Lights dancing atop the entrance of the Hippodrome guided my path to the Cultivate 7Twelve storefront swarmed with chatting, huddled groups. Smiling faces waved me through the threshold into a stunning scene of artisanal colors, textures, and compositions. The Cultivate 7Twelve gallery features artwork that is rotated monthly to showcase the talent of many local artists.
The gallery also provides a retail space for artists to sell items such as stickers, pins, hair clips, and other stationary accessories. These images caught my attention first, begging me to read each hilarious tagline and design. I thought of friends and family who would absolutely adore these pieces, noting to shop here when the holiday season arrives. Alongside the stickers and journals, there are second hand clothing racks, various jewelry designs, and stacks of art prints.
The artwork on display for the celebration of 175 years highlighted some of the most illustrious, memorable landmarks in Waco. There were Lego recreations of the ALICO Building and Suspension Bridge, paintings of popular features throughout the area, and live music to accompany it all.
As I traveled around to each piece, feasting on my cheese, crackers, and wine, my breath was snatched by a depiction of the eclipse over Waco in April of this year. The large, black canvas held the sun’s corona dancing through glitter and golden specs of the darkened universe. It was gorgeous.
I was floored by the talent featured throughout the gallery, failing to wipe the smile from my face at every frame . Local artists undeniably know how to capture the radiant beauty of Waco. If interested in purchasing artwork from Cultivate 7Twelve, visit the location at 712 Austin Avenue, Waco, TX 76701.
Elizabeth Riley hails from Tennessee and is a senior double majoring in English and Professional Writing & Rhetoric at Baylor University. She works as a Transcription Assistant at the Baylor University Institute for Oral History and is President of the Baylor Ice Girls for the 2024-2025 season.
by Elizabeth Riley
A century after the venue’s first screening, viewers of the Waco Independent Film Festival made their way to the Hippodrome Theater in the heart of Waco. Despite the soaring temperatures of late July, the 5 p.m. showing of Breakup Season, written and directed by H. Nelson Tracey, was packed with a buzzing audience prepared to follow a couple traveling to Oregon for the holiday season. This is the eighth year of the Waco Film Festival, which has played a key role in facilitating and promoting the arts in Waco. Films, projects, and awards are presented at iconic locations across the Waco area, including the Hippodrome Theater, Cultivate 7Twelve, and Texas Music Cafe.
While spaces like the Hippodrome have been outfitted with the technology for screening these select films, hiccups occurred this year due to the aging venue and nationwide disturbances in the Windows cloud. However, these technological disruptions did not hinder the spirit of the viewers. Inside the Hippodrome, families introduced themselves to each other in the aisles of the theater, college students conducted interviews in the lobby, and important figures dashed between rooms with lanyards dangling from their necks.
From my seat, I could feel the respect and excitement flitting between individuals in the crowd. When I discovered that the director and lead actor were in the building, I quickly joined in the greater crowd’s anticipation. Although Wacoans are experiencing a scorching summer, this film transported its viewers to a chilled Oregon December, where they witnessed the tumultuous collision of relationship troubles and family traumas. The atmospheric dichotomy between Waco and Breakup Season paralleled that of an independent film festival taking place in a century-old vaudeville theater decorated with beige stucco and gold accents. As the house lights dimmed, all attention focused intently on the glowing scene, melting away the heat and history surrounding us.
The leading actor, Chandler Riggs—famously known for his role in The Walking Dead—expanded on the relatability of the movie in a post-showing Q&A, describing it as a mid-twenties coming-of-age story. Director H. Nelson Tracey captured the volatile, unpredictable growth of individuals and relationships in the years following college graduation. Rather than writing blatant humor into the script, Tracey allowed the audience to lightly interact with the dark, unsettling moments.
Everyone in the audience could relate to some portion of this film, as we all are either experiencing these moments, have experienced them, or will experience them soon. As a result, laughing at the hard parts became easier together. By the time the show concluded, the sun was still baking the city of Waco, leaving the chilled air conditioning and Oregon December a recently cherished memory.
by: Debrah Wright
Waco, Texas, known for its vibrant community and historic charm, has recently experienced a wave of small businesses closing their doors, leaving locals saddened and concerned about the economic impact on the city. It’s disheartening to witness these closures, prompting a crucial moment of reflection to explore the closures of iconic establishments—Sironia, Bicycle World, Fuzzy’s and O-I—and delve into the broader implications for the local business landscape. This serves as a reminder that the success of our small businesses hinges on the support of our community.
