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Zoning Guide

Waco Zoning & Land Use Guide

Editor-verified· 2026-05-24
Last updated: Verified:

Notable local initiatives in Waco

Named ordinances, statutes, and reforms specific to Waco — each linked to an official source you can verify directly.

  1. Waco Zoning Code (Chapter 28 of the Code of Ordinances)

    Waco's zoning is codified in Chapter 28 of the Code of Ordinances and is administered by Planning Services within the Development Services Department. Article IV establishes zoning districts; Chapter 28 also identifies certain districts (M-3 General Commercial, C-1, C-3, C-5) slated for eventual elimination per the City Plan.

    Source · library.municode.com

  2. Waco Comprehensive Plan 2040 ('City Plan')

    The Waco Comprehensive Plan 2040 (branded 'City Plan') is the city's adopted long-range plan, covering land use, transportation, utilities, parks, and neighborhoods. It is the policy document driving Waco's zoning amendments and is published on the City of Waco Development Services website.

    Source · waco-texas.com

  3. Downtown Waco Form-Based Code

    Waco is developing a Form-Based Code for downtown that focuses on building form, street character, and the public realm rather than on traditional use-based districts. Per the published project timeline, final adoption of the Form-Based Code is scheduled for early 2026; it will operate in coordination with the underlying Chapter 28 Zoning Code.

    Source · wacodowntownredevelopment.com

  4. Texas Local Government Code Chapter 211 (state zoning enabling authority)

    Waco's zoning authority derives from Texas Local Government Code Chapter 211 (Municipal Zoning Authority), which requires zoning to be 'in accordance with a comprehensive plan' (the City Plan / Comprehensive Plan 2040) and sets statutory procedures for amendments, Planning Commission action, and Board of Adjustment relief.

    Source · statutes.capitol.texas.gov

Key Zoning Facts

Planning Department
City of Waco Planning Services(254) 750-5640
Building Code Edition
Locally adopted (IBC/IRC based)
ADUs Allowed
Yes
Primary District
SF-1 — Single-Family Residential
Max Height
35 ft

Regulatory Layers That Apply in Waco

Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.

Federal

State — Texas

  • Building Code: No statewide building code (locally adopted)
View Texas zoning overview

County — McLennan County

  • Role: County property records, tax assessment, unincorporated area planning

City / Municipal

The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.

Overlay Districts

  • Brazos River Floodplain Overlay — Portions of Waco along the Brazos and Bosque rivers are subject to FEMA-designated floodplain regulations and local floodplain management standards.

Private Restrictions

  • HOA / CC&Rs common: Yes
  • Check HOA CC&Rs and deed restrictions for additional requirements.

Primary Zoning Districts

SF-1Single-Family Residential
Min Lot
6,000 sq ft
Max Height
35 ft
Front Setback
25 ft
Side Setback
5 ft
Rear Setback
10 ft
MF-1Multi-Family Residential
Min Lot
10,000 sq ft
Max Height
45 ft
Front Setback
25 ft
Side Setback
10 ft
Rear Setback
15 ft
C-1Neighborhood Commercial
Min Lot
N/A
Max Height
35 ft
Front Setback
10 ft
Side Setback
0 ft
Rear Setback
10 ft

ADU Rules in Waco

ADUs:Allowed
Max Size
Verify with planning department
Full ADU rules for Waco →

Permit Costs & Timelines

Permit Costs & Timelines

Specific permit fee schedules for Waco are available from the local planning department. Fees vary based on project type, scope, and valuation.

Check Waco permit fees →

Official Sources

City-specific

City of Wacowaco-texas.comOfficial sourceWaco Planning Serviceswaco-texas.comOfficial sourceWaco Municipal Codelibrary.municode.comOfficial sourceMcLennan County Appraisal Districtmclennancad.orgOfficial source