By Jeffrey Vitarius
(Civic meetings happen in Waco every week – city council, school board, planning commission, and countless others. Decisions from these meetings affect our lives every day. Many of us are curious about these meetings, but to be honest, it’s just too hard to decipher the jargon and figure out what’s going on and why it’s important. Act Locally Waco is trying something new in August! Jeffrey Vitarius follows civic meetings for his work and out of personal interest. Each week in August he will pick a meeting in our community and highlight one or two items from the agenda to translate from “government-ese” into language we can all understand. We’re calling the series “Meeting Insights.” Let us know what you think! If you enjoy it, we will try to keep it going! — ALW )
The City of Waco Plan Commission meets three times each month. They hold work sessions on the 3rd Wednesday of each month at noon and the 4th Tuesday of each month at 6:00 pm, that is where a lot of the explanation and discussion happens. They hold one business session each month on the 4th Tuesday at 7:00 pm, that is when the commission takes action (votes) and where the public can provide comments. Due to COVID-19, attendance at the business session is virtual through the Waco City Cable Channel (WCCC.TV/live) with public comments sent in or scheduled ahead of time. Today we will be highlighting Zoning Application Agenda item 6…a short-term rental special permit.
Meeting Basics
- Work Session – 6:00 pm / Business Session – 7:00pm
- To watch the live stream click here (City of Waco Cable Channel, wccc.tv)
- For the full agenda click here
- For the agenda item details with the documents pertinent to the meeting click here.
- Details on how to provide public comment are listed in the agenda
The Language of Short-Term Rentals
Zoning Applications Item 6 – Z-20-55 – Enrique and Laura Najera – 3601 Orchard Lane – Special Permit for a Short Term Rental Type II in an R-1B District.
Let’s start with some history. In 2016, the “tourism boom” generated by Magnolia Market at the Silos (a project at least partially funded by the TIF) met with the expansion of online short-term rental services like Airbnb and VRBO to create a unique boomlet of “vacation rentals” in Waco. At the time, there was a permitting process around these kinds of rentals (identifying them as either “temporary residential rental units” or “bed-and-breakfast homestays”). The city began actively pursuing units lacking a permit in September of 2016, and there were a number of controversies and disputes around these permits in late 2016 and early 2017.
As a result, a task force was called together to review the existing permitting process and propose changes to streamline the process and address neighborhood concerns. The resulting ordinance was passed by city council in July of 2017. Earlier this year, changes to the ordinance (mostly focused on higher density areas) were approved by council.
The process around short-term rentals can be a bit complicated so this may take a few meeting insights to tackle. For today, we’ll focus on breaking down the agenda item as it is listed and understanding what this tells us about the permit up for discussion and review.
“Enrique and Laura Najera – 3601 Orchard Lane” – this portion of the item identifies who is seeking the special permit and the address that the permit would apply to. Pretty straight forward to start.
“Special Permit” – permits are the way the city manages certain kinds of activity within its boundaries (here is a list from the city’s website). These activities range from community gardens and farmer’s markets to short-term rentals. The activity is not allowed unless one has gone through the process of obtaining a permit. Each permit has its own process and different permits require different approvals. Short-term rental permits require a City Council vote to be granted.
“for a Short-Term Rental” – this is the kind of permit pursued. In case you were wondering, short-term renting is defined as renting for less than thirty consecutive days.
“Type II” – this is the kind of short-term rental permit pursued. This is where things get complicated. The ordinance passed back in 2017 created five different categories of “short-term rental permits.” In a basic sense they can be understood based on four conditions:
- Is there “onsite” management? – meaning is there a property owner or representative of the property owner at the location when it is being rented
- Are multiple groups allowed? – can the location be rented out to different groups of people at the same time
- Is the location part of a multi-family property? – is the location located on a property with three or more residential units (think apartment or condo complexes as opposed to stand-alone houses)
- How many guest rooms are permitted? – this identifies what kind of bed and breakfast the location would be considered
The table below shows how these four conditions create the five categories.
| Category | “Onsite” management? | Multiple Groups? | Part of multi-family property? | Guest Rooms Permitted |
| Bed and Breakfast Homestay Establishment (BBHE) | Yes | Yes | No | No more than 5 |
| Bed and Breakfast Inn (B&B Inn) | Yes | Yes | No | No more than 15 |
| Short Term Rental Type I (STR Type I) | Yes | No | No | Not applicable |
| Short Term Rental Type II (STR Type II) | No | No | No | Not applicable |
| Short Term Rental Type III (STR Type III) | No | No | Yes | Not applicable |
Looking through these conditions you can see why they were considered when creating the different categories. It probably matters to neighbors whether there is someone there to keep an eye on renters and if the location is going to be rented out to multiple groups.
Each category has different restrictions and limits (a good topic for another time). The category under consideration here is STR Type II meaning there may not be onsite supervision, there will not be multiple groups allowed, and the location is not a multi-family property.
“in an R-1B District” – this indicates the zoning of the property being considered for the permit. Zoning is its own huge complicated topic, but in a basic sense zoning indicates what kinds of buildings and uses can occur in a particular area. In this case R-1B zoning is generally meant for stand-alone homes with moderate density. A good deal of this zoning can be found in North and West Waco.
So putting all this together – Enrique and Laura Najera are seeking a permit for 3601 Orchard Lane that would allow them to rent that location out for less than thirty days to one group of people without onsite supervision in a part of town where stand-alone homes of moderate density are the norm.
More on short-term rentals
As I noted earlier, this is big topic so I wanted to make sure and note some resources I have come across in taking a look at this:
- Here is the City of Waco’s general page for Short-Term Rentals
- Here is an FAQ the city has put together on the topic
- Here is a map of the current registered short-term rentals (the city has some very interesting GIS data if you have some time to poke around on that site)
Other Interesting (to me) Items from the Agenda
- There is another STR Type II in an R-1B District permit up this week at 2701 Herring Avenue. What makes this one interesting is that there is already a permit in place for that location, but permits cannot be transferred from one owner to another. So it is back at plan commission for review under a new potential owner
- There are three rezones up for this week’s meeting, one from R-2 to O-3, one from R-1B (the one we touched on above) to R-2, and one from M-2 to O-2. I am hoping over time we can work our way through the different zones and what they mean for Wacoans
Jeffrey Vitarius has been actively local since early 2017. He lives in Sanger Heights with partner (JD) and his son (Callahan). He helped found Waco Pride Network and now serves as that organization’s treasurer and Pride Planning Chair. Jeffrey works at City Center Waco where he helps keep Downtown Waco clean, safe, and vibrant. He is a member of St. Alban’s Episcopal Church and graduated from Baylor in 2011.
