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1. What is the Cottage City Historic District (CCHD)?

The Cottage City Historic District is a local historic district established by a two-thirds vote at an annual town meeting and provided for under Massachusetts General Laws, Chapter 40c. Oak Bluffs is one of some 200 towns in the state with at least 1 local historic district. A 7 member Cottage City Historic District Commission is responsible for its operation.

2. What do the CCHDC rules require of a property owner?

The CCHDC by-law requires that property owners within the district boundaries apply for a Certificate of Appropriateness, Non-applicability or Hardship from the commission if they plan to change the style or materials of an exterior architectural feature that is visible from a public way.

3. Do I need to get a certificate to repair or maintain my home as it is?

No, provided the style and materials do not change, or the change is not visible from any public way. For example, replacing old asphalt roof shingles with new ones would not require a certificate from the commission. Homeowners should check with the Town Building Official to see if the work requires a building permit.

The replacement of porch flooring would not require a certificate if the new material and style (matched wood boards, for example) were the same as the old. However, a certificate would be required to change wood porch posts to fiberglass. In addition, decorative elements like turned posts, balusters, brackets or other details may not be removed without first obtaining a certificate from the commission. For more information, call the Building Official at 508-693-3554, ext. 122.

4. If my home is not Victorian and I want to build an addition, must it be in the Victorian style?

No. While this style predominates in much of the district, other building styles including craftsman, shingle, and vernacular (no particular style) can be found as in the district as well. The CCHDC by-law is not intended to falsely Victorianize buildings of alternate style. It may, however, seek to ensure that any addition to a non-Victorian home be compatible with the original structure in such details as roof type and pitch, fenestration (windows), mass and siding.

5. Does the by-law cover just homes?

The CCHDC by-law covers all structures within the district, including garages and sheds.

6. Does the by-law cover changes to the interior of my house?

The CCHDC has no jurisdiction over what a property owner does on the inside of a building within the CCHD.

7. Will the CCHDC tell me what color to paint my house?

No. Under the by-law that is purely the owner's choice. However, if the property owner desires it, the CCHDC can provide information on what colors are historically accurate.

8. Does the by-law cover landscaping?

The CCHDC by-law does not cover plantings. It does, however, cover walks, decks, walls and other structures above ground level.

9. How do members of the Commission decide on what's "appropriate?" Are they acting on their personal opinions? What makes them qualified to do this?

In fact, issues of appropriateness are considered in light of the district's architectural guidelines, which were written by a licensed architect and promulgated at public hearings prior to the district's creation. These are also available on the website and at Town Hall. In addition, the commission gives great weight to documentary evidence such as period photographs, surviving architectural details and published histories of the town. The by-law also provides appointing preference to at least 1 licensed architect. View the architectural guidelines online (PDF).

10. Instead of applying for a Certificate, and going to a meeting, can the chairman or a member of the commission give me verbal approval?

No. That would be a violation of the by-law. All deliberations and decisions of the Commission must be conducted at a legally advertised public meeting.

11. How does the CCHDC application process relate to getting a building permit?

Both the by-law and relevant section of the Massachusetts General Laws stipulate that no building permit can be issued by the town before a certificate has been issued by the CCHDC. On the other hand, some activities exempt under the CCHDC by-law may still require a building permit from the town. Be sure to check with the Town Building Official. For more information, call the Building Official at 508-693-3554, ext. 122.