
neighborhoods and along
riverfront extending north

22. Library Circulator
Long term
Length: 2.5 mile one-way
circulator
Cost: $10-25 million
Benefits:
• Link library with transit center
and easy transfer to downtown
or other nodes on transit
network
• One-way circulator works well
with transit stops two blocks
apart and 0.25 between each
on route

23. Outer Corridor
Long term
Length: 8 mile two-way
circulator
Cost: $10 million per mile
Benefits:
• Connects major activity
centers around downtown
including; Downtown, Baylor,
Zoo, Waterfront
• Possibility of linking to Transit
Center along Franklin and
Webster

24. Full System
Characteristics:
• Integrated system with
downtown as central hub
• Take advantage of one-way
couplets for one-way circulator
options
• Radiates investment
opportunity around downtown
Functional Considerations:
• Could operate as streetcar or bus
rapid transit
• BRT could be used in immediate
term to establish corridors and
build ridership
• BRT is about 50% of capital cost
of streetcar
• Streetcar has lower long term
maintenance costs however
•Consider the future option to
connect to high speed rail system

33. Pearl District
1. Brownfield cleanup: 35
acres reclaimed from rail
yards
2. Demolition of the Lovejoy
bridge ramp
3. Housing Variety – live/work,
condominium, apartment,
affordable, townhouses,
senior affordable
4. Green Spaces - the heart
of the neighborhood
5. Streetcar – linking central
business district to Pearl
District and NW 23rd

34. Lovejoy Ramp Demolition

35. Twenty Year
2002 2005 Target
Low / Extremely Low
(0 - 50% MFI) 740 (21%) 812 (16%) 20%
Moderate Income
(51 - 80% MFI) 748 (21%) 920 (19%) 25%
Middle / Upper
(Over 80% MFI) 2,036 (58%) 3,210 (67%) 55%
Total 3,524 units 4,942 units 100%
* Completed or Under Construction
35

36. Portland Streetcar, Inc.

37. •7,248 housing units
•4.6 million sq. feet commercial
•$2.28 Billion in private investment
•35:1 leverage
•2,500 riders expected, 11,500 daily

61. •
•
•
•
•
•
•

73. THE QUESTION:
What should the City of Waco be doing to spur
redevelopment over the next ten years?

74. THE APPROACH THE DEVELOPMENT
 Facilitate partnerships for  Start small and concentrate
implementation development
 Engage Baylor University  Create 18-hour
 Land control is critical environment with residential
uses
 Create a public
development entity  Use programmed events to
activate the downtown area
 Know the market
 Improve connectivity to the
 Anticipate market changes waterfront
 Create development
guidelines
 Educate land owners and
developers on opportunities

75. 1) Facilitate partnerships for implementation
• Partnership between City, Baylor, and
relevant development organizations
• Work to identify key development partners
and landowners for “catalytic developments”
2) Engage Baylor University
• Baylor must be a partner in any successful
Downtown redevelopment
• Baylor students are a primary market
audience for retail and residential
• Bus connectivity to Baylor is a strong start.
3) Land control is critical
• City or development entity must control key
land assemblages early on in the process
• Opportunistic investors can hamper
redevelopment plans

76. 4) Create a public development entity
• Important to create a team with proper
expertise, mission, and job description
• Successful models in other cities
5) Know the market
• Need to understand market audiences
and opportunities (RCLCO)
6) Anticipate market changes
• Allow flexibility in planning. For
example, some residential and office
could be rental or for-sale
• Plan for who is coming as well as who
is here today

77. 1) Start small and concentrate development
• Waco already has a good start with Heritage
Square. The next major development should be in
close proximity and build off this energy
2) Create an 18-hour environment with residential
uses
• Should continue adding as much residential as
the market will bear
• Residential uses increase the perception of safety
and drive demand for retail and entertainment
3) Use programmed events to activate the downtown
area
• Should have a regular schedule of monthly and
seasonal events to promote activity downtown
• In addition to tailgates and movie nights, City
could add a live concert series, restaurant week,
and an arts fair.

78. 4) Improve connectivity to the waterfront
• Think about extending trail system from the
Waterfront through the Downtown
• Future development should draw activity toward
the Riverfront.
5) Create development guidelines for the downtown
core
• Typically a visual document covering
recommended building materials and
appearance, as well as the treatment of the
streetscape
• Guidelines helps to enhance the aesthetic quality
and unity of a downtown area
6) Educate landowners and developers on potential
opportunities
• Public and private sector communication is key

79. WHAT
 Six city blocks of new mixed-use development
in Downtown Austin
 New development oriented to the waterfront and
integrated within existing downtown street
pattern
 Consists of 26 boutiques, 18 restaurants, 450
residential units (rental) and a W hotel on
approximately 18-acres.
LESSONS LEARNED
 The City controlled the land and was able to
lease it to the developer under favorable
conditions in order to make the project feasible.
 Development is anchored by a new City Hall.
This civic component drives visitation and
increases the sense of public „ownership‟ of the
development.
 Hotel and retail uses are synergistic, as hotel
guests drive retail and restaurant sales and
retail increases attractiveness and convenience
of the hotel location.
 New development differentiates itself from
existing Downtown area via design, creative
tenanting, and mixing of uses.