Sironia: A 20-Year Legacy Comes to an End
After more than two decades of serving the Waco community, Sironia, a beloved local boutique, recently announced its closure. This charming store, known for its unique gifts, home decor, and boutique clothing, had become a staple for residents and visitors alike.
Sironia’s closure raises questions about the challenges small businesses face in the ever-evolving retail landscape. Factors such as increased online shopping, rising operating costs, and changing consumer preferences contribute to the struggles many local businesses encounter.
Bicycle World’s Abrupt Exit from Downtown Waco
In a surprising turn of events, Bicycle World, a longstanding fixture in downtown Waco, closed its doors abruptly. This departure left cycling enthusiasts and locals puzzled, as the shop had been a go-to destination for bike sales, repairs, and community events.
The sudden closure of Bicycle World highlights the unpredictable nature of the business environment. Economic downturns, unforeseen challenges, or shifts in consumer behavior can force businesses to make tough decisions quickly. It also underscores the importance of adaptability and resilience for small businesses in today’s dynamic market.
Mike Copeland’s Insights: Fuzzy’s Future and O-I Closure Fallout
Mike Copeland’s recent column sheds light on various business developments in Waco, including the closure of O-I Glass, one of the most prominent glass bottle manufacturers around the globe, is shutting down its Waco facility after 79 years of service. This impending closure caused a lay off of an approximate 300 employees. Owens-Illinois Glass, a global glass bottle manufacturing leader, is closing its Waco facility. Copeland explores the potential ripple effects of O-I’s closure on the local economy, touching on issues such as job loss and the impact on nearby businesses.
This article also shares that Both Waco-area Fuzzy’s Taco Shop restaurants, including the location in Downtown and Hewitt Drive have closed. Both area locations have now closed, including the Baylor student frequented on University Parks Drive that often seemed so lively, with patrons spilling onto the patio.
The interconnectedness of local businesses becomes apparent in the wake of closures like Fuzzy’s and now Bicycle World. Small businesses often rely on each other for support and foot traffic, creating a delicate ecosystem. Understanding and addressing the challenges faced by individual businesses can be crucial in preserving the overall health of the local economy.
Looking Forward: Challenges and Opportunities
While the closures of Sironia, Bicycle World, Fuzzy’s and O-I may paint a challenging picture for Waco’s small business community, it’s essential to recognize the opportunities for growth and revitalization. Initiatives such as community support, strategic partnerships, and adapting to changing consumer preferences can play a vital role in fostering a resilient local business landscape.
Small businesses are the heartbeat of our community, contributing directly to our local economy. They are more than just storefronts; they are the livelihoods of the people they employ and the families they sustain. It becomes particularly challenging when a multitude of factors stack against our small business owners.
As Waco navigates these shifts, community members, local leaders, and business owners must collaborate to address the underlying issues and work towards creating an environment where small businesses can thrive. The stories serve as reminders of the resilience required to weather the storms of the business world, ultimately shaping the future of Waco’s entrepreneurial spirit.
Let’s challenge the narrative and be the change we want to see in Waco. Small businesses are the backbone of our community, giving back in numerous ways. Now, more than ever, it’s crucial to rally behind our small business leaders. Be the Waco you envision, and let’s show our support.
With temperatures soaring and the mercury reaching 100 degrees, The Salvation Army is taking measures to ensure the safety and well-being of those in need of respite. In response to the extreme heat conditions, The Salvation Army Cooling Station will be open and available to the public from noon until the temperatures lower each day.
The Cooling Station, located at 300 Webster in downtown Waco will serve as a refuge for individuals seeking relief from the scorching heat. The facility will operate during peak heat hours and provide a comfortable environment for residents to cool down and protect themselves from the potential risks associated with high temperatures.
Equipped with air conditioning and ample seating, the Cooling Station offers a safe space where residents can escape the heat and find relief. The facility will remain open during the heatwave, ensuring residents can access a cool and comfortable space when needed. In addition to an air-conditioned environment, The Salvation Army Cooling Station will provide access to clean drinking water. Hydration is crucial during extreme heat, and the station will have water available to help residents stay hydrated and prevent heat-related illnesses.
Major James Taylor urges those who need it to take advantage of the Cooling Station’s services during this period of extreme heat. “The well-being of our community is our top priority,” said Major Taylor. “We encourage anyone, especially the elderly and individuals with no other location to cool off, to use the Cooling Station and stay cool and hydrated during these weather conditions.”
Residents are advised to dress comfortably, wear loose-fitting clothing, and bring any necessary personal items they may require during their stay at the Cooling Station. It is also recommended to check on vulnerable neighbors and loved ones, particularly those more susceptible to heat-related illnesses.
