The Planning Commission voted to recommend that the City Council adopt a revised Historic Square (HSQ) zoning district to implement the recently adopted Independence Square master plan. The commission’s recommendation on UDO amendment number 74 (case 2517503) passed on a 5-1 roll call.

Community Development Director Tom Scannell presented the proposed HSQ district as a special-purpose zoning tool designed to replace the existing HSQ language in the UDO with a more tailored set of standards that align with the master plan’s objectives. Scannell said the HSQ district consolidates uses, development standards and site-design rules into one section so developers and staff can find square-specific regulations in a single place.

Under the proposed HSQ, the square area would be divided into three subdistricts: the Historic Square core (properties immediately surrounding the Truman Courthouse) emphasizing active ground-floor commercial uses with residential above, a Downtown Transition zone allowing a broader mix of commercial, mixed-use and higher-density residential, and a Downtown Neighborhood area aimed at preserving and enhancing existing residences while allowing townhomes and row houses in some locations.

Key elements of the draft zoning language presented include consolidated use tables with by-right, conditional and special-use categories; residential development standards for building types and accessory dwelling units (ADUs) limited to conversions in existing buildings; mixed-use and nonresidential standards addressing building height, facade composition and storefront transparency; incentives allowing a modest height bonus (two additional floors up to six stories) for certain development types; requirements to locate nonresidential parking behind primary facades and, for smaller businesses under 4,000 square feet, elimination of a parking minimum; street and alleyscape standards intended to encourage alley activation; and an open-space provision that would require new development to provide outdoor public space proportional to building square footage.

Commissioners asked whether the HSQ district would prevent certain changes; staff explained the HSQ replaces broad C-2 regulations on the square with district-specific rules and that property owners seeking redevelopment would still need to follow rezoning or site-plan procedures under the HSQ rules. Commissioners discussed whether the district loosens or tightens rules and whether the code should include incentives or tax tools; staff noted the UDO amendment itself does not create tax incentives and that any changes to tax or incentive programs would be separate council-level policy actions.

Following a public-comment period with no speakers for or against, the Planning Commission voted to forward the HSQ UDO amendment to the City Council with a 5-1 recommendation. Commissioners and staff discussed follow-up items: staff will coordinate how lighting, parking and site-plan photometric reviews are handled at the permit stage and will return to the commission or council as appropriate for any code changes related to short-term-rental accessibility or driveway-width standards.