Agenda Number: HDC 15-27
Meeting Date: December 17, 2015
REPORT TO THE HISTORIC DISTRICT COMMISSION
SUBJECT: 375 College Street – Request for a Certificate
of Appropriateness for exterior alterations (painting brick)
INTRODUCTION: Wendy and Warren Thompson are
requesting a Certificate of Appropriateness (CoA) to paint
their exterior red brick veneer house, built in 1959, a gray
color (Sherwin Williams “Worldly Gray SW 7043”). The
applicants have provided a color sample, which will be
available for review at the meeting. Prior to making this
CoA request, the applicants, failing to realize the location
and purview of the Historic District, began painting their
house in October 2015. Currently, approximately 70% of
the house is painted. The applicant was cited to court in
November 2015 for undertaking exterior improvements in
the Historic District prior to obtaining a CoA, but the court
date has been set for February 2016 to allow the HDC time
to consider the matter.
ISSUE: The Town’s Historic District Design Guidelines
discourages the painting of existing, unpainted masonry,
although some exceptions apply. The subject property,
located on the south side of College Street, between Cooper
Street and Kelsey Street, is approximately 0.78 acres
(34,281 sq. ft.) in size. This portion of College Street
contains a mix of older and newer homes with many of the
older homes built between the late 1940’s and the late
1950’s. Many new homes have been built the last twenty
years, including several in the Cooper-College Subdivision
to the northeast. The subject property contains a 1½-story,
Ranch/Minimal Traditional-style residence with Colonial
Revival influences estimated to have been built in 1959.
EXHIBITS
1. Photos of 375 College Street (before painting)
2. Applicant’s cover letter (11/18/2015)
3. HDC #05-05 Staff Report and Meeting
Minutes (7/21/05)
4. NPS Preservation Brief #1: The Cleaning and
Waterproof Coating of Masonry Buildings,
National Park Service (printed 7/9/10)
5. HDC #10-10 Staff Report and Meeting
Minutes (7/15/10)
6. Collierville Residential Architectural Style
Examples from Historic District Design
Guidelines
7. Photographs from applicant of other painted
structures within and around the local Historic
Overlay (11/18/2015)
8. Photographs of the 375 College Street
showing it partially pained (11/18/2015)
9. Table summarizing staff’s responses to
Exhibit 7
10. Complaint/summons # 2993
11. Letter from restoration contractor
(11/30/2015)
KEY QUESITONS: The HDC may find the following
questions helpful in deciding whether or not to grant a
Certificate of Appropriateness to paint the exterior brick of
the subject property:
1. Has the HDC seen a request to paint this house
before? Yes. The subject property has been reviewed
by the HDC several times for the purpose of obtaining a
CoA for repainting it. The first request came in 2005,
when the HDC considered a request by previous
owners for a CoA for series of exterior alterations for 375 College Street, including a new fence, front
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patio, a paved pathway, and painting the building’s exterior, including the brick veneer (HDC #05-05). The
painting of the brick veneer was raised as an issue and that portion of the application was ultimately
deferred by the previous homeowners at the HDC meeting (see Exhibit #3). The second request came in
2010, when the HDC considered a request by more recent previous owners to paint the exterior of the
house, including the brick veneer, at 375 College Street (HDC #10-10). The HDC did not grant a CoA for
the repainting. The applicant’s cover letter and attached photographs note that several structures in the
Historic District have utilized painted masonry (See Exhibits #7 and #9). Each application to the HDC
should be based upon the evidence provided, and the HDC is not bound by previous decisions related to
the property. For example, this application includes the opinion of a restoration contractor (Exhibit 11).
2. Is it inappropriate to paint the brick on a historic building? Generally, yes. The Design Guidelines, as
well as professional best practices for historic preservation (Secretary of Interior), state that painting
unpainted brick on historic structures is inappropriate. Excluding other use of painted brick in the district,
in instances when such a request arises, the HDC should weigh heavily the long-term impacts to the
historic resource and district, which is their ultimate charge. Although arguably aesthetically pleasing to
paint brick, aesthetics alone are not the charge of the HDC. Paint, and the techniques to remove paint, can
be very damaging to brick, and compromise the resource (see Exhibit #s 4 and 11).
3. Have other brick structures in the local Historic District been painted? Yes. There are approximately
sixteen (16) painted primary brick structures in the Historic District (see Exhibit 9), excluding modern
infill. This figure includes historically painted brick structures, as well as those that were painted prior to
the establishment of the Historic District in 1989 and those painted after 1989 with HDC approval. There is
one house on Cooper Street (111) that was painted in 2002; however, there is no documentation regarding
whether or not it received a CoA from the HDC.