Regular updates on the Cooling Station’s operations will be provided through official channels, including social media platforms and local news outlets.
By Ferrell Foster
My post the other day about The Silos brought to my attention a 2014 Waco Tribune-Herald story by J.B. Smith about those now famous silos. (Thank you, Ashley Bean Thornton.)
It seems that seven years ago this month there was some real uncertainty about the silos’ paint job, or lack of one. The Waco Downtown Development Corp. had originally given the go ahead for the Chip and Joanna Gaines project but with the understanding that the silos would be painted.
That rebuke of rust went to the Tax Increment Financing Zone board in October 2014. Chip (may I be so familiar) was not giving up on his rust. He told the board the silos “are impeccable and fashionable and interesting as they are,” the Trib reported.
The TIF board punted the aesthetic question back to the DDC, which led to a tour of the site guided by Waco’s First Couple (that being the Gaineses). DDC Chair Willard Still was skeptical going in. An hour later, he was convinced.
“We believe their plan will be a substantial improvement that the community will embrace,” the Trib reported Still saying. “They have a very sensible plan, and we embraced it.
“I have to give credit to Joanna Gaines. She has good taste, and that’s a proven product.”
Truer words have not been said. If Joanna walked into my home and said, “Ferrell, your favorite reading chair has got to go,” I would hesitate big time. She might reply, “I know you love that chair, but what if we got you a new chair that is better for your back, is loved by readers everywhere, and will make your study look like the most wonderful place in the world.” I would buckle quickly; it would be Joanna talking.
There are some people in town who are not big fans of the downtown boom fueled by Magnolia, but I’m not one of them. Not all development is good, but this one, I think, has been good for Waco.
We might wonder what would have happened if a paint job had been required and the Gaineses had pulled out the paint sprayers or hired professionals. We will never know, but I’m sticking with Joanne when it comes to good taste. She is the one-woman show (sorry Chip) that almost single-handedled revived the popularity of shiplap.
I’m thankful for the Gaineses and The Silos this Thanksgiving season. Just imagine this: What if they had done their thing in Austin or Temple or Hillsboro? We would be so jealous, and jealousy is not good for the soul. So may we all have a very Magnolia Thanksgiving — full of good taste all around, and I’m not just talking about style.
Ferrell Foster is senior specialist for care and communication with Prosper Waco.
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 Ferrell Foster.
(During these last few weeks of December we will be reprising the Top 10 Most Opened Blog Posts for 2018 from the Act Locally Waco blog. I couldn’t possibly pick my favorites – so I used the simple (cop out?) approach of pulling up the 10 blog posts that got the most “opens” according to our Google Analytics. It is an intriguing collection that gives at least a little insight into the interests and concerns of Act Locally Waco readers. I hope this “Top 10” idea inspires you to go back and re-read your personal favorites. There have been so many terrific ones… If you would like to see the Top 10 according to Google Analytics, here’s the link: Top 10 Most Opened Blog Posts of 2018. Merry Christmas! — ABT)
By Jaja Chen
I often hear people ask (and personally wonder) why downtown Waco does not have its own organic grocery store.
In 2016, I attended a Baylor Continuing Ed course called “Waco 101.” In that course I learned that these stores invest in locations with higher density of downtown populations than we have right now. Ashley Bean Thornton, one of our instructors who hosted the course, challenged us near the end of class to fully invest in downtown, including through our finances. To care for and support downtown means to choose to spend time, energy, and money downtown.
We left that course with a challenge to see how we could move from just wishing Waco would develop into the place we would like to live in into making the changes we hoped to see.
Since the course, my husband and I have officially moved downtown. Five years ago, we would have never considered living downtown. But here we are – all in – as we move to the next step in caring for our downtown by seeking to launch our business – Waco Cha. Waco Cha has been on our hearts and is an overflow of our desire to build community and hospitality in our city. We are excited to start our tea stand later this month at the Waco Downtown Farmer’s Market! Be on the lookout for the newest kids on the block!
“Cha” is the Chinese word for “tea.” At Waco Cha that you will find authentic Taiwanese-inspired tea drinks such as classic bubble milk tea made from local milk, passion fruit green tea, amongst other fruit tea flavors. Dairy free options will also be available. Eventually we hope to start selling dumplings, Chinese-inspired rice bowls, and other side dishes.
What started out as a few ideas to better our community has grown into an upcoming business launch.
I leave you with the same challenge Ashley left us at the end of Waco 101 – What are ways YOU can spend more time, energy, or money towards advancing the causes of downtown Waco?