The Act Locally Waco blog publishes posts with a connection to these aspirations for Waco. If you are interested in writing for the Act Locally Waco Blog, please email [email protected]for more information.
NEWS RELEASE from the City of Waco
City Manager Bradley Ford announced Tuesday during the City Council work session several upcoming changes to his administration and city department changes. These changes are being made to align the organization to achieve the City Council’s newly identified strategic goals, which are:
· Build a High Performing City Government
· Create a Culture of Equity
· Enhance Quality of Life
· Facilitate Economic Development
· Improve Infrastructure
· Provide a Safe and Vibrant City
· Support Sustainability and Resiliency
A summary of the organizational changes includes:
— Deidra Emerson, who currently serves as an assistant city manager, will be promoted to deputy city manager. Deidra brings more than 25 years of experience in city government, including the last five years in Waco. She is a trusted adviser to City Manager Ford and will lead several key areas, including the city’s work on equitable practices, process improvement, and economic development.
— Melett Harrison, who currently leads economic development efforts for the city, will assume the newly created role of director of neighborhood engagement. Ford made re-energizing of the neighborhood program a key element of the upcoming budget, and Melett’s knowledge of various city departments will allow the city to move ahead quickly and strategically on this priority. Melett has served the City of Waco for more than 20 years in a variety of roles including housing, economic development, and neighborhoods.
— Ashley Nystrom, who is currently executive coordinator, will assume the newly created role of chief of staff to the city manager. Ashley has served the city for seven years. The chief of staff role will support the city manager by leading governmental relations functions, as well as serving as a key communicator to link the City Manager’s Office to
the broader city organization.
— Galen Price, who is currently director of housing and code enforcement, will temporarily assume the role of interim assistant city manager to support the re-alignment of various city departments until the city completes the recruitment for a third assistant city manager later in 2020.
Ford is quoted as saying, “The updated organizational structure at
City Hall will better align staff to meet the needs of our citizens and to achieve the strategic goals of the City Council.”
By Sai Sagireddy
I sit down today with a smile on my face, writing this story after ten-weeks of scrupulous research, calls, emailing, outreach, and one completed medical guide.
I must be honest. In the first few weeks, I didn’t think I could’ve taken on a project of this size. I was frequently drowning under waves of information. I didn’t know how to present what I had. I didn’t know how to continue. More often than not, I felt an urge to close my pen, shut down my laptop, and walk away. But one thing kept me going:
The thought of a disadvantaged person opening a medical guide in Waco, TX, and finding the specific healthcare service they require – free of cost.
This is the goal of the Waco Low-Income Healthcare Resources Guide.
The Start
Back in May, after committing to Baylor, I needed a medical insurance plan.
(For 15 years, I’ve lived in Trinidad & Tobago. Here, general healthcare is free – both for residents and foreigners. So health insurance wasn’t necessary).
In the US, medical costs surprised me. How can low-income families afford this? What are the resources available to them? To me, answers to these questions are so essential, especially with the COVID-19 pandemic.
From that day, I worked to comprehend the US healthcare system. I grew to understand the populations within Waco and how they receive care. Many programs cater to disadvantaged Waco residents. However, no resources are available to connect these populations to the plans, so services are potentially being under-used. I wanted to find a way to bring about awareness – a critical factor in effecting change.
Setting the Stone in Place
I brought up my thoughts with a mentor of mine: Cyrus Buckman, Stanford School of Medicine Class of 2024. He motivated me to work on improving healthcare accessibility in Waco.
A few days later, by chance, I met Ethan Lowder, WashU Class of 2022. He is the president of Heart for the Homeless, a non-profit that aims to improve the health of the homeless through primary care and knowledge. Ethan educated me further on the lifestyle and needs of disadvantaged populations. He told me about his group’s resources project and the healthcare guide for St. Louis, MO.
His expertise showed me that a healthcare resources guide detailing healthcare resources in Waco. Especially so with over twenty-nine percent of the city currently living under the federal poverty line. Upon further conversation, Ethan agreed to mentor me as I author the guide.
The Work
Over seven weeks, I’ve obtained data on healthcare institutions and programs catered for low-income Waco families. For two weeks after that, I’ve used the information gathered to “binge-write” the book.
The project also has contributions from several independent-collaborators. Juan Marinangeli translated the guide into Spanish. Ava Hunwick worked on the guide’s digital design. Sherwin Newton produced the maps. Hannah Payne connected collaborators. Matthew Gopaulchan proof-read the guide and worked on the glossary.
The Guide
The Waco Low-Income Healthcare Resources Guide contains information on over ninety medical institutions and fifteen healthcare programs that cater to low-income families and disadvantaged individuals within the Waco area. It is designed to be a vital tool for homeless individuals & needy populations directly, organizations focused on serving low-income families, and health & social service professionals.
(The guides were designed in a way for homeless populations to find a specific service within a physical copy, by themselves, easily.)
Moreover, it will help homeless shelter directors to inform individuals about healthcare options, student organizations & non-profit groups focused on service, and prehealth & health groups in the Waco area and beyond.
English:
https://drive.google.com/file/d/1SXG6rArR2JTI0Zi0tllXRJa2wexoSANJ/view?usp=sharing
Spanish:
https://drive.google.com/file/d/1qQyKN22Ry1jYQUl6KRIS7UPwwVbU3Rqi/view?usp=sharing
Funding Needs
While an online guide format is very versatile for health & social service working professionals, it will not do for homeless populations. They need physical copies.