80. WHAT
 Four city blocks (10-acres) of new mixed-use
development in Midtown, Atlanta
 A public-private partnership development that
extended Georgia Tech‟s historically insular
campus across the I-75/85 connector
 Was a major catalyst that spurred redevelopment
of the Midtown district which was crime infested
and had mostly empty parking lots
 Consists of street level retail including (Barnes
and Noble, Starbucks, and 10 other boutiques &
restaurants). Also houses a new School of
Management, a Georgia Tech Hotel &
Conference Center, as well as a private mid-rise
office building.
LESSONS LEARNED
 Free electric trolley systems links to campus
 Retail is targeted to both students and
professionals
 High quality streetscape is a critical component
 Privately developed office is integrated through
design and retail tenanting
 Designed at a human scale

81. Austin‟s 2nd Street
Heritage Square Development overlaid
on downtown Waco,
shows how little land
area is needed to
create a high impact
mixed-use
development
Hilton
= Size of Austin‟s 2nd Street Development

82. Waco, TX Austin, TX
Because Waco‟s Land area is so large, the City must focus its initial efforts on a several key
redevelopment nodes or places

83. THE QUESTION:
How does the Economic Development Strategy
relate to WHERE development should be focused
in Greater Downtown given its large size?

84. 84

85. 1Entrepreneurial
retailers/ restaurateurs can have a particularly strong impact on improving character and quality of Greater Downtown
2SupplyChain-related employment facilities can be fiscal winners to the City, providing income to subsidize the high-quality
development wanted near the river.b 85

86. 86

87. THE QUESTION:
Broadly, how might the City organize itself to help
implement and incentivize place-based
development?

88. 88

92. • Mixed-Use Res Low-Rise
• Mixed-Use Office Low-Rise
• Warehouse Rehab
• Rehab for Restaurant/Theater
• Main Street Retail
• Traditional Single Family
• Small Lot Single Family (3-5K)
• Duplex
• Townhome
• Industrial
• Arterial Retail

97. • Hotel
• Office Low-Rise (2 to 4)
• Office Mid-Rise
• Garden Apartments
• Live/Work

99. • Apt/Condo Mid-Rise (over 5)
• Mixed-Use Res Mid-Rise
• Mixed-Use Res High-Rise
• Mixed-Use Office Mid-Rise
• Mixed-Use Office High-Rise

102. Legend
Mixed-Use Res High-Rise
Mixed-Use Res Mid-Rise
Mixed-Use Res Low-Rise
Mixed-Use Office High-Rise
Mixed-Use Office Mid-Rise
Mixed-Use Office Low-Rise
Live/Work
Apt/Condo Mid-Rise
Garden Apartments
Warehouse Rehab
Duplex
Townhome
Small Lot Single Family (3-5K)
Traditional Single Family (5-8K)
Office Mid-Rise
Office Low-Rise
Main Street Retail (University focused)
Rehab for Restaurant/Theater
Industrial
Arterial Retail
Hotel
K-12 Education
College or University
Park
Legend
Agricultural
Cemeteries
Church
Commercial
Educational
Forest
Government / Social Services
Industrial
Medical
Multi-Family Residential
Office
Parks / Recreational Areas
Single Family Residential
Transportation
Utilities
Vacant
Water

103. Legend
Mixed-Use Res High-Rise
Mixed-Use Res Mid-Rise
Mixed-Use Res Low-Rise
Mixed-Use Office High-Rise
Mixed-Use Office Mid-Rise
Mixed-Use Office Low-Rise
Live/Work
Apt/Condo Mid-Rise
Garden Apartments
Warehouse Rehab
Duplex
Townhome
Small Lot Single Family (3-5K)
Traditional Single Family (5-8K)
Office Mid-Rise
Office Low-Rise
Main Street Retail (University focused)
Rehab for Restaurant/Theater
Industrial
Arterial Retail
Hotel
K-12 Education
College or University
Park
Legend
Agricultural
Cemeteries
Church
Commercial
Educational
Forest
Government / Social Services
Industrial
Medical
Multi-Family Residential
Office
Parks / Recreational Areas
Single Family Residential
Transportation
Utilities
Vacant
Water

104. Legend
Mixed-Use Res High-Rise
Mixed-Use Res Mid-Rise
Mixed-Use Res Low-Rise
Mixed-Use Office High-Rise
Mixed-Use Office Mid-Rise
Mixed-Use Office Low-Rise
Live/Work
Apt/Condo Mid-Rise
Garden Apartments
Warehouse Rehab
Duplex
Townhome
Small Lot Single Family (3-5K)
Traditional Single Family (5-8K)
Office Mid-Rise
Office Low-Rise
Main Street Retail (University focused)
Rehab for Restaurant/Theater
Industrial
Arterial Retail
Hotel
K-12 Education
College or University
Park
Legend
Agricultural
Cemeteries
Church
Commercial
Educational
Forest
Government / Social Services
Industrial
Medical
Multi-Family Residential
Office
Parks / Recreational Areas
Single Family Residential
Transportation
Utilities
Vacant
Water

106. Building and Intensity

107. Building Height and Intensity

108. Building Height and Intensity