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The Bristol Historic District Commission regulates development in designated Local Historic District (and on individually-designated properties) to protect the unique physical character, historic fabric and visual identity of the town of Bristol.
Introduction: Bristol’s Historical and Architectural Legacy
Bristol has a remarkable historical and architectural legacy. Its buildings, constructed over a span of three hundred years, represents all periods of American architectural development. Originally laid out in 1680, the downtown grid pattern of four streets running north to south and nine streets running eat to west, ending at Bristol Harbor, remains intact today. The visually rich and varied streetscapes of Bristol reflect its long and proud history of growth as a commercial, industrial, institutional, governmental, and residential center.
While the Federal and Greek Revival styles of architecture predominate, Bristol also has splendid examples of Gothic Revival, Italianate, Romanesque, Queen Anne, Colonial Revival, and vernacular architecture. The sophisticated public buildings and impressive public houses influenced the design of the town’s vernacular buildings. The mixture of houses, churches, school, public buildings, commercial blocks, and factories make Bristol such an extraordinary place.
Preservation of these buildings and their settings is clearly in Bristol’s best interest. Thoughtful and sensitive rehabilitation ruses the community’s infrastructure, strengthens local pride, and conserves the distinctive character and beauty that delights visitors and residents alike.
The Bristol Historic District Commission
A historic district is a special overlay zoning area that preserves and safeguards special areas of historical and architectural value. The Bristol Historic District Commission (BHDC) was created in1987 to protect the town’s developmental patterns and architectural character. Its buildings, structures, sites, settings, and landscapes reflect elements of Bristol’s distinctive history. Chapter 14 of the Bristol Town Code establishes the authority of the HDC to approve or deny proposed exterior work to any property located within the local historic district.
There are 735 properties under the jurisdiction of the Bristol HDC, most within the Bristol Historic District (See LINK for map of District boundaries). Of the 735 properties, 36 structures have been individually designated for HDC review because of their exceptional historical and/or architectural significance (LINK to List).
The Bristol Historic District Commission carries out the provisions of historic district zoning. The Commission consists of seven (7) members appointed by the Town Council to guide construction activity on the district. (LINK? Or list below?) All are town residents with either a personal interest or professional experience in historic preservation and related fields. The Commission meets once a month, typically on the first Thursday of the month. A yearly meeting schedule and applications are available (LINK).
The BHDC reviews proposals for any exterior alteration, new construction, landscaping, repair, removal, or demolition of buildings, structures, or their appurtenances located within the historic district. The Bristol Historic Districts contains residential, commercial, religious, educational, industrial, governmental, transportation, and civic buildings, in addition to other structures and open spaces. Construction dates range from the 18th century to the present day, and architectural styles range from Colonial to Modern.Before starting any exterior work within the historic district, the property owner must file an application and receive the approval of the BHDC. If the BHDC approves the project, they issue a Certificate of Appropriateness. You must have a Certificate of Appropriateness in order to apply for a building permit for exterior work in the historic district. A certificate is required whether or not a building permit is also required.
Overview
The Bristol Historic District Commission (BHDC) acts as a design review body. Its purpose is to review all proposals affecting the exterior of buildings, structures and sites located within a Local Historic District, and to ensure that physical changes are consistent with the property’s individual historic character, and with the character of the district as a whole. The BHDC’s staff helps property owners by providing guidance, information and technical advice.
Chapter 14 of the Town’s Code of Ordinances establishes the authority of the BHDC to approve or deny proposed exterior work to any property located within the Local Historic Districts (or to any individually-designated property), before the work begins.
All repairs, alterations, new construction, demolition and moving of structures must receive a Certificate of Appropriateness from the BHDC; if the BHDC does not approve the work, no building or demolition permit can be issued, and work cannot begin (Note that interior work is NOT subject to BHDC review). Anyone unsure of the regulations can call the BHDC for assistance.
The Certificate is required even if no building permit is needed.
How to Apply for a Certificate of Appropriateness?
Concept Review
Another process, the Concept Review, allows the property owner to discuss general ideas or project plans with the Commission before applying for a Certificate of Appropriateness. The Commission recommends that a concept review be included as part of the initial planning stage of a project. You can contact BHDC staff and fill out an Application for Concept Review. (top)
The Bristol Historic District Commission typically meets on the first Thursday of every month at 7:00 p.m. at Bristol Town Hall, 10 Court Street, Bristol, RI to review pending applications.
Agendas
Recent Meeting Minutes
What are the guidelines for review?
The primary standards used by the Bristol Historic District Commission are the Secretary of the Interior’s Standards for Rehabilitation. The Standards are ten basic principles created by the National Park Service (the Federal agency for historic preservation) to help preserve the distinctive character of a historic building and its site, while allowing for reasonable change to meet new needs.
The Standards apply to historic buildings of all periods, styles, types, materials, and sizes. They apply to both the exterior and the interior of historic buildings. The Standards also encompass related landscape features and the building's site and environment as well as attached, adjacent, or related new construction.
While exterior changes are inevitable, they can be made with respect for the character and integrity of the individual structure and of the district. Each application is reviewed in accordance with the following standards:
- Recognize appropriate use: A property shall be used for its historic purpose or shall have a new use that requires minimal change to the defining characteristics of the building, its site, and its environment.
- Retain historic character: The historic character of a property shall be retained and preserved. The removal of historic materials or alterations of features and spaces that characterize a property shall be avoided.
- Avoid conjecture: Each property shall be recognized as a physical record of its own time, place, and use. Changes that create a false sense of historical development, such as add a conjectural feature or architectural elements from other buildings shall not be undertaken.