Is it through having date nights downtown on a First Friday? Or supporting our local farmers and vendors at the farmer’s market? Or perhaps even moving downtown like we did? And to my fellow entrepreneurs – perhaps taking that step in seeing what comes next in order to launch your creative ideas?
How do we – collectively – make Waco into the city we desire it to be? Join us in being downtown dwellers.
Jaja Chen is a social worker/private practice therapist by day at Enrichment Training & Counseling Solutions. Her hobbies include making kombucha, practicing yoga, and helping to market Waco Cha. Chef Devin Li is an engineering teacher by day and a self-taught chef, entrepreneur, and the creative mind behind Waco Cha. More about Waco Cha can be found on Facebook https://www.facebook.com/WacoCha1/ and Waco Cha’s Instagram page here https://www.instagram.com/waco_cha/
By Rolando Rodriguez Soto
(This post is part of an on-going series about Downtown Waco. In a sense, Downtown is “everybody’s neighborhood.” In this series of blog posts we hope to contribute to the on-going conversation in Waco about what it takes to have a great downtown, and what we want for our own “Wacotown.” To see all the posts in this series, click here: Downtown Waco. – ABT)
I may not be able to say that I am a Waco native, but I have lived in Waco since I was two years old. Downtown to me has always been just place with the ALICO and where my parents went if they needed to go to a city office.
Just recently I spent a little time paging through a book called, A Pictorial History of Waco. The pictures in the “pictorial history” show a lively city with an animated downtown, full of energy. When I compare those pictures to the downtown I grew up in, I’ll admit it evokes a little melancholy. What happened? Why did downtown Waco decline?
At the turn of the 20th century, Waco was one of the largest cities in Texas, and one of the fastest growing. “Cotton was king,” as the saying goes, and Waco was one the largest cotton markets in this country.
After the depression hit in 1929, the cotton market suffered in Waco. On top of that, the area experienced four years of the worst drought it had ever had. Then, after World War I, manufacturers found they could import cheaper cotton from South America. The market for Waco cotton plummeted. It wasn’t until a new military presence came into Waco after World War II that Waco truly pulled out of the depression.
Despite these setbacks, however, Waco maintained a vibrant, working downtown through the 1930’s and 40’s. Don Davis, a fifth-generation native Wacoan and executive director of the Historic Waco Foundation, recounted some of his memories of downtown Waco in the early 50s to me. Davis remembers going into shops, bakeries, and restaurants, going to his barber, and visiting his father’s office – all downtown.
“Growing up in Waco, I remember when downtown was very vibrant with lots of stores and lots of people,” Davis said. “Austin Ave was our main drag, and in junior high, we went up and down the street. It was exciting times.”
In 1953, a devastating tornado ripped through Waco. It was part of a 33-tornado outbreak that affected 10 different U.S. states. It struck Waco on May 11, 1953. Nearly 600 people were injured and 114 died; it is still considered the deadliest tornado in U.S. history. The twister demolished hundreds of houses and structures, and wiped out a significant portion of downtown Waco.
In the 50s and early 60s, businesses began moving out of the downtown area into new shopping centers. The first mall was the Westview Shopping Center on Valley Mills Dr. The Lake Air Mall (which is now Target) was soon to follow. With major retailers like Sears leaving downtown, Waco’s city center became abandoned.
The city attempted several times to reverse the trend, but they all ultimately failed. For example, the city closed Austin Ave to cars to create a walking, outdoor mall with canopies and trees. People still wouldn’t come to downtown. Merchants complained because they were losing business without people driving along Austin Ave. By the 70’s and 80’s the once bustling downtown Waco felt like a ghost town.
Then something good began to happen. In the early 2000s development efforts started to gain some traction. River Square Center, which currently has Spice Village, Trojan’s, Ninfa’s and other businesses and restaurants, came to life… people started moving downtown and building loft apartments. These new downtown residents needed businesses and services. Most recently McLane Stadium and the Magnolia Market have lured thousands of visitors downtown.
Mr. Davis welcomes the new developments in downtown, and he pointed out one of the best parts of the revitalization is that many of the older buildings are being saved while blending in more contemporary developments. This maintains the history and character of downtown.
Eric Ames, author of Images of America: Waco, also values the slow progress of the recent developments. He believes a measured pace ensures that the new businesses are finding a needed market in downtown as well as maintaining the historic value of Waco.
