[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6173741,"mediaKeyId","5378258-fa5ab82d5385ac155dc4743d6f364a15","parentId",5378258,"title","Vantage Hill approves window and sliding-door replacement with factory‑color urban bronze; board weighs trapezoid window character","audioSeconds",670,"startMs",1910000,"endMs",2580000,"viewUrl","/Search/View?dp=1&key=5378258-fa5ab82d5385ac155dc4743d6f364a15&start=1910&end=2580","thumbnailUrl","https://assets.pipeline.soar.com/5378258-fa5ab82d5385ac155dc4743d6f364a15/thumbnail_1910000.jpg","articleUrl","/articles/6173741/Reston/Fairfax/Fairfax-County/Virginia/Vantage-Hill-approves-window-and-sliding-door-replacement-with-factorycolor-urban-bronze-board-weighs-trapezoid-window-character","mediaUrl","https://secure.pipeline.soar.com/6173741-fe4db9b48194c82604c46be829227099/orig.mp4?Expires=1770442801&Signature=OtaKzTLGX1ysR6j~XU9jEMbv43J97IyiVrbuB8H-n24tW5LQrg9ak2433A7XtnTIjly1eSwqzZRJDiC6F-s2zSmLq-Hdn9QLNkmwTkV~McfjEpDQljZcfo1ujfdvkVQZTAesTXCj1~Q3bIMjcRltnGH~7DAmFw8LDuS1LH9qLSRzuyLJSjReBp2N1j9JyH3ikHYPTYqm5-38pt5grdvOAIgebt6aUq-QpxA~MD7064IHKI8-gI8d1br~~E11cjQ4Jw8jnub~eP6tXAEYfrVESC8SRPiOZq79ZUws9jNXqxHRJ-b2-luhtVKAY~3YwzVaFUowa-lk3eMv90WIktHBzg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Reston, VA","date","2025-05-21T14:18:17Z","article","Reston’s Design Review Board approved a proposal from Vantage Hill Condominium to replace aging original windows and sliding doors with factory‑finished urban bronze frames and to replace several non‑operable or deteriorated units. The vote on the application was unanimous.

Why it matters: The complex dates to the 1960s and several affected parties urged the association to retain the trapezoidal window openings as an important architectural feature. The board’s approval allows the association to proceed with a large‑scale efficiency and maintenance upgrade while requiring details that preserve the visual character of the façade.

What the board heard: OR Partners and building representatives described the project’s scope: most windows will be replaced with same‑sized new units; in a set of trapezoidal openings the operable sash will be rectangular and the remaining triangular areas will be infilled and wrapped to match the building’s exterior. The project includes replacement of sliding doors where needed, factory painting to a custom urban‑bronze finish and metal coil wrap to match existing perimeter trim.

Affected parties raised two recurring concerns: construction disruption and the trapezoidal opening as an original design element. Simona Howe, a third‑floor owner and board member at Vantage Hill, told the DRB she was concerned about additional construction cost and that the trapezoid window shape is “part of an historic architectural feature of this development.” Project representatives said interior framing and drywall infill will be provided where needed and that the trapezoidal geometry will remain visually evident because the mansard/trim element is not being removed.

Board action and conditions: The board voted to approve the application as submitted and discussed practical matters such as interior finishing obligations (drywall/trim to be completed by the association’s contractor) and color matching. The applicant confirmed the new windows will be factory‑finished (pre‑finished at the manufacturer) to avoid field painting deterioration and that the small trapezoidal mullion areas will be finished with a color‑matched metal wrap to maintain a consistent façade appearance.