The main focus of this project is to remove barriers to healthcare. And technology can become a barrier. These guides can be used by homeless populations directly. However, with limited computer literacy, a homeless individual within a shelter would be unable to use a digital version. They need physical copies. Moreover, in soup kitchens, physical guides can be easily used by transient members to help populations.
We are currently actively seeking funding partners to print 100 physical copies of the guide. These copies will be placed in homeless shelters, organizations, non-profit groups, and departments in Waco for low-income populations to use. They will not be removed from their home locations. They can be borrowed in-house and then returned. If interested, please contact me directly at [email protected].
My sincerest hope is that this guide will go on to help as many individuals as it possibly can.
Some things I learned
Over the past few weeks, I’ve learned a lot.
I now promote a collaborative mindset towards everything I do. This guide would not have been the same without the input & feedback from individuals: both collaborators and mentors. Collaborations allow us to combine particular strengths & skill sets to create the best outcome.
Outside of organized events & projects, I’ve also seen first-hand that creative methods and “outside-the-box” strategies can be successfully used to tackle a problem or need. All it takes is a leap of faith!
I’ve learned the importance of compassionate mentorship. Dr. Diaz-Espinoza, Associate Director of Baylor’s ALD, has been working to gather resources. He introduced me to Mr. Peacock, Assistant Director within Baylor’s External Affairs, and Dr. Beverly, SC, for Community Service. Mr. Peacock has been driving outreach efforts and has identified essential city projects the guide can be integrated with. Without this care and time, our distribution efforts may have been much more challenging.
Final thoughts
Reading back over what I have written makes me think: wow, it has been quite a journey.
Going in, I was lost. I didn’t know where to begin. What to do. Now, I have authored the Waco Low Income Healthcare Resources Guide, a medical services book that contains comprehensive information about the healthcare services available to the needy within Waco. It acts as a bridge that connects these populations to medical services via independent community-based organizations.
Throughout this journey, I’ve found a community equally passionate about service. I’ve gained mentors nationwide who share my goals. I’ve developed a malleable skillset that I can use within my academics and projects. I’m forever grateful!
This guide’s digital edition will soon be available through several online local and regional databases for use. However, we are still actively seeking funding for physical copies.
If you have any questions whatsoever about the project, if you want to get involved in this effort or future project, or if you are a potential financial collaborator, please reach out directly to [email protected].
Sai Sagireddy is an incoming freshman at Baylor University. He is part of Baylor’s University Scholars Cohort Class of 2024 with concentrations in biology/biochemistry, Spanish, and medical humanities (pre-med). He is passionate about research, global health, healthcare management, health equity & health accessibility. In his free time, he enjoys the company of others, settling down a good book, exercising, hiking, traveling, and exploring the outdoors.
The Act Locally Waco blog publishes posts with a connection to these aspirations for Waco. If you are interested in writing for the Act Locally Waco Blog, please email [email protected] for more information.
By Wendy Cox
When my family lived in another country and found ourselves suddenly functioning in a language and culture unknown to us, daily activities formerly done with unconscious ease became laborious, requiring more cognitive effort than I could have imagined would ever be reasonable. We relied on the patience, kindness, and practical help of friends. Through them, the burdens became bearable, even joyful, as our initial dependence created conditions in which mutually beneficial relationships were strengthened over time.
Since March, COVID-19 has put us in a similar circumstance. Risk-benefit decisions about daily life, formerly made unconsciously, suddenly came to dominate my waking (and sometimes sleeping) hours. I had to think through each one in light of the viral news of the day.
Should I risk another grocery trip in hopes of finding toilet paper?
Should I let my teens have a picnic with friends?
Should we or shouldn’t we visit my in-laws?
And the more sobering decisions —
How do we do family funerals?
How do we care for loved ones who are in the hospital?
And now administrators, teachers, families, and children are facing all manner of risk-benefit decisions as the fall semester approaches.
Whether you are directly involved in back-to-school decisions or not, every one of us has a stake in how this effort goes. That’s the nature of coronavirus. It spreads through the community, between people with and without symptoms, to people with low risk of illness and death and those who are at great risk.
These categories are not always apparent to us, and we likely won’t be able to “see” the outcome of our actions. We know that children can have COVID-19, that some develop symptoms, and that a few cases can be severe. We don’t yet know how infectious children are to others, but we do understand that community-wide prevalence influences case counts within schools and vice versa.
Alongside all of us who care about schools and teachers and students, it is imperative that you join our entire community in acting on what research has taught us about suppressing the spread of coronavirus. In addition to wearing masks, practicing good hygiene, and staying safely distanced, I propose we go a step further and find creative ways that lie within our skills and resources to make it easier for everyone to follow through with safety guidelines. Here are some ideas to consider:
Masks — Masks decrease viral spread making them beneficial to the wearer and everyone else. The more mask-wearers in the room, the safer everyone is. Deciding to wear a cloth face covering is the baseline. Some people want to choose the very best material (see Best Household Materials for a Mask, scroll down on page), but within reason, the best mask is the one people can tolerate wearing when they need to. Be patient with children (or yourself!) until you find the right one.
If you wear glasses, you know how they tend to get foggy while wearing a mask. Share this and other ideas to help reduce the fog and make mask-wearing more pleasant (How to Prevent Glasses from Fogging Up While Wearing a Mask).
Expect children to soil, lose, and forget masks during the school day. Could you volunteer to keep a laundered stash of cloth masks available in your child’s classroom? Recently, I encountered a friend and her soon-to-be kindergartener shopping for treats so her daughter could practice wearing a mask. How kind. We can all practice modeling such a generous attitude toward mask-wearing (and it does take practice!)
Outdoor Activities — Being outdoors is considered to be safer than being indoors. Is there anything you can do to make this idea appealing to your child’s teachers? Maybe you have time to volunteer as an aide to help keep children on task. Maybe you don’t have time, but you have money. Consider purchasing a class set of outdoor chairs (Folding Chair, Portable Lap Desk). Maybe you have skills. Could you volunteer time to help schools create shade structures or plant trees?
