Independence - "Really?"

When I observed the location of one of the new “Independence – Real People – Real Progress” billboards on 24-Highway, it seem fitting and actually says a lot about our actual progress here in the historic area of town.  It’s adjacent to an unkept lot with overgrown vegetation and code violations, adjacent to the oversized and prominent high-voltage lines that traverse in front of the Truman Library and dissect a National Historic Landmark District, adjacent to a used vehicle lot where vehicles are displayed on grass and gravel, across from the scrap metal dealer where stolen copper lines and bronze artwork end up, a corridor where about 40 businesses have abandon property, and a once prominent corridor that moved wagon trains towards the west that now handles migrant vagrants traveling east from KC.  It’s a street that KC has prominently named “Independence Avenue” but locals here call it by its State Highway 2-digit number.  And to top it off, the PR campaign that brought us this billboard was financed with public funds from our Heritage Tourism budget.  Yes, that’s right, this billboard at this location does send a message.

Signs of End Times

Luke 21:25 – “And there shall be signs ……”  and here they are!  St. Mary’s Catholic has begun marketing their property with these large 2-sided commercial signs.  Three of these signs are prominently posted on three of their four corners of the city block that makes up their church and school buildings embedded in our historic neighborhood.  Not sure if only some or all of their property and buildings are for sale.  Last year, they announced they were closing only their school.  Most churches like to maintain ownership of the property around them for the potential of future expansion or, in at least one case here in the neighborhood, for “self-defense.”  Good luck St. Mary’s.  It was a great 160-year run.  And maybe posting this blog and photo will assist in marketing the project.

Historic First for the Truman Neighborhood

Razor Wire!  Yes, that is right.  The introduction of this architectural element is a first for the Truman National Historic Landmark District, thus making history.  I missed the unveiling ceremony at the First Baptist Church.  It’s my understanding that razor wire and even barbed wire (which they have also) are not legal in residential areas.  The adjacent neighbors have quite a view from the backs of their lots and not to mention that this is what church members see as they enter their building through their main entrance.

NSP - No Schedule Provided

As yet another construction season is passing, we wait again for a sign that the City’s chosen developer, Builders Development Corporation, has access to a calendar.  Three properties sit vacant, boarded-up, and deteriorating here in the Truman National Historic Landmark District shown above (417 W. Farmer, 423 N. Pleasant, and 419 N. Pleasant) with the promise from City Hall that they will be restored to preservation standards for owner-occupied single-family residential.  This activity was funded through a federal program, NSP – Neighborhood Stabilization Program, intended to put foreclosed and abandon houses back on the market.  417 W. Farmer currently sits with an active extension cord running over the front sidewalk.  It had been the source of 8 code complaints in the last 2½ years.  423 N. Pleasant sits with huge holes in the roof and was the source of 17 code complaint over the last 10 years.  419 N. Pleasant was acquired by the City 3 years ago with the plan for its eventual restoration.  It has been the source of 15 code complaints over the last 7 years.   Imagine living adjacent to all three of these properties while trying to apply for a refinance or rehabilitation loan on your property and convincing the bank that this neighborhood is worth investing in.  Our First District Councilperson doesn’t have to image being close to these properties since they are visible from her front porch.  And the Mayor lives about a block away.  As the City routinely goes into debt to fund projects in the Little Blue Valley, we are told to be patience while the irreplaceable rots and drags down the adjacent blocks representing a significant part of the heart of the historic district.  It was also the area of concern when the Missouri Alliance for Historic Preservation listed the Truman NHLD on their Top Ten List of most endangered landmarks.  That was over five years ago.  It’s ironic that a federally funded program intended to bring up the value of neighborhood blocks is, instead, making the situation worse in a federally designated historic district.  Is this what the city calls “Real Progress?”

Stakeholders Losing Their Grip

The National Historic Preservation Act of 1966 passed by the US Congress requires that all federal agencies, including HUD, take into account the effects of projects that include their involvement, funding, permits, and/or approvals on historic properties.  The historic preservation review process is mandated by Section 106 and provides valuable opportunities for all stakeholders to play a part in the planning of those projects.  If adverse effects to historic properties are determined, then there is a formal mitigation process agreed upon by all parties and usually results in making these important projects a better fit into their historic built environments; win-win situations.  Property owners who have voluntarily agreed to have their exterior improvements under the control of the city’s Heritage Commission deserve to be included in the early discussions and planning stages of adjacent properties.  It’s good community planning, it builds neighborhood/public support, leads to more successful projects and neighborhoods, and can encourage the expansion of our local historic districts and programs.  Successful communities that are proud of their history and place value on their historic resources understand this and use it as a tool for community betterment.  And then there is the City of Independence.  Recently, two publicly funded projects, Heritage House Apartments and Palmer Senior Housing, were planned and designed without the input of major stakeholders and neighbors directly affected by them.  Meetings and decisions were made behind closed doors.  Official votes of the City Council were conducted without even allowing opportunities for open public comments.  Heritage House is an 11-story, 166-unit, low-income housing complex that includes Section 8 housing assistance.  Neighborhood meetings were promised, then that promise was broken.  For Palmer, a neighborhood meeting was conducted, but only after the design was finalized while never bothering to contact two churches during the planning/design phases whose parking facilities will be impacted.  Palmer is the school building abandon by the Independence School district that was contaminated with toxic mold after their failed attempt to restore and occupy the space.  While City Hall makes strict judgments and mandates on the property owners for the tiniest level of detail within the small local historic district while ignoring their concerns on big picture items, they should not be surprised to witness little support for the expansion of our historic preservation program and the incremental disinvestment of our historic housing stock.  We have multiple examples of where projects that have disregarded historic preservation interests have eventually failed.  And as the city starts a campaign making proclamations that we have “Real People,” they need to understand that people have real opinions and can provide valuable input when given the opportunities, especially people who are taking risks in investing with their own money, without government subsidies, in our community’s historic neighborhoods.  “Real Progress” occurs when all stakeholders participate in the preservation and revitalizations of their neighborhoods and are included in the planning of these large publicly funded projects by out-of-town developers.  Otherwise, the current trends will continue to drive owner-occupied investments and young families away from the heart of Independence. 

