It is hereby declared as a matter of public policy that the recognition, preservation, enhancement, and continued use of buildings, structures, sites, and areas within the Historic District defined in this chapter having historical, architectural, cultural, or design significance are required in the interest of the economic prosperity, cultural enrichment, health, and general welfare of the community.

The purposes of this article are to:

The Historic District Commission shall adopt and amend regulations for the administration of the Historic District.

The Historic District Commission shall be responsible for the administration of this article and regulations within the Historic District.

The Historic District Commission shall review all applications for permits for construction, alteration, removal, or demolition within the Historic District.

Such powers of review shall be limited to those considerations which will have an impact on the character and integrity of the district.

The Historic District Commission may consult with other boards and officers of the Town, or with historical, cultural, or educational groups, or persons to reach a decision.[1]

The Historic District Commission shall have the power to accept and use gifts, grants, or contributions for the exercise of its functions.

Regulated activities. It is unlawful for any person to construct, alter, move, or demolish any building, structure, or improvement which lies within the Historic District without first obtaining a certificate of approval from the Historic District Commission.

Historic Commission review. For the purpose of this article, the following activities shall be reviewed by the Historic District Commission and as detailed in the Historic District Commission Regulations:

Ordinary maintenance and repair. Ordinary maintenance and repair of any architectural feature which does not involve removal or a change in design, dimensions, materials, or outer appearance of such features.

Painting or repainting of buildings or structures.

Application. An application, on forms established by the Historic District Commission, shall be submitted to the Historic District Commission for review and approval of any work to be performed within the Historic District of the Town of Bedford.

Fees. The applicant shall be required to pay an application fee and legal notice fee as established by the Historic District Commission.

Project description. The application shall include a narrative description of the project and graphic materials of sufficient clarity and detail to give the Commission a clear and certain understanding of the applicant's intention regarding the work contemplated and its consistency with the Historic District Ordinance and regulations.

Application documents. The applicant shall supply site plans, building plans, elevations, perspective sketches, photographs, building material samples, or other information reasonably required by the Commission to make its determination of approval or disapproval.

Review by additional Town officials. In reviewing the application package, the Commission may request reports and recommendations regarding the feasibility of the applicant's proposal from the Planning Board, Fire Chief, Building Code Official, Health Officer, and other administrative officials who may possess information concerning the impact of the proposal on the Historic District.

Hearing The Historic District Commission shall conduct a hearing on all applications, providing notice as required by law to each abutting property owner and the general public.

Approval. The Commission shall issue a certificate of approval or notice of disapproval within 10 calendar days of the date of the final hearing unless the applicant shall agree to an extension in writing.

Historical, architectural, or cultural value. The historical, architectural, or cultural value of the subject building(s), structure(s), or landscape(s), and their relationship and contribution to the setting.

Compatibility. The compatibility of the exterior design, arrangement of elements, texture, and materials proposed to be used in relationship to existing buildings or structures and their settings.

Scale and size. The scale and general size of new construction in relation to existing surroundings with consideration of such factors as height, width, street frontage, number of stories, roof type, facade openings, and architectural detail.

Other factors. Other factors, including yards, off-street parking, screening, fencing, entrance drives, sidewalks, signs, lights, and/or landscaping which might effect the character of any buildings or structures within the district and similar factors which related to the setting for such structure or grouping of structures.

Project impact. Impact that the applicant's proposal will have on the setting and the extent which it will preserve and enhance the historical, architectural, and cultural qualities of the district and community.

Compatible use. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, site, and its environment, or to use a property for its originally intended purpose.

Historical preservation. The distinguishing original qualities or character of a building, structure, site and its environment shall not be destroyed. The removal or alteration of any historical material or distinctive architectural features should be avoided when possible.[1]

Alterations. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

Appropriate changes. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, site, and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.

Stylistic features and examples of skilled craftsmanship. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.

Restoration vs. replacement.

Cleaning. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sand blasting and other cleaning methods that will damage the historical building material shall not be undertaken.

Preservation of archaeological resources. Every reasonable effort shall be made to protect and preserve archaeological resources affected by or adjacent to any project.

Contemporary design. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment.

Additions or alterations. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were removed in the future, the essential form and integrity of the original structure would be unimpaired.

Demolition or relocation of buildings or other structures.

No regulated activities shall occur without first receiving a certificate of approval from the Historic District Commission.

Modifications of approved application

The exterior work of the approved application must be completed within two years after the issuance of the certificate of approval. "Exterior work" is defined as construction of the building, painting, landscaping, driveways, and retaining walls.

Failure to complete the exterior work within two years, or receive an extension of time from the Historic District Commission, shall result in enforcement by the Zoning Administrator of § 275-87, Violations and penalties, of this chapter.