4. What potentially makes painting this house appropriate compared to other historic homes? It is
acknowledged that there are exceptions to this prevailing “best practice,” and examples of such
expectations and use of painted brick on structures in the historic district can readily be found. Such
examples include:
x buildings over 50 years old that have clearly been painted (northeast corner of Cooper and College St);
x new infill construction (Cooper Street); and
x in cases of mismatched brick on additions. The Brunson Residence (261 College Street), for example,
was approved by the HDC on June 21, 2007, due to the difficulty the property owners had matching the
historic brick veneer with contemporary brick proposed for an addition.
5. Is the paint that has already been applied to the house removable? Yes. There are several methods for
removing paint from brick structures. The most accepted method is through chemical cleaning, in which a
chemical paint cleaner formulated for masonry is applied and then removed via a low pressure wash
(equivalent to a garden hose). Testing should be done before application to ensure the cleaning process will
not damage the brick and an experienced cleaning contractor should be used to ensure the lowest
probability of damage resulting from human error.
If the HDC determines that the proposed request is appropriate based on the use of painted brick to date in
the district and that the request is generally consistent with the Design Guidelines, staff has suggested an
example motion and conditions of approval, as this would constitute the minimum necessary to remain
consistent with the Design Guidelines and facilitate future restorations of this 1959 structure.
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HISTORIC DISTRICT GUIDELINES: The Historic District Design Guidelines identify Ranch and Minimal
Traditional style architecture as two of the nine common architectural styles found in Collierville’s Historic
District (see Exhibit #6). The following guidelines (italicized) are applicable to the proposed request:
From Chapter 1 (D) (5) (“Owning Property in the Historic District, Guidelines for Proper Maintenance, Historic
Materials Preservation”):
ƒ
Generally leave unpainted masonry unpainted. (p.22).
From Chapter 2 (C) (5) (c) (“Guidelines for Residential Buildings, Restoration, Paint and Colors”):
ƒ
The painting of brick is inappropriate unless it is mismatched or so deteriorated that it can not
withstand weather. If painting is necessary, original natural color should be used. (p.46).
As noted above, the Historic District Design Guidelines discourages the painting of unpainted masonry.
Furthermore, the National Park Service’s Preservation Brief #1 states “…waterproof coatings, which include
elastomeric paints, should almost never be applied above grade to historic masonry buildings.” This is because
while:
“…waterproof coatings usually do not cause problems as long as they exclude all water from
the masonry. If water does enter the wall from the ground or from the inside of a building, the
coating can intensify the damage because the water will not be able to escape. During cold
weather this water in the wall can freeze causing serious mechanical disruption, such as
spalling.
In addition, the water eventually will get out by the path of least resistance. If this path is toward
the interior, damage to interior finishes can result; if it is toward the exterior, it can lead to
damage to the masonry caused by built-up water pressure.” (p.15 of Exhibit #4).
The HDC will want to consider if the brick is mismatched (see Exhibit #1) or deteriorated to the point that the
masonry can not withstand weather (per the exception noted for painting unpainted brick included in Chapter 2
of the Guidelines).
Color Choice: If painting is necessary, the Design Guidelines recommend that the “original natural color” be
used, which in this case would be a red color as opposed to the proposed taupe; however, it is acknowledged
that paint color can easily be changed and if the original color is well documented, future restorations will be
more authentic should this owner or a future owner want to restore this 1959 Ranch/Minimal Traditional house
to its original condition. In the event of restoration, the owner should follow the Secretary of Interior’s
Standards for Renovation and Rehabilitation and seek guidance from the previously-mentioned Preservation
Brief #1.
If the HDC approves the requested gray color (Sherwin Williams “Worldly Gray SW 7043”), Exhibit 1
documents the original color(s) of the brick veneer for future restoration efforts should there be a desire to
restore the structure to its 1959 color scheme.
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EXAMPLE MOTION: Approve the applicant’s request for a Certificate of Appropriateness for exterior
alterations (painting brick) to the existing house at 375 College Street, subject to the following conditions:
1. Any changes or deviations from the approved plans will require staff and/or HDC approval prior to the
work being undertaken.
2. Any cracks and unsound mortar on the building’s brick exterior shall be repaired in accordance with the
Collierville Historic District Design Guidelines (pp.21-22). Per the Historic District Design Guidelines,
no Portland cement, water-repellant, non-historic coatings, or sandblasting shall be used on the brick.
3. A breathable coating should be applied to the brick (per National Park Service Preservation Brief #1).
4. Prior to additional work being undertaken, an alternative paint color shall be approved to match with the
proposed paint with the existing brick color.
CONTACT INFORMATION:
Applicant/Owner
Contact:
Wendy & Warren Thompson
Organization:
Address:
Phone:
375 College St.
Collierville, TN 38017
901-461-8859
Email: [email protected]
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Project Planners
Jaime W. Groce, AICP (primary)
Matthew Wilkinson
Town of Collierville
500 Poplar View Parkway
Collierville, TN 38017
901-457-2366
[email protected]
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