Outcome: The unanimous approval allows the association to proceed with the replacement program; staff and the applicant will coordinate details of interior patching and exterior wrap to preserve the building’s historic character while improving energy performance and functionality.","mediaType","Video","parentTitle","Meeting of the Design Review Board - May 20,2025","oneSentenceSummary","The DRB approved a project at Vantage Hill to replace original windows and sliding doors with factory‑finished urban bronze frames and rectangular units; affected parties urged retention of trapezoidal historic openings but the board found the change acceptable with aluminum infill matching existing mansard details.","taxTitle","Reston, Fairfax, Fairfax County, Virginia","taxId",3856,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6173746,"Cluster request to add semi‑gloss finish denied; DRB keeps satin/flat as approved choices",315,1125000,1440000,"/Search/View?dp=1&key=5378258-fa5ab82d5385ac155dc4743d6f364a15&start=1125&end=1440","https://assets.pipeline.soar.com/5378258-fa5ab82d5385ac155dc4743d6f364a15/thumbnail_1125000.jpg","/articles/6173746/Reston/Fairfax/Fairfax-County/Virginia/Cluster-request-to-add-semigloss-finish-denied-DRB-keeps-satinflat-as-approved-choices","https://secure.pipeline.soar.com/6173746-cae51e306e046cce15ce5b2be10c4dac/orig.mp4?Expires=1770442801&Signature=dTMBZh7IF8sCADZVUM61OeAm3xyue4x-UUM4QH3SL-jq2NORtMzJRPHsdT-jXyLWPs-SeiNh5iM3UbFfmZ58lxVvqDe8t~89rN5tTJhD3gph9Vw7buJL2Iwb89IvGMV87HnTprzZU3DUgiwxBCWR4nNeov2fTk07QXpn2PnuHV-Yi~N5NpTfbNoLRfnUk79KJBqb5NMxa1mVbhEyEViwWrBkF2ASbsbBAeY5CQTKeeag8Z4J6KPDatBJIXXqBf-QICw-PwoN7NungNcgrssjlwjGYJeeeVhrQ5s4BiAlBMQodhYY8k2Yh7KHowDdr0pyxo3znuusyPbSZmR0bxOn0g__&Key-Pair-Id=KUT5TJCACFTXG","The Design Review Board considered a cluster request from Newport Shores (32 homes) to add semi‑gloss as an approved finish for cedar siding and, after hearing an affected‑party complaint about glare and durability, amended the cluster standard to exclude semi‑gloss for siding finishes.

Why it matters: The request came after a cluster vote and a submittal of new Sherwin‑Williams formula swatches; affected parties and at least one paint trade professional told the board that semi‑gloss on broad horizontal siding emphasizes surface imperfections and produces an inappropriate glare on a large facade.

What the board heard: Cluster president John South explained the group sought a semi‑gloss option to make houses look “sharp” and that painters advising the cluster had recommended the finish. An affected party, Darcel, disagreed and told the board she consulted Sherwin‑Williams and a local paint specialist who advised against semi‑gloss on horizontal siding because it produces glare and emphasizes imperfections. Board members and an architect member on the panel also said industry standards recommend flat or satin for horizontal siding.

Decision: The board approved a motion to amend the cluster standard so that horizontal and vertical cedar siding be limited to flat or satin finishes (i.e., semi‑gloss removed as an approvable option). The motion carried on the board floor.