“We do have a large amount of buildings and features downtown that have been around since the late 19th century,” Ames said. “You have to be careful about changing them too much. Once you take away the historic value, you can’t get it back. “
Ames went on to say that these buildings and features in Waco help tell the stories. If everything in downtown looked new, you would lose that connection to how downtown has evolved from the vibrant era to the tornado to the failed revitalization attempts and finally to the hopeful present.
I went to high school at A. J. Moore Academy (now Indian Spring Middle School), and unlike Mr. Davis’s stories of spending his high school days hanging out on Austin Avenue, I never ventured the few blocks into downtown. Since becoming a Baylor student, however, downtown has become more of a destination.
We are moving in the right direction. The potential is there. Our best days might not be the days pictured in “The Pictorial History of Downtown Waco, ” they might be the ones just ahead of us!
Rolando Rodriguez Soto was raised in Waco, TX, and he is currently attending Baylor University with plans to graduate in December 2016 with a Bachelor of Arts in Professional Writing & Rhetoric. After graduation, he hopes to work in Waco in the nonprofit sector to help realize the full potential of Waco. His long term goals include hopefully creating and publishing creative work whether that is a novel, short story or even a television show.
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.
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By Rolando Rodriguez Soto
(This post is part of an on-going series about Downtown Waco. In a sense, Downtown is “everybody’s neighborhood.” In this series of blog posts we hope to contribute to the on-going conversation in Waco about what it takes to have a great downtown, and what we want for our own “Wacotown.” To see all the posts in this series, click here: Downtown Waco. – ABT)
Many people in Waco have begun to forgo suburban homes and apartments for a unique place in Waco we are beginning to rediscover. They have found a place that offers historical value, a lively environment and an opportunity to be a part of a new trend in downtown living. What’s it like to be a part of that trend in Waco?
I spoke with four professionals in the Waco community. They have not only found home in downtown, but also have committed their careers to take action in Waco for the benefit of the city and the great people in it.
Jorge Delgado
Jorge Delgado grew up in south Texas and graduated from Baylor University in 2002. He is currently working with the Salvation Army to help people that are homeless, low-income families and veterans. He grew up in a county heavily populated with welfare dependent families, so he has a good understanding of how to connect with people who have fallen victim to circumstance.
After graduating from Baylor, Delgado lived in Lacy Lakeview outside of Waco for six years. Once new developments such as apartments and restaurants starting appearing in downtown, and with his job only a few blocks away, he decided to make the move. He has lived in Tinsley Place for almost three years now.
“When I graduated from Baylor, it [downtown]was still in its infancy stage,” Delgado said. “Now, when Baylor has homecoming, my former Baylor colleagues come into town, and they say, ‘This is not the same Baylor. This is not the same Waco.’”
Delgado attributes downtown’s growth to McLane Stadium and Magnolia Market. However, he fears this new need to maintain a positive image could affect nonprofits and the citizens that these nonprofits serve.
“My fear is that, with all of this growing and expanding, that the focus shifts away from trying to help lower income folks get the resources they need,” Delgado said. “For example, in downtown you have the Salvation Army, Caritas, My Brother’s Keeper, and Mission Waco,” Delgado said. “My biggest fear is that they try to push those organizations out …this is where all of those people know to come.”
Eric Martin
Eric Martin was raised in Michigan. His educational and professional career has allowed him to visit a wide range of places including Colorado for undergraduate school, San Diego for his PhD, and his first job as a researcher in the London. He moved to Waco when he was hired as an assistant professor in Baylor’s Great Texts Program.
Martin has been living in Waco for three years in an old fourplex building near Washington and 18th. With his work so close and his dedication to transit by bicycle, his daily routine revolves around downtown Waco.
“I commute between home and Baylor University along Austin Ave and 8th Street,” Martin said. “I frequent restaurants and cafes in East Waco on Elm, in North Waco near 15th Street, and of course in downtown. I love being near the Brazos River and Cameron Park.”
He noted two major issues with downtown that limit the ability for downtown Waco to truly become a livable and sustainable area—a grocery store and infrastructure for pedestrians and cyclists.
“It’s pretty crazy that we need to get on an interstate highway, or cross Valley Mills Dr. on a bicycle just to buy groceries,” Martin said. “If downtown is going to be a pleasant place to be rather than just a place to drive through, we need some investment in basics like sidewalks and bike lanes because car traffic speeds are pretty high along Franklin or Washington Avenues.”
Liz Ligawa
Liz Ligawa lived in Waco and in the surrounding area before graduating from Baylor. She has her Master’s degree in divinity and social work. She currently works at Prosper Waco as the Director of community engagement.
