Frequently Asked Questions related to Historic Preservation
To be considered historic, a property is typically at least 50 years old and appears much as it did when it was originally constructed. If it would be unrecognizable to its original owners, it has probably lost most of its architectural integrity.
In order to be designated historic, the property must be affiliated with an important event, be associated with an important person, reflect a unique style of architecture or design, or be associated with a pre-historic (archaeological) site. Resources can include famous houses, cemeteries or burial sites, battlefields, and barns, to name just a few.
The Independence Heritage Commission is a citizen board of nine members appointed by the City Council. Two of the nine members are representatives of the Truman Presidential Library and the Truman National Historic Site run by the National Park Service. Members must either live or work in Independence and can serve no more than two, three-year terms. The Commission is responsible for reviewing proposed exterior alterations to local, historically designated sites. They also make recommendations to the Planning Commission and City Council regarding community preservation issues and local designations and work to promote public outreach and education. Meetings are held at 6:00 p.m. on the first Tuesday of each month in City Hall.
Nominations for designation of historic properties or districts can be initiated by the property owner or by a group, such as a neighborhood or business district. Nominations can also be submitted by a member of the Heritage Commission, the City Council, or any other person or organization with the consent of the owners of at least 51% of the affected parcels in the proposed district. Once nominated, the designation is considered as a recommendation by the Heritage Commission, Planning Commission, and finally is approved or denied by the City Council.
Local designation typically takes 90-120 days from the submittal of the nomination form to final consideration by the City Council. If recommended for approval, the Council votes in favor of the nomination through two readings of an ordinance. Once approved, a historic overlay designation is added to the City's zoning map.
Yes. Designation does not prohibit additions to historic properties or new construction. By reviewing major exterior changes to historic properties, the Heritage Commission ensures that alterations retain the character of a property while meeting the modern-day needs of residents and owners. Design review also maintains traditional streetscape features such as mature trees, scale, and building orientation.
Any project that involves a significant exterior alteration, whether or not it requires a building permit, needs review and approval by the Heritage Commission. Examples of projects requiring review include:
- Additions to existing buildings
- New construction-garages, outbuildings, porches, decks
- New fencing
- Enclosure or removal of porches
- Changes in exterior building materials (i.e. roofing, siding, windows)
- Removal of historic exterior trim pieces and chimneys
- Installation of new driveways, sidewalks, or retaining walls
- Removal of mature trees
- Installation of new replacement windows and door treatments
- Projects that require re-location or demolition of any building
Contact the Community Development Department, Historic Preservation Staff at 816-325-7419 if you are unsure about whether your project will require review.
No. Interior work and routine outdoor maintenance such as painting, caulking, weather stripping, rotted wood repair with wood, and landscaping (except removal of mature trees) does not require review.
The Heritage Commission has prepared an approval matrix and design guidelines for all historically designated properties to aid property owners in planning for improvements. Contact the Preservation Staff or go on-line for a copy of the matrix and the design guidelines. City staff can also provide technical assistance and access to many publications that can assist property owners in project planning.
Project approval is requested by submittal of an application for a Certificate of Appropriateness (COA) to the Preservation Division. Applications are available at the Building Permits Counter, 2nd floor, City Hall, 111 E. Maple or by going online. In order to expedite review of your COA application, please be sure and include: photographs, a description of work, design and material specifications, and in some cases scaled drawings (for construction projects only).
A Certificate of Appropriateness (COA) can be approved administratively when making in-kind repairs or replacement of significant features, often within the same day. However, when COA application review requires Commission approval, it could take up to 45 days. The Commission meets on the first Tuesday of the month and all public hearings require posting of meeting notices fifteen days prior to the meeting. As a result, early submittal of your application during the project planning process is essential to expediting your review request.
Yes. If a Certificate of Appropriateness (COA) is denied by the Commission, you will have an opportunity to revise your proposal, using direction provided by the Commission. You may also apply for a Certificate of Economic Hardship if the Commission's denial has deprived you of reasonable economic return on your property. The Commission's denial of either a Certificate of Appropriateness or COA for Economic Hardship can be appealed to the City Council if there is new evidence to support your application.
Yes. Public comment is encouraged. Property owners in a proposed historic or conservation district will be notified that their property is being considered for designation. Affected property owners or members of the public may submit comments in writing or attend any of the public meetings to participate in the process.
Locally designated properties and districts are better protected from unmanaged change. This protection is similar to that provided by home owner's associations (HOAs). Nationally, property values stabilize and typically increase as a result of local historic designation and the added protection it brings. Additionally, neighborhood residents have an opportunity for public input during the design review process.
Properties listed on the National Register of Historic Places may also qualify for state or federal (income-producing properties only) tax credits. These tax credits are available for rehabilitation work done on eligible historic properties. Contact Preservation Staff at 816-325-7419 for more details.
No. Unique features of the architecture are most likely what drew you to the area when you first purchased your historic property. Protection of such features as mature trees, quality craftsmanship, superior materials and design, and walkable streets is the intent of the designation.
No. The City does not require any changes or upgrades to a property based upon its historic status. For example, a property owner with a house with vinyl windows installed before designation will not be required to replace it with wood windows that were an original design feature of the house. Restoration is encouraged but never required.
Independence has one local Historic District, the Harry S Truman Heritage District, and a National Historic Landmark District, which were first established in 1973. Additionally, there are 22 properties listed on the National Register of Historic Places and 27 individual buildings that have been recognized as local Historic Landmarks
Listing on the Local Register of Historic Places means that the City of Independence has recognized that property as being significant at a local, regional, state, or nation level. Local designation is the highest form of protection that can be bestowed on a historic property as all major exterior improvements require design review either by City staff or by the Heritage Commission. Similar to a Home Owner's Association (HOA), this review ensures that a minimum standard is followed to protect the look and feel of that historic property. The design review process provides a level of protection against inappropriate and irreversible alterations, additions, and demolition. In exchange for review, property owners can benefit from stabilization of their property values, and tend to see an increase over un-designated areas. The City does not mandate any changes or upgrades to a property based upon its historic designation.
Listing in the National Register of Historic Places means that the federal government recognizes the property for its architectural or historical affiliations also at a local, state, or national level. However, the National Register holds properties to a higher standard in that they must retail a significant level of integrity in order to be honored. National Register designation is merely honorary and requires no design review at the local, state, or federal level. Designation also provides no protection from inappropriate alterations or even demolition.
Contact the Historic Preservation Division at 816-325-7419 or via email at wshay@indepmo.org.