These suggestions are obviously incomplete, but they encourage a way of thinking that considers communal efforts and outcomes along with our more individual concerns. With a community mindset, we may find joy and stronger relational ties along the way. I could use more of both in my life right now.
I promise to act in ways that protect you and your family members’ health, even though we might never meet. Will you do the same for me?
Know that we are connected
in ways that are terrifying and beautiful.
(You could hardly deny it now.)
Know that our lives
are in one another’s hands.
(Surely, that has come clear.)
from Lynn Ungar’s poem “Pandemic”
Wendy Cox is a long-time educator who followed her interests into the public health field. She is proud to work alongside colleagues at the Family Health Center in the area of community health engagement. In her spare time, she loves to enjoy time in nature, take long walks with family and friends, and experiment in the kitchen with whatever seasonal foods she’s found at the Waco Downtown Farmers Market.
The Act Locally Waco blog publishes posts with a connection to these aspirations for Waco. If you are interested in writing for the Act Locally Waco Blog, please email [email protected]for more information.
NEWS RELEASE
Census takers are working to follow up with Waco and McLennan County households that have not yet responded to the 2020 Census.
The current self-response rate in McLennan County is 58.5%. The Census Bureau will need to visit the remaining addresses to collect responses in person.
Households can still respond now by completing and mailing back the paper questionnaire they received, by responding online at 2020census.gov, or by phone at 844-330-2020. Households can also respond online or by phone in one of 13 languages and find assistance in many more. Those that respond will not need to be visited to obtain their census response.
Protecting Health and Safety
The Census Bureau and the Centers for Disease Control (CDC) are working together to protect the health and safety of the public and employees. Participation in 2020 Census interviews should present a low risk of transmission of COVID-19.
Census takers are trained to rigorously and universally follow these CDC recommendations to mitigate the risk of transmission:
- Wearing face masks
- Maintaining social distance of 6 feet or more
- Practicing hand hygiene
- Not entering homes and conducting interviews outside as much as possible or practical
Household members encountered by census staff are encouraged to maintain social distances during interviews and practice the CDC’s other recommendations as much as possible.
Joint statement from the Census Bureau and the CDC
What Households Can Expect
Census takers are hired from local communities. All census takers speak English, and many are bilingual. If a census taker does not speak the householder’s language, the household may request a return visit from a census taker who does. Census takers will also have materials on hand to help identify the household’s language.
If no one is home when the census taker visits, the census taker will leave a notice of their visit with information about how to respond online, by phone or by mail. People are encouraged to cooperate with census takers and ensure that everyone who was living in their household as of April 1, 2020, is counted.
How to Identify Census Takers
Census takers can be easily identified by a valid government ID badge with their photograph, a U.S. Department of Commerce watermark, and an expiration date on the badge. To confirm a census taker’s identity, the public may contact the Denver/Dallas Regional Census Center at 972-510-1800 to speak with a Census Bureau representative.
Media requesting b-roll video or photos on how to identify a Census employee can visit this press kit: https://www.census.gov/newsroom/press-kits/2020/b-roll.html
About the 2020 Census
The U.S. Constitution mandates a census of the population every 10 years. The goal of the 2020 Census is to count everyone who lives in the United States on April 1, 2020 (Census Day). Census statistics are used to determine the number of seats each state holds in the U.S. House of Representatives and informs how billions of dollars in federal funds will be allocated by state, local and federal lawmakers annually for the next 10 years.
For more information, visit 2020census.gov.
By Jeffrey Vitarius
(Civic meetings happen in Waco every week – city council, school board, planning commission, and countless others. Decisions from these meetings affect our lives every day. Many of us are curious about these meetings, but to be honest, it’s just too hard to decipher the jargon and figure out what’s going on and why it’s important. Act Locally Waco is trying something new in August! Jeffrey Vitarius follows civic meetings for his work and out of personal interest. Each week in August he will pick a meeting in our community and highlight one or two items from the agenda to translate from “government-ese” into language we can all understand. We’re calling the series “Meeting Insights.” Let us know what you think! If you enjoy it, we will try to keep it going! — ALW )
The Waco City Council meets every other Tuesday. The work session starts at 3:00, that is where most of the explanation and discussion happens. The business session is at 6:00, that is when the council takes action (votes). The public is invited to attend either or both of these sessions, although, for the time being due to COVID-19, that attendance is virtual through the Waco City Cable Channel (WCCC.TV/live) with public comments sent in ahead of time. Today we will highlighting Ordinance Agenda item 2…the Waco Tourism Public Improvement District (TPID).
Meeting Basics
- Work Session – 3:00 pm / Business Session – 6:00pm
- To watch the live stream click here (City of Waco Cable Channel, wccc.tv)
- For the full agenda click here
- For the meeting packet with the documents pertinent to the meeting click here. Quick note on page numbers: the numbers I will be referring to below are the “packet page numbers” found on the bottom right corner of each page of the meeting packet. These do not always match the number of the page in the pdf. One neat aspect of the packets the city builds for city council meetings is that you can click on the agenda item on the agenda page of the packet and it will take you directly to the relevant materials.
- Details on how to provide public comment are listed in the agenda
A Waco Tourism Public Improvement District (TPID) – A Whole New Kind of District
Ordinance Agenda Item 2 – ORD-2020-576 – Consider an ordinance approving and adopting the final service plan for the Waco Tourism Public Improvement District (“TPID”) for Fiscal Year 2020-21, levying special assessments on properties in the TPID to pay for the costs of services provided in accordance with the final service plan, setting charges and liens against property in the district and against the owners thereof, and providing for the collection of the special assessments. SECOND READING
You may notice that certain items on City Council agendas are labeled “first reading” or “second reading.” This indicates that the item under consideration needs to come to council twice before it can receive a final vote. That is how the Waco Tourism Public Improvement District (TPID) has found itself on two consecutive City Council agendas.