A few months ago, Ligawa moved into an individual condo near the Waco Central Library on Austin Ave, across the street from the Prosper Waco office.
She said living in downtown, surrounded by business and commerce and a variety of people reminds her of the city experience she had in Atlanta. “It’s interesting to see different types of people from all walks of life with lots of interesting stories to tell,” she says.
Ligawa was never interested in a cookie cutter lifestyle. She was more drawn into a space with personality and variety. She fears that because downtown is growing so fast, it may all start to look too similar.
“Downtown needs to slow down to bring in diversity with a more intentional approach”, Ligawa says. “If you want to go far you have to go slow with more Wacoans insight. It needs a good mix,” she continued.
Unlike Eric Martin, Ligawa doesn’t see a great need for a grocery store in downtown just yet, because there are other places in Waco that need one before downtown. Instead, Waco resources should be put into creating a more walkable space, getting more residents and businesses in the area and creating a diverse space for people of all different age groups rather than one demographic.
Ligawa’s main priority for downtown would be creating more sitting areas in downtown. “There needs to be physical investments to encourage people to hang out with sitting areas that invite people to be together outdoors”, Ligawa says.
Cuevas Peacock
Cuevas Peacock hails from Port Arthur, Texas. His work with AmeriCorps and City Center Waco led him to downtown Waco where he currently lives in a loft in the Austin Arms building.
He is planning on moving out of the Austin Arms soon because of planned renovations, and he is considering the Waco High Lofts because he wants to stay in the downtown area.
Peacock originally moved into downtown because it is affordable in comparison to living in Austin. He enjoys the energy of the people and attractions in the urban environment, and he wanted to be a part of the movement that is pushing new developments in downtown.
Similar to Jorge Delgado and Eric Martin, Peacock said downtown needs a grocery store. More importantly, however, as each person mentioned before him, downtown needs more sidewalks to encourage people to walk around.
“Downtown needs more ‘placemaking’ items,” Peacock said. “For example, there is a street in downtown Dallas and when you look to the left, there is a big eyeball, just looking at you. Waco needs things like that to make walking in downtown Waco more interesting.”
Walking from Austin Arms to the downtown hub is empty and “a big ugly,” Peacock said. Waco needs ways to connect the various areas of downtown with “placemaking” items or initiatives.
Conclusion
I am graduating from Baylor this weekend, so I will soon be in a place where I can start searching for a place that will become my first home where I can cultivate my career and adulthood.
Through these conversations, I got a broader understanding of what it means to live in downtown. Downtown isn’t perfect yet, but that isn’t the point. Downtown is a great central environment with potential to become amazing in a few years. It only takes people like Jorge, Eric, Liz and Cuevas that are willing to make the first step.
When I asked what advice they would give to someone considering living in downtown, Cuevas said it best. “Do it.”
Rolando Rodriguez Soto was raised in Waco, TX, and he is currently attending Baylor University with plans to graduate in December 2016 with a Bachelor of Arts in Professional Writing & Rhetoric. After graduation, he hopes to work in Waco in the nonprofit sector to help realize the full potential of Waco. His long term goals include hopefully creating and publishing creative work whether that is a novel, short story or even a television show.
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 Ashley Bean Thornton
(Have you ever been a part of a conversation where you just nodded and pretended you knew what was going on, when really you had no idea what people were talking about? If you do this long enough, you eventually get to the point that it’s embarrassing to ask, and you just make peace with stumbling along in ignorance. I know this from personal experience! For example, even though I think of myself as a fairly well informed citizen of Waco there are still some basic things about how the city works that I only vaguely understand. And – even though it probably only takes 5 minutes to Google it – I just never get around to it.
Assuming that I’m not the only one out there with this particular character flaw, Act Locally Waco is starting a blog series called “Waco 101.” The idea will be to use a blog post every now and then to explain some aspect of how the city works – maybe some term or process you read about in the paper all the time, but don’t really understand. It’s for those of us who want to be informed citizens, but are just too dang busy (or lazy!) to look stuff up. Do you have ideas for topics for this series? If so, send me an email at [email protected] and we’ll try to find someone to write about it. No one needs to know it was you who asked! Thanks! — ABT)
If you have ever read an article in the Trib about downtown Waco, you have probably come across the acronym “TIF,” as in…
- “$35 million TIF Grant to Baylor Stadium Project is right for downtown development”
- “Waco’s TIF Fund grows, building hope downtown,”
Or, most recently…
…but, what the heck is “TIF?”
The acronym “TIF” stands for “Tax Increment Financing.”