- Maintain significant alterations: Most properties change over time; those changes that have acquired significance in their own right shall be retained and preserved.
- Preserve Character-defining features and workmanship: Distinctive features, finishes, and construction techniques are examples of craftsmanship that characterize a historic property shall be preserved.
- Repair before you replace materials: Deteriorated historic features shall be repaired rather than replaced. When the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary physical or pictorial evidence.
- Avoid damaging treatments: Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
- Consider archaeological resources: Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
- Make alterations and additions compatible: New additions, exterior alterations, or related construction shall not destroy historic materials which characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
- Make alterations reversible: New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment shall be unimpaired.
In addition, the HDC has passed a specific, more detailed set of guidelines for Projects under Bristol HDC review, in three sections found in the Guidelines for Rehabilitation, Additions & New Construction document:
Guidelines for Rehabilitation
Guidelines for Additions
Guidelines for New ConstructionThis needs to be taken from the 1987 guidelines and typed into computer (if this does not exist electronically)
There are several federal, state and local financial incentives available to assist property owners doing rehabilitation work on historic properties. These programs are available to property-owners who own properties that are listed on the National or State Registers of Historic Places and/or Bristol’s local historic district.
Rhode Island Historic Preservation and Heritage Commission
The following programs are administered by the Rhode Island Historical Preservation & Heritage Commission. For more information, call RIHPHC at 401.277.2678 or visit their website at www.preservation.ri.govFederal Tax Credit for Income-Producing Properties
A federal 20% income tax credit is available for the certified substantial rehabilitation of historic commercial, industrial, and rental residential buildings (i.e.: depreciable property, used in trade or business or held for the production of income,), not an owner-occupied residence, and listed on the National Register of Historic Places as individual structures or as part of a historic district and certified as being of historic significance to the district.
The incentive is a tax credit taken on the owner’s federal income tax equal to 20% of Qualified Rehabilitation Expenditures. The rehabilitation cost must exceed the adjusted basis of the building and the rehabilitation must be completed within a 24-month period.
Projects must meet the Secretary of the Interior's Standards for Rehabilitation. Final certificates are issued by the National Park Service.Historic Homeowner Tax Credit
A state 20% income tax credit for restoration work on owner-occupied historic houses listed on the National or State Registers of Historic Places. Single-family, two-family, and three-family residences are eligible. If the property has more than three units, restrictions apply. Rental apartments, stores and offices are generally ineligible.
The credit equals 20% of the cost of exterior restoration work (i.e.: for every $2000 you spend, you get $400 back). The maximum credit per year is $2000, and unused credits can be rolled over to future years, so long as the owner continues to live in the house and maintain its historic features.
Most exterior repairs will qualify as long as the work meets the Secretary of the Interior's StandardRhode Island Historical Preservation Loan Fund
The RIHPHC has a low-interest loans for preserving properties listed on the National Register.Rhode Island Historical Preservation Commission Easement Program
There are federal income, state, and gift tax benefits for donating a preservation easement to protect a historic building, archaeological site, or land.
Do all changes require review?
No. Some work such as painting is not reviewed. The Commission only reviews work which affects the exterior appearance of a designated property or its setting. Many minor projects can be approved by BHDC staff through an Administrative Review.
Does the BHDC review interior alterations?
The BDHC reviews only the interior renovations and repairs that change the exterior of the building—for example, the relocation of exterior doors and windows.
Does the BHDC review paint color?
No. Paint color reflects personal taste and does not change the integrity of a structure. The BHDC reviews color only when it is integral to specific building materials (like roof shingles). The Commission can provide advice on period paint colors upon request.
Can I sandblast my building?
No. Sandblasting is extremely damaging to wood and brick surfaces and will not be approved. The BHDC can advise about gentler cleaning methods.
Can I replace the windows?
Generally, original window sashes can be repaired and retained. If the sash must be replaced, the replacement should match the historic sash in size, operation, materials, configuration, number of lights, and detail. Window manufacturers offer a wide variety of factory-made windows appropriate for historic buildings.
Can I make changes to exterior siding?
The exterior siding must conform with the structure’s historic materials, textures, and appearance. Vinyl, aluminum, or other modern composition sidings are not appropriate for historic buildings. These artificial sidings can substantially alter the appearance of a building and can obliterate or hide details such as window and door surrounds, brackets, moldings, and other elements.
Can I save money when fixing up my building?
Yes! The Rhode Island Historical Preservation & Heritage Commission offers several programs to help you preserve your historic building. Contact the Commission by phone at 401-222-2678, or access their website, http://www.preservation.ri.gov. (LINK to Financial Incentives/Assistance)
Rhode Island Historical Preservation & Heritage Commission (RIHP&HC): The Commission is the state agency for historical preservation and heritage programs. The Commission operates a statewide historical preservation program that identifies and protects historic buildings, districts, structures, and archaeological sites. The Commission also develops and carries out programs to document and celebrate the rich cultural heritage of Rhode Island's people. This site can answer some of your questions about historic buildings, preservation, archaeology, and heritage programs in the State of Rhode Island. http://www.preservation.ri.gov
Preservation Rhode Island: Preserve RI is a non-profit organization with a mission to protect Rhode Island's historic structures and unique places for present and future generations. They have information useful to historic property owners. http://www.preserveri.org
National Trust for Historic Preservation: The Trust is a non-profit organization that supports historic preservation across the country. They have a great deal of information for historic property owners. http://www.preservationnation.org