For some of you the “PID” acronym may ring a bell. PID stands for “Public Improvement District.” Waco already has two other Public Improvement Districts. The one you have most likely heard of is the Downtown Waco PID. In really broad terms, a PID is a special district created by a city or county. It allows for the collection of an assessment from properties within a certain geographic area. An “assessment” is kind of like a tax – it’s not exactly the same thing, but that’s an easy way to think of it. The money from the assessment is used to provide services to the property owners in the district. These services supplement what the city or county is already providing. For example, the Downtown Waco PID uses some of its assessment to pay for additional cleaning (grackle poop!) and security downtown.
Similar to the way the Downtown Waco PID supports Downtown, the proposed Waco Tourism Public Improvement District (TPID) would support tourism and visitors across Waco.
The city council endorsed the idea of creating a TPID back in November of 2018 (Trib articles here and here). In June of 2019, a bill allowing for the creation of such a district was filed by the Texas legislature (HB1474).
The next step for the organizers of the TPID was to acquire signatures from property owners representing both 60% of the value of the hotels that would be within the district and 60% of the area of the hotels that would be within the district. That hurdle was cleared in June 2020 (receiving endorsements from 85% of the value, and 79% of the area). Now the city council is considering the TPID’s service and assessment plan – basically the plan that explains what they intend to do with the money collected by the TPID.
I spoke with Carla Pendergraft, the Director of Marketing, at the Waco Convention and Visitors Bureau, about the fine points of what the TPID could do for Waco and am indebted to her expertise for the explanation that follows.
What is a Tourism Public Improvement District (TPID)? And why would we want one? In the broadest sense, it is a way for local hotels to pool resources and encourage folks to visit Waco. The proposed TPID will be made up of all Waco hotels with more than seventy-five rooms. This includes some of the anticipated hotels along that quiet zone corridor we talked about last week. At the moment, there are twenty-seven hotels that have or will have at least seventy-five rooms (there is a full list on page 314 of the meeting packet). The TPID will collect a 2% assessment on each night stay at one of these hotels and then use those assessments to fulfill its service plan. (Note: Technically the City collects the assessment and then provides it to the TPID).
So, let’s say a family member is visiting from out of town and their hotel room costs $100 per night (for a nice round number). At the end of their stay, they will also be contributing $2 per night to the TPID (2% of $100). Ultimately, there should be no direct cost to the hotels in the district.
The TPID is projecting to collect $1,576,067 in funding next year, though this projection is based upon pre-COVID data so it may change in a substantial way.
So how will the TPID contribute to Waco’s visitor and tourism economy? The service and assessment plan breaks it down into four areas (you can find a more details on pages 311-313 of the meeting packet):
- Marketing – Increased marketing through a wide variety of means to promote the hotels in the district. In particular, the ability of the TPID to pool resources should allow for access to larger digital media markets. (45% of funding)
- Sales Initiatives – One of the key takeaways from my discussion with Ms. Pendergraft is that the visitor and tourism market is made up of several different groups. There are leisure tourists (those traveling just for fun), the convention crowd, business travelers, bus trips, etc. Each of these different groups requires a little bit of a different strategy. Groups (conventions, bus trips, etc.) that bring more people per trip, and therefore more economic impact per trip, are particularly interested in sales incentives. These incentives may look like discounted rates at local hotels or the convention center. They might also include assistance with transportation, or even event sponsorship. The ability to pool resources through the TPID would make it possible for Waco to use a wide variety of tools to reach out to these kinds of “bulk” visitors. (40% of funding)
- Tourism Research – Research would help improve the effectiveness of the marketing and sales initiatives noted above. Research might mean gathering information about what specific markets to target for marketing or how particular events impact the Waco’s economy. (8% of funding)
- Administration – This would include things like an annual audit and bookkeeping. (7% of funding)
So, if the City Council approves the creation of the TPID and the service and assessment plan, what happens next? The hotels included the district will most likely to form a non-profit organization that would be charged with directing the services of the TPID and preparing the annual service and assessment plan. This non-profit would enter into a contract with the City to receive the funding and staff support from the hard-working folks at the Convention and Visitors Bureau. The board of this to-be-formed non-profit would be made of a diverse group of hotel representatives with Mr. Todd Bertka (Director of the Waco Convention and Visitors Bureau) representing the City in a non-voting role.
If all works out as it is intended, the TPID could provide significant support to a critical part of Waco’s economy just as it faces a particularly daunting crisis.
Other Interesting (to me) items from the Agenda:
- There are a number of public hearings related to planning at Council this week, things like zoning, subdivisions, short-term rentals. These kinds of items go through a separate group, the Plan Commission, first before making their way to council for final approval. The next scheduled Plan Commission meeting is on August 25th, so be on the lookout for post focused on that meeting soon.
- The city is aiming to reallocate $21,000 in unspent community development block grants towards assisting homeless folks in self-quarantining, a critical health protection for this community during COVID-19. The city had already allocated $10,500 to this program, but that funding is nearly spent.
- The tax rates we touched on two weeks ago have returned for a resolution establishing when the City Council will take their final vote to establish them (September 8th)
Jeffrey Vitarius has been actively local since early 2017. He lives in Sanger Heights with partner (JD) and his son (Callahan). He helped found Waco Pride Network and now serves as that organization’s treasurer and Pride Planning Chair. Jeffrey works at City Center Waco where he helps keep Downtown Waco clean, safe, and vibrant. He is a member of St. Alban’s Episcopal Church and graduated from Baylor in 2011.
The Act Locally Waco blog publishes posts with a connection to these aspirations for Waco. If you are interested in writing for the Act Locally Waco Blog, please email [email protected]for more information.
NEWS RELEASE
WACO — Prosper Waco Executive Director Suzii Paynter March announced that the local nonprofit is saying goodbye to one leading staff member and welcoming another.
Dexter Hall joined the Prosper Waco staff July 28 as full-time chief of staff and senior content specialist for financial security. It is a new role at the nonprofit but will include many of the functions previously part of the Chief Operations Officer position.
Bryan Dalco left the part-time COO position July 31. Dalco is also a pastor, having recently moved from being pastor of One Fellowship Church in Waco to being pastor of St. James United Methodist Church in Temple and also serving in a new leadership role in the UMC Annual Conference. Dalco will continue to live in Waco.