Tax Increment Financing (TIF) is a way for the city to encourage development in an economically distressed area by investing tax revenues. The basic idea is that there are certain areas in the city that would be beneficial to develop, but, to be frank, they are in such bad shape that it is difficult to entice investors to take the plunge. To help with this dilemma, the City of Waco can encourage investment by agreeing to pay some of the cost of the development. But, where would the money come from to do that you ask? Enter TIF!
The basic concept of TIF is that a distressed property has a certain original value that generates some amount of tax dollars. After it is renovated, it will have a new, higher value that will generate more tax dollars. This difference in the amount of taxes paid is the “increment” in Tax Increment Financing. The Tax Increment Financing model uses this projected increment to finance improvement projects.
Here’s how it works:
The city identifies a particular area that is economically distressed, but has potential for profitable development. This area is designated as a “TIF zone” for up to forty years. For example, in 1982 the City of Waco established “Reinvestment Zone #1,” which includes part of downtown and a large part of the river front (map). That area is designated a TIF zone until 2022.
Taxes collected the year the TIF zone was established are considered the “baseline” taxes for the zone. The Taxing entities (in our case, the City, McLennan County, McLennan Community College and WISD) agree that, for the length of the TIF agreement, they will take only that baseline amount each year. Any taxes collected above that baseline will be put into a fund to be reinvested in the TIF zone. This difference between the baseline taxes and the actual taxes collected is the “increment.”
TIF funds can be used for variety improvements: affordable housing, transit facilities, demolishing a building, or preserving the façade of a building, among others. (Here’s the link to the city’s TIF Guidelines.)
Developers who are interested in investing in the TIF zone can ask for TIF funding to help with eligible parts of their projects. This reduces the developer’s expenses and helps encourage renovation in the zone. When the renovation is complete, the property is more valuable, which results in higher property taxes, which replenishes the TIF fund.
Developers who are interested in receiving this kind of funding start the process by checking with the City Manager’s office to see what parts, if any, of their projects are eligible for TIF funding. If some parts are eligible, the developer may submit an application for formal consideration of funding.
Eligible funding requests are presented to the Board of Directors for the TIF zone. The Board of Directors is appointed by the taxing entities. There are eight members on each TIF board in Waco: one each appointed by Waco ISD, McLennan County, and McLennan Community College and five appointed by the Waco City Council. This board reviews the proposal and makes a recommendation to the City Council as to whether or not to accept the proposal.
If the City Council does accept the proposal, the city enters into a contract with the developer to reimburse the agreed upon TIF-eligible work.
This reimbursement might happen in any one of several ways, for example:
- The developer might pay the cost of the approved improvement, and then be reimbursed over time from the increased tax revenues, or…
- The city might pay for the improvement directly out of the existing TIF funds, or…
- the improvement might be paid for by the sale of a bond, that would then be repaid over time out of the tax increments.
This model of funding has been used to help incentivize all kinds of downtown Waco development projects from the MLK Pedestrian/Bike Trail, to the American Football Coaches Association parking lot to – more famously – parts of the McLane Stadium project and The Magnolia Silos project. The most recent big TIF commitment is for the “Brazos Promenade” riverfront development scheduled to break ground in 2017.
Clearly this model of funding has had a huge impact on Waco especially in downtown. It will be interesting to see what the future holds between now and 2022 when TIF zone #1 reverts back to the regular tax rolls!
This Act Locally Waco blog post is by Ashley Bean Thornton, she works at Baylor, helps out with Act locally Waco, and facilitates the Waco Foundational Employment Network which is a part of Prosper Waco. She likes to walk and doesn’t mind at all if you honk and wave when you see her.
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 Rolando Rodriguez Soto
(This post is part of an on-going series about Downtown Waco. In a sense, Downtown is “everybody’s neighborhood.” In this series of blog posts we hope to contribute to the on-going conversation in Waco about what it takes to have a great downtown, and what we want for our own “Wacotown.” To see all the posts in this series, click here: Downtown Waco. – ABT)
The goal for revitalizing Downtown Waco is to create an all-inclusive downtown area that encourages people of all ages to visit on a regular basis. One particularly important demographic is the millennial generation, roughly defined as those who graduated from high school in the year 2000 or later. This group includes college students and young professionals.
I met with several young professionals and college students who were raised in Waco to hear what they wanted from downtown. I focused on native Wacoans to get the perspective of people who have been exposed to downtown before and after the recent growth in downtown development.
Unsurprisingly, different people want and need different things from downtown – different things motivate them to make the trip to Waco’s city center. Some prefer a quiet place to study, some want to relax during the day with family, while others prefer a fun environment that can last all night.