Maple Street goes HD - "High Density"

This morning, the Missouri Housing Development Commission (MHDC) had their annual meeting in Columbia, Missouri.  On the agenda is a list of new projects getting public subsidies for affordable housing throughout the state, including the proposed 41-unit Palmer Senior housing in the heart of the Truman National Historic Landmark District.  Also on the agenda is a review of past projects on the “Watch List” that have not been managed properly.  Ironically, one of those projects is Cohen-Esrey’s Maple Avenue Apartments, a 64-unit rental development right next door to the proposed Palmer housing development.  MHDC's official report states there has been a “decline in economic conditions causing increased skips and evictions for non payment of rent. Management is offering incentives to attract residents. Staff inspected the property in October 2012 and found the physical condition, marketing techniques, and overall management of the property needing improvement.”  This once celebrated and award-winning project that had overwhelming public support from the very beginning is now lowering its standards for property management and maintenance and in selecting renters.  Neighbors on Maple Street are also noticing the difference.  What was once full-time staff is now only part-time. Even upholstered furniture has been left out on the sidewalk for weeks.  The executives from Cohen-Esrey, an Overland Park based property management corporation, probably don’t get out this way very often. So why would MHDC approve another development right next door to the Maple Avenue project?  Won’t the economic conditions noted on Maple Avenue in the MHDC report challenge and negatively impact the Palmer project?  Do officials in Jefferson City connect the dots?  Is this the normal business cycle for these for-profit corporations as they get into the last half of their housing contracts?  The MHDC report fails to mention the most important fact concerning the Maple Avenue project.  It’s happens to be located in the most important residential neighborhood in the State of Missouri.  And Maple Street is a prominent pedestrian corridor that links the Truman Home National Historic Site with the Square.  As Maple Street goes "HD", stay tuned to the reality programing and drama to come.

Pier Review of Hiram Young History

It appears that Kansas City has adopted Hiram Young as one of the top ten most influential historical figures for the pioneer trails history of this region and beyond.  An image of Hiram Young has been prominently placed in marble and concrete at one of ten bridge piers alongside images and interpretive information of Jim Bridger, Kit Carson, Alexander Majors, and others on the new bridge over the Blue River adjacent to Red Bridge in South KC.  The site was the river crossing for the wagon trains heading west and is now adjacent to a City Park and golf course.  This innovative historical presentation has led to upgrades in infrastructure (roadways & bridges), improved public safety, biking & walking trails, and community pride touted by city employees, politicians, and citizens.  “This Red Bridge is so important in our district that it can’t be understated,” Councilman Scott Taylor said. “It’s not only an improvement for commuters but for joggers and bikers. As we attract new families to Kansas City, this is one of the amenities that families are looking for.”  Patrick Klein, Director of Capital Projects, stated “This bridge has had more public input than any bridge in the city.”  Community-minded folks saw the potential for a big infrastructure improvement to negatively impact an adjacent nationally designated resource so all the stake holders got together and created something special.  The improvements actually enhance the history of the site and make it more assessable to the public.  There are huge lessons to be learned here, especially for Independence.  The first lesson is that our history is not an obstacle to progress but a tool for progress.  Our history can enrich our development and redevelopment of housing, retail, infrastructure, and recreation while integrating a valuable dimension to our community assets.  No other community has the tools that we have here in Independence for community improvement.  The second lesson is that we need to keep the history communities engaged in discussions early in projects and not after decisions and directions are already determined.  It’s called “City Planning” not “City Reaction.”  We should be flattered that other adjacent communities see Independence history as an asset to the presentation of their stories.  It’s time for us to jump on the covered wagon and get with the program.  Our history is our biggest asset.  Every project in Independence should be reviewed with respect to its impact on not just our local history but this important national and international history.  And every project should be evaluated as if it would be reported in the New York Times.