HPC Permit Review Process

Historic Photo
Copyright: Lee’s Summit Historical Society

Certificate of Appropriateness and Certificate of No Effect

The city’s Department of Planning and Development staff performs design review for exterior changes to properties listed in the Lee’s Summit local historic overlay districts to:

• Insure that investment in a historic area will be protected
• Protect historic buildings from misguided remodeling
• Protect the historic building or property from inappropriate additions
• Protect the relocation of historic buildings
• Protect the historic area from inappropriate new construction
• Protect the historic buildings from demolition
• Insure the proper signage for commercial establishments
• Insure that appropriate parking areas are provided for commercial development

 A Certificate of Appropriateness is required for:

• Building rehabilitation
• Building restoration
• Building renovation
• Building additions
• Building reconstruction
• Building relocation
• Building demolition
• Building signs
• New construction

The liaison to the Historic Preservation Commission will review your project to determine if it is eligible for a Certificate of No Effect (CNE) or if the project will require a Certificate of Appropriateness (COA). All projects are required to follow the city’s Design Guidelines Manual pertaining to the local district(s) in which the project is located. To provide technical assistance for applicants regarding building projects, the Department of Planning and Development maintains walk-in hours from 8 AM to 5 PM Monday through Friday.

Permit Review Process
Certificate of Appropriateness (COA):

Step 1 – Pre-application meeting is scheduled, applicant brings appropriate documents.
Step 2 – Staff reviews site plans, building elevations and details plus supporting documents and visits the site.
Step 3 – Staff determines appropriate process (COA or CNE).
Step 4 – Staff informs applicant of appropriate process and provides plan/document comments to the applicant with appropriate application forms.
Step 5 – Applicant revises plans and documents, if necessary.
Step 6 – Monday – Applicant submits completed application by noon deadline.
Step 7 – Tuesday – Staff reviews application documents for completeness and reviews the site.
Step 8 – Wed.-Fri. – Staff writes COA report for HPC agenda; public notice sign(s) is prepared by staff.
Step 9 – Wednesday – Agenda is mailed to the Historic Preservation Commission.
Step 10 – Wednesday – Applicant posts sign(s) on site.
Step 11 – Monday – Public meeting is held by the Historic Preservation Commission.
Step 12 – Tues.-Thurs. – Staff prepares a written report to the applicant stating reasons why a recommendation has been made. If approved, staff prepares a Certificate of Appropriateness.
Step 13 – Friday – Applicant receives the Certificate of Appropriateness (COA). The COA must be posted on the premises. The applicant must provide three copies of plan documents for stamped approval. An approved Certificate of Appropriateness is valid for one year from the date of the Certificate issued.
Applicants must bring two copies of plan documents approved by the Historic Preservation Commission to the Codes Administration office to file a building permit, when required.
Prior to submitting completed applications and appropriate plans for the public meeting, we encourage applicants to review them with adjacent neighbors as well as the neighborhood association in with the project is located.Note: Applicant may file an appeal with the City Council if the applicant does not agree with the decision of the Historic Preservation Commission.

Certificate of No Effect (CNE):

Step 1 – Pre-application meeting is scheduled, applicant brings appropriate documents.
Step 2 – Staff reviews site plans, building elevations and details plus supporting documents and visits the site.
Step 3 – Staff determines appropriate process (COA or CNE).
Step 4 – Staff informs applicant of appropriate process and provides plan/document comments to the applicant with appropriate application forms.
Step 5 – Applicant revises plans/documents, if necessary.
Step 6 – Monday – Applicant submits completed application by noon deadline.
Step 7 – Tuesday – Staff reviews application documents for completeness and reviews site.
Step 8 – Wed.-Thur. – Staff prepares written recommendation of approval, modification or denial.
Step 9 – Friday – HPC Chair approves recommendation, requires modifications or denies application.

Staff issues a Certificate of No Effect(CNE) with or without modifications. The Applicant must provide three copies of plan documents for stamped approval. The CNE must be posted on the premises. An approved CNE is valid for one year from the date of the Certificate issued. Applicants must bring two copies of plan documents approved by the HPC to the Codes Administration office to file for a building permit, when required.

If the Certificate of No Effect is not issued, a Certificate of Appropriateness shall be required.