“We are fortunate to have had Bryan as part of our collective effort in Waco, and we are now fortunate to have Dexter join us,” said March, Prosper Waco’s CEO. “Dexter’s background in banking and finance will help Prosper Waco to advance it’s priority of promoting financial security across Greater Waco. This is even more important now as we respond to the COVID-19 crisis and the economic challenges created for so many people.”
March expressed her deep appreciation to Rev. Dalco for his leadership and the strengths he has brought to Prosper Waco. “Bryan will continue to be a part of our Waco community, and we count on his friendship and involvement even as he leaves the Prosper Waco staff and launches out into his new areas of responsibility.”
In the new chief of staff position, Hall will provide direct support to CEO March and build strong relationships across the organization to optimize Prosper Waco’s resources, business process and administration. As a senior content specialist, he will develop, coordinate and execute projects and initiatives which advance benchmark indicators in financial security.
“I am happy to continue my work and lifelong heart’s desire to make our community, country and world a better place,” Hall said. “The City of Waco gave me birth, pride and my nucleus. I look forward to making our tomorrows better with Prosper Waco in improving the education, health and financial security of our citizens as we work to ensure equity for all.”
Rev. Dalco joined the Prosper Waco staff in April 2018. “I will always treasure my time with Prosper Waco because it has added so much depth to the call upon my life,” he said. “I’ve always felt called to work with people who have been disenfranchised and marginalized. However, much of my work had been done at ground zero with more of a hands-on approach. Prosper Waco gave me the opportunity to do this work from a much higher and broader perspective.
“To be a part of efforts that provided research and data analysis towards impacting systemic issues has been an extremely rewarding effort,” he said. “During my time at Prosper Waco I have learned a lot of things, but one of the most important things I take with me is the importance of collaboration. When we work together we get more accomplished together. Thank you for accepting me and working with me.”
Hall is a native of East Waco and was raised in Oakland, Calif. He is owner of Noir Kith Consultants, which provides business and consumer financial management consulting. Hall retired in 2019 after 28 years with Wells Fargo, his last position being regional banking district manager for Wells Fargo’s Texas Region covering the Waco-Brazos Valley market.
He holds a bachelor’s degree in business administration / public administration from California State University in Hayward. He sits on the boards of LeadersUp, Dr. Pepper Museum and Free Enterprise Institute, YMCA of Central Texas and Black College Expo (advisory board). Hall has three daughters from age 16 to 22.
Rev. Dalco is a native of Beaumont and holds a bachelor’s degree from Prairie View A&M University and master’s degree from Brite Divinity School. He has served several churches under appointment for 20 years in the Central Texas Conference of the United Methodist Church. Rev. Dalco is a mentor at South Waco Elementary School, a member of Waco NAACP and active in other community organizations.
He has served as executive director of two nonprofits in the Houston area. He is married to Tara and has four children.
By Lindsey Breunig-Rodriguez
Recently I have been thinking about the “Wild West” — a time when there was a lot of discovery and a lot of unknown. I must say, it somewhat feels like we are in a modern-day Wild West. I can only imagine how difficult it was to stay hydrated. Someone probably shared a water canteen and planned travels according to where the next water source would be.
Today we do the same when we camp, go hiking or walking, or are outside for an extended time. To avoid dehydration, we must actively think about drinking more water, and even more so in these hot summer months.
Thankfully, we do not have to solely rely on water; fruits and vegetables also provide us with water. This month we are highlighting a vegetable which consist of 95% water, making it a great source for extra hydration and is even named for its season. Introducing summer squash!
Nutrition:
Per USDA dietary guidelines it is recommended we consume 3 Cups of vegetables daily. Vegetables may be fresh, canned, frozen, or dried, and may be whole, cut-up, or pureed. It all counts!
Summer squash is a great source of vitamin C, which keeps our immune system strong and helps our bodies heal quickly. Additionally, summer squash is fat free, saturated-fat free, sodium free, cholesterol free, and low in calories (around 20 calories in 1 cup). It is not recommended to peel summer squash because most all the vitamins and minerals are found in the skin.
Shopping, Storage, and Preparation:
There are two types of squash: summer and winter. Today we are focusing on summer squash. There are many varieties of squash, some names you will see are: patty pan, yellow crookneck, yellow straightneck, chayotes, and zucchini. For all squash varieties, choose firm, glossy, small to medium-sized squash. Avoid squash that is soft, moldy, or sunken in spots. Though usable, larger squash tend to be less flavorful and tougher.
Right before using, wash squash by rubbing the skin under cool running water. Refrigerate summer squash for up to one week or freeze and use within three months. If freezing, cut it into pieces and blanch (placing vegetables in boiling water for a short time and then placing in freezing water.). For more instructions, read here.
Enjoy:
Due to its mild flavor summer squash can be prepared multiple ways. It is important, however, to remember that seasonings or other ingredients added to squash will change the nutritional value. Below are some ways to enjoy it:
Roast — Cut squash in slices and drizzle with olive oil and low‐sodium seasoning before placing on a baking sheet. Cook 10-15 minutes or until tender.
Grate — Add raw, grated squash to green salads, muffins, or cookies. Use a vegetable peeler to make ribbons in place of pasta noodles.
Grill — Pair squash with tomatoes, onions, mushrooms, peppers, or fruit.
Raw — Enjoy in salads or dipped in hummus or a low-fat dip.
Sauté — Heat pan to high, add oil to coat the pan and add sliced squash. Sauté until lightly brown, about 3‐5 minutes, or tender. Use as side dish or add to dishes like stir fry or pasta.
Check out these other tasty recipes too: Italian Spinach and Zucchini Meatballs or Baked Zucchini Sticks
See below different ways to cut and prepare zucchini – thank you to Montana State University Extension for the graphic:
Texas A&M AgriLife Extension
Due to the continued spread of COVID-19 and the challenges it poses to communities across Texas, Texas A&M AgriLife Extension and many others continue to practice public health recommendations. Whether we are communicating online or face-to-face know that program content will always be research-backed to help individuals navigate decisions for themselves and their families. For information on resources, ideas, and programs for yourself and family visit Texas A&M AgriLife’s HUB.
