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BAR approves repair approach for failing stucco at 101 North Columbus with conditions
Summary
After hearing that local contractors would not warranty stucco applied directly to brick, the BAR approved a staff‑recommended repair approach at 101 North Columbus allowing fiber‑cement panels if stucco repair with proper lath is not possible, with conditions to minimize visible seams and avoid anchoring into brick faces.
The Alexandria Board of Architectural Review approved a conditional plan to address failing stucco at 101 North Columbus Street, accepting staff recommendations while asking the applicant to prioritize repair with traditional stucco where feasible.
Architect Paul Beckman told the board that contractors have repeatedly refused to warranty work applied as the original system was (stucco directly on brick). He summarized a risk‑management approach: where possible the applicant should pursue conventional stucco repair; where delamination or public‑safety hazards require it, the applicant proposed removing failing areas and installing fiber‑cement panels that replicate the historic finish. “We would have to take the existing stucco off,” Beckman said, explaining that the work may need localized or broader removal to assess the substrate.
Board members pressed for details about anchoring to avoid penetrating the brick face; staff and members recommended attaching into mortar joints or using other methods that do not damage brick. The board also asked the applicant to keep removal limited when possible, minimize vertical panel seams (targeted half‑inch or less), and provide color matching samples so repaired areas blend with surrounding historic fabric.
The motion adopted the staff recommendation and added explicit direction: first attempt to repair with stucco; if full removal is required, explore reinstalling lath and traditional stucco; only if neither is practicable should the fiber‑cement panel system be used, and the installation must minimize visible seams and avoid anchors into exposed brick faces.