Creating a livable downtown will mean establishing a balanced environment that appeals to a variety of personalities and accommodates different schedules. For example, Anthony Albiter and Angeli Mondragon put a high priority on daytime activities they can enjoy with their families. Richard Fuentes and Leonor Campos, on the other hand, crave more nightlife with music and entertainment.
Anthony was raised in the north Waco area. He received his associate’s degree at McLennan Community College, and he is currently a bank teller. Even though he attended high school at A. J. Moore Academy (now Indian Spring Middle School), he did not necessarily experience most of downtown until recently.
“Downtown would benefit from having more hangout spots besides bars because some people don’t really enjoy bars,” Albiter said. “Or having a plaza so families can go enjoy a nice walk.”
Angeli was raised in the south Waco area near downtown. She now lives in the Sanger Heights neighborhood and has two children—one 2 year old and one 10 month old. She values the walkability of downtown because she has to travel with a toddler and a baby.
“I usually go to downtown for food or Spice Village,” Angeli says. “I’d probably go more often if there were more things for me do with the kids. I would love if there was a festival for toddlers or a place like My Little Play Palace in downtown to tire out the kids, so I can go shopping afterwards.”
Both Anthony and Angeli mentioned that having opportunities like the Waco Wonderland, Cameron Park and the food trucks are great, and there could still be more regular activities during the day for a family to enjoy.
In contrast, to Anthony and Angeli’s familial perspective, Richard and Leonor are more attracted to a downtown area with a dynamic nightlife.
Richard Fuentes
Richard grew up in the North Waco neighborhood, and he currently attends Baylor University. He particularly enjoys First Fridays when businesses stay open late during the first Friday of every month. Fuentes often goes with friends to grab a drink at a bar in downtown.
“I would like to see more shops and restaurants open for business, especially during the night,” Fuentes said. “An ideal downtown Waco would be a place where you can go during a night out and enjoy the whole night with lights illuminating downtown to give people the option to walk boundlessly almost like a mini city within Waco.”
Leonor was raised in Lacy Lakeview near Waco, and she currently lives near the downtown area. She values the historic and art aspects of downtown as well as the opportunity for live music and entertainment.
Leonor Campos
“Downtown is slowly getting better with festivals and activities because each year they realize what didn’t work and what activities are getting more popular,” Campos said. “Before there were only club style bars, and now we are starting to have more live music.”
For Teresa Soto and Josh Arias it is not the businesses or restaurants offered during the day nor the bars or clubs open during the night that drew them from Hewitt to downtown — it was Pokémon Go.
“Before Pokemon Go, I wouldn’t go to downtown,” Teresa says. “Pokemon Go brought me to downtown, which made me more comfortable going because before I didn’t see it as a safe place.”
Now after experiencing downtown, Teresa sees downtown as a nice place with food trucks, historic buildings, great restaurants, and people, so now she goes every other weekend. Her suggestion for improvement? Make downtown more pet friendly with pet parks, and businesses and restaurants that allow pets.
For Josh, living in Hewitt means he really needs a reason to go into downtown. The food trucks and Cameron Park are great reasons to go, but downtown still needs something more to really encourage people.
“There should be more festivals and block parties with music for the community,” Josh says. “I would also love old school gaming arcades.”
Yesenia Lares-Martinez
Yesenia Lares-Martinez lived in Waco during her four years of high school until she moved to Austin to attend the University of Texas, but she returns to Waco regularly to visit friends. She offers an interesting perspective because she has been exposed to the downtown areas in both Austin and Waco.
“There is definitely more diversity and things to do in downtown Austin,” Lares-Martinez said. “I feel like in downtown Waco, it’s just one street that caters more to Baylor students and the middle and upper-middle class. There should be more clubs and bars catered to different identity groups.”
These Waco millennials seem most interested in developing a lively downtown area that has entertainment and activities throughout the day and night. Millennials and their wishes, however, are only part of the picture… what about high profile office buildings? Apartments and lofts? Easily accessible parking? Or stores that carry daily essentials such as groceries and supplies?
What is it that you want from Downtown Waco? Leave a comment below. I would love to hear what you have to say.
Rolando Rodriguez Soto was raised in Waco, TX, and he is currently attending Baylor University with plans to graduate in December 2016 with a Bachelor of Arts in Professional Writing & Rhetoric. After graduation, he hopes to work in Waco in the nonprofit sector to help realize the full potential of Waco. His long term goals include hopefully creating and publishing creative work whether that is a novel, short story or even a television show.
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.