USDA is an equal opportunity provider and employer. This material was funded by USDA’s Supplemental Nutrition Assistance Program — SNAP. To learn more about the Supplemental Nutrition Assistance Program (SNAP) or to apply for benefits, visit www.yourtexasbenefits.com
Lindsey Breunig-Rodriguez is an Extension Agent for the Better Living for Texans program with the Texas A&M AgriLife Extension Service. She is originally from Grapevine but now calls Waco home. A graduate from Baylor University, she loves to venture out to Cameron Park, visit the local Farmers Market, and try out the awesome eateries in Waco. If you see her and hear a loud bark, that’s her pup Lucy Ann just saying hello.
The Act Locally Waco blog publishes posts with a connection to these aspirations for Waco. If you are interested in writing for the Act Locally Waco Blog, please email [email protected] for more information.
By Jeffrey Vitarius
(Civic meetings happen in Waco every week – city council, school board, planning commission, and countless others. Decisions from these meetings affect our lives every day. Many of us are curious about these meetings, but to be honest, it’s just too hard to decipher the jargon and figure out what’s going on and why it’s important. Act Locally Waco is trying something new in August! Jeffrey Vitarius follows civic meetings for his work and out of personal interest. Each week in August he will pick a meeting in our community and highlight one or two items from the agenda to translate from “government-ese” into language we can all understand. We’re calling the series “Meeting Insights.” Let us know what you think! If you enjoy it, we will try to keep it going! — ALW )
The Board of Directors for Reinvestment Zone Number One For Tax Increment Financing (TIF Board) meets every other month on the second Thursday of the month. These are the folks that make recommendations to City Council about how TIF dollars should be spent. Before COVID-19 they would go on a tour of potential projects some time in the morning and then conduct their regular meeting at noon. The public is invited to the regular meetings, although, for the time being due to COVID-19, that attendance is virtual through the Waco City Cable Channel’s YouTube channel (WCCC.TV – YouTube) with public comments sent in ahead of time. There are a few interesting projects on the agenda this week, but we are going to dive into some background and look at how the TIF encourages development in a way you may not expect…silencing train horns in Downtown Waco.
Meeting Basics
- Regular Meeting – 12:00pm
- To watch the live stream click here (City of Waco Cable Channel YouTube channel)
- For the full agenda click here
- For the meeting packet with the documents pertinent to the meeting click here. I will refer to page numbers from this packet in the notes below.
- Details on how to provide public comment are listed in the agenda
A Study in TIF – the Downtown Waco Quiet Zone
Mention of the TIF invites questions. What is the “TIF”? How is it funded? Who allocates the funding and to what? Luckily, Waco 101 has already tackled a number of those topics here. Today we are going to zoom in on one example of a TIF funded project, and follow how that example has had an impact on the direction of downtown development, and potentially even the skyline of Waco.
It all starts with trains and their horns. The locomotives that make their way through Downtown Waco along Jackson Avenue are required to sound their horns as they approach any train track crossing. This is to alert folks that they are coming so they can make sure they are well out of the way. As any Wacoan who lives or works near the tracks can tell you, they certainly accomplish this goal. Everyone knows when the train is coming!
However, all this alerting makes it somewhat difficult to invite investment in the properties next to the tracks. An early morning horn makes these properties a hard sell to anyone looking to place hotel rooms or residences in Downtown Waco, and midday horns interrupt workflow in office spaces.
Enter “the quiet zone.”
The quiet zone amounts to improvements the City and railroad can make to the track crossings that provide sufficient safety so that the horns are no longer required (outside of certain specific circumstances, like construction). Unfortunately, the process of figuring out what improvements are needed and then constructing them can be costly. This is where the TIF makes the difference.
In the summer of 2017, city staff presented first to the TIF board and then to the City Council on the potential benefits of a quiet zone in Downtown Waco. Then City Manager Dale Fisseler noted that increased density of development in the area was an important potential benefit of the quiet zone. He pointed out that the quiet zone could “open up other sites along the railroad track for redevelopment.” That summer the TIF board recommended and City Council approved $450,000 in TIF funding towards the study of a quiet zone. The project essential broke down into three phases:
- Phase 1 – Feasibility – this is checking to make sure that creating a quiet zone is reasonable to do or “feasible”
- Phase 2 – Design – putting together the specific improvement designs
- Phase 3 – Construction
The $450,000 in TIF funding was intended to cover phases 1 and 2 of the potential project. Phase 1 was completed in December 2017 (per later presentations by city staff).
In the summer of 2018, staff produced a summary of the improvements that would be necessary for a quiet zone. Most of these improvements involve installing new crossing gates, efforts to make sure folks don’t drive around those gates (something called “channelization”), changes to Jackson Avenue (that runs parallel with the tracks), and pedestrian safety improvements.
In the fall of 2019, the project was ready to seek funding for phase 3. The TIF Board recommended and the City Council approved $1,528,807 in TIF funding for the construction of the improvements noted above. At the time, the project was estimated to be completed sometime in the fall of 2020 (it is possible COVID-19 has had an impact on this process).
The project has some benefits that do not involve any other development: improved safety at crossing, improved pedestrian connections, and decreased downtown disturbance from the horns.
But perhaps, the biggest impact of the quite zone has been in making sites near the railroad track more appealing for development, just like City Manager Fisseler noted back in 2017. Since staff presented the improvements in the summer of 2018, seven projects have sought TIF funding (two this month) for developments right next to the tracks (see map below, the quiet zone in blue and the projects in green).
Before we move on, here are some critical caveats to keep in mind with TIF projects:
- A project being funded may not ultimately be completed. Lots of changes can happen between funding and completion (like a pandemic, for example)
- Sometimes completed projects can look different from their initial renderings.
- The information I have gathered here is from what I could find in the meeting packets from past meetings of the TIF board and City Council. It is possible that some details of these projects have changed since those packets were put together.
That being said, these seven projects represent a combined total private investment (not counting any TIF funding) of $93.9 million. They include 22,000 square feet of retail space, at least 709 new parking spaces (not all public), space for six new restaurants, and nearly 500 new hotel rooms. On top of all of this, a developer announced in June of this year intentions to build a set of office towers next to the tracks that might grow higher than the ALICO Building (site in yellow above). We can’t say for certain that these projects have come about because of the quiet zone, but the logic of less noise, more development and the timing of these projects is convincing for me.
Be on the lookout for more TIF-funded public projects like this that encourage economic development in particular parts of downtown.
Other Interesting (to me) Items From the Agenda
- This month’s agenda includes the annual board report for the TIF board. Each city board or commission produces one of these reports each year, and they can be a pretty good starting place for getting to know what that group has been doing and will do in the future.
- One of the best parts of any TIF board packet are the renderings. Below are those for the projects consider this month.
Jeffrey Vitarius has been actively local since early 2017. He lives in Sanger Heights with partner (JD) and his son (Callahan). He helped found Waco Pride Network and now serves as that organization’s treasurer and Pride Planning Chair. Jeffrey works at City Center Waco where he helps keep Downtown Waco clean, safe, and vibrant. He is a member of St. Alban’s Episcopal Church and graduated from Baylor in 2011.
The Act Locally Waco blog publishes posts with a connection to these aspirations for Waco. If you are interested in writing for the Act Locally Waco Blog, please email [email protected]for more information.
By Deneece Ferrales
It is with great regret and sadness that I write this post about the passing of Christian Kelly Aguilar, BSW. Christian was an active member of the Waco community, devoting his time and talents to social justice and equity. A vital member of the gay community, Mr. Aguilar was supportive of his peers and advocated for LGBTQ rights as well as the rights of persons with mental illness, criminal histories, women and children, and the elderly.
Mr. Aguilar completed his BSW degree with honors at Tarleton State University in the Social Work program on the Waco campus in May of 2019. He was scheduled to graduate on August 7 with his MSW. It was during his time in the social work program that I came to know Christian as his teacher, faculty mentor, and finally as a proud colleague and friend. I have enjoyed the privilege of teaching and mentoring many bright students over the past 8 years that have graduated and become valuable professionals in our community. However, I felt compelled to write about Christian because his impact on others and on me was so strong that I believe his contributions deserve public recognition. I first met Christian when he enrolled in the social work program at Tarleton on the MCC campus in the Fall of 2017. Christian immediately showed his leadership ability through becoming an officer of the Waco Student Social Work Association. Through this work, his community work, and his work in the classroom, I got to know an incredibly strong and committed young man. I will always treasure the gift he gave me by allowing me to mentor him.
Perhaps the most memorable thing about Christian was the impact he had on people. To say that he offered support to his colleagues would be an understatement. One of his fellow students, Stefani LeBlanc, stated, “Christian has forever left an imprint in my life. I can only hope that I can take what I have learned from him and be as great as I know he would have been.” Stefani went on to say that “He was a source of support for many in the LGBTQ community. Over and over I have read people’s stories of his unwavering support, even despite his own battles belonging to the (LGBTQ) community.”
He was close to and supportive of his colleagues. His colleagues respected him so much that he became president of SSWA Waco his senior year. He was described by one of his instructors as having an “almost jolly” demeanor, always pleasant in the classroom, showing leadership and an eagerness to learn.
Christian enjoyed academic success completing his BSW program with honors and was chosen to speak at the Social Work Symposium in Memphis, Tennessee where he won 2nd place for his poster presentation. Christian continued his academic success in his MSW program, despite the imposed limitation due to the COVID pandemic, having earned a spot on the Dean’s list for the Fall and Spring semesters with a perfect 4.0. Christian completed field work training at Regent Care Center, a nursing care facility, and with Cenikor, a substance abuse program. At each place he worked, he successfully provided social work services to the organizations’ clientele. Christian was scheduled to graduate on Friday, August 7, with his MSW.
Beyond academic success, Christian had an unwavering commitment to service and to the Waco community. Stefani LeBlanc said of Christian, “He was a man of unwavering service and his legacy in the social work world will continue through those he knew.” Christian used his time and talents to help in the Waco community in numerous ways: raising funds for Angel trees, helping register people to vote, and helping to organize field days for people with developmental disabilities among many other examples. He was an advocate for people who do not have a voice. He attended Advocacy Day at the Texas Legislature two years in a row and organized children’s activities for a Child Welfare Awareness Rally.
Christian was a person of great promise in the Tarleton Social Work Program. When asked to make a statement about Christian, Dr. Darla Beaty said, “Christian Aguilar embodied the values of social work. Specifically, he provided service as the president of the Tarleton Student Social Work Association, leading his colleagues in community projects in Waco for several years. He demonstrated competence and integrity as an excellent student who used his emotional intelligence to bring out the strengths in his fellow students. He highly valued the importance of his relationships with students, professors, and community partners. He treated everyone with respect and dignity and was a fierce advocate for social justice. He made a positive difference in the lives of those of us whose lives he touched”. This is a profound loss of a remarkable soul – for his friends, family, the social work profession, and the Waco community.
If you knew Christian and would like to express your condolences, you may go online to Lakeshore Funeral Home and Cremation Services. Christian’s death was unexpected, so donations through Lakeshore FH will also be accepted by and helpful to the family.
Deneece Ferrales, Ph.D., is a social worker who has been living in Waco for the past 8 years. Though she has only been in the area 8 years, Dr. Ferrales has adopted Waco as her home and loves being a part of the community. Dr. Ferrales received her Ph.D. in Social Work from the University of Texas at Austin. Dr. Ferrales most recently worked as an Assistant Professor at Tarleton State University. Prior to that, Dr. Ferrales was a court-ordered custody evaluator and parent facilitator and CEO of For A Better World in San Antonio, TX. Dr. Ferrales’ primary interests include community organizing and development, HIV/AIDS, women, children and youth, and social policy. Dr. Ferrales is married to Bobby Ferrales and they have an 18 year old who will become a Southwestern Pirate in September 2020.