Practical effect: The cluster retains the satin/flat options already recognized in the design standards; semi‑gloss will not be added as a permitted siding finish for Newport Shores. Homeowners may still use semi‑gloss for trim, windows and doors where the existing guidelines permit higher sheens, but not for large‑area siding under this DRB action.","The DRB voted to remove semi‑gloss from an approved finish option for the Newport Shores cluster; the board approved an amendment that retained flat/satin finishes for cedar siding after neighbors objected to shiny siding on horizontal cedar.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6173751,"DRB approves Greenwich Point lighting plan over Reston Association objections; vote 4–3",781,1113000,1894000,"/Search/View?dp=1&key=5378258-fa5ab82d5385ac155dc4743d6f364a15&start=1113&end=1894","https://assets.pipeline.soar.com/5378258-fa5ab82d5385ac155dc4743d6f364a15/thumbnail_1113000.jpg","/articles/6173751/Reston/Fairfax/Fairfax-County/Virginia/DRB-approves-Greenwich-Point-lighting-plan-over-Reston-Association-objections-vote-43","https://secure.pipeline.soar.com/6173751-8c2d4002fc7e141bbde921f34a506763/orig.mp4?Expires=1770442801&Signature=ebzj30fBOUYI56Sf0P71P785k36EEVGyXHNTqoDdjS0xqXLH7HmqNEpro7s3Tff3NVQiMHPmCq0zs5OfIWrI2fclGy3nLkScKEzbN0oC-SL4LATLJ1MvLYgIX9RbG3SGev1cRrH5yH4BeIPWi4zkCbKjccndki1Bc4FraZqoRd~p-MNkb7PsUMgLsLNeQsqXsxYb764rA1fX90iZHvoJulq0hbSlUV5B3hVKY~MrY-EWtQXtRK0JvFrcIpV~bYcovkce9uksaE7ZuwWsx2LrzdAJNAtbbhuJqf1FDgwZzswR8QRPazSk-Dofb3PvP8AdEnCQsgu2O68-isx1pknMIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Reston Design Review Board voted 4–3 to approve an exterior lighting plan for 11576 Greenwich Point Road after hearing technical testimony from lighting consultants and statements from affected parties including Reston Association staff.

Why it matters: The application involved a large number of landscape fixtures and raised questions about precedent for waterfront properties, dark-sky compliance and off‑site light trespass. Reston Association staff and the DRB’s Environmental Advisory Committee argued the number of fixtures — documented at 76 in the association’s materials — would create a “dangerous precedent” if allowed broadly on waterfront lots.

What the board heard: Applicant Colin and his consultants said the property suffered damage after a 2020 fire and the replacement lighting was intended to restore and improve safety and aesthetics. Lighting designer Andy (Baylum) and lighting consultant Patrick (Sterling Lighting) told the board the fixtures were set to very low lumen levels, had glare-control hex lenses, and were controlled to switch off at 10 p.m. Patrick testified the highest fixture output was about 230 lumens and that hex glare shields cut roughly 35% of the upward output. Patrick characterized the installation as “dark‑sky compliant” and argued that properly designed multiple low‑output fixtures can produce a soft overall effect rather than glare.

Reston Association, represented by Cam Adams, director of covenants administration, and an Environmental Advisory Committee statement, urged the board to disapprove or require reductions. Adams told the board: “76 light fixtures, landscape light fixtures create a a dangerous precedent” because multiple waterfront lots with similar installations could cumulatively increase night‑time light in Reston’s lakefront areas.

Neighbor testimony split. Interested party Skip Edgemond, a nearby property owner and landscaping professional, said: “I don't find anything offensive to the lighting that's been installed.” Another affected party, Nancy Long, asked the board to consider that the guidelines say landscape lighting should be directed toward the house and that, where more than a few fixtures are proposed, “serious consideration” is warranted.

Board deliberations and technical points:
- The applicant submitted revised trespass‑light studies, including the courtyard pillar lights, which raised total lumens by roughly 400–500 lumens in updated modeling.
- Consultants explained color temperature is 3,000 K for the fixtures and that many fixtures were dimmed from earlier submittals; controls are programmed to turn lights off at 10 p.m.
- The applicant added hex shields and reduced several downlights after neighborhood feedback; some photos and a video submitted by an affected party show the installation both before and after some dimming/shielding were applied.

Decision: After discussion the board took a roll‑call vote on a motion to approve the application as submitted. The roll call recorded four votes in favor and three against; the motion passed. Several board members said they were persuaded by the consultants’ technical demonstrations and the applicant’s concessions (dimmed outputs, glare shields and a 10 p.m. shutoff). Opponents cited precedent and the number of fixtures as their primary reasons for voting no.

What the approval means: The board’s action allows the installed fixtures to remain as submitted and imposes no further reductions at the DRB level. Neighbors retain the standard right to request compliance checks if the installed lighting differs from the approved configuration or if operation (for example, timers) differs from what was described at the hearing.","After multiple meetings and expert testimony, the DRB approved a lighting plan for 11576 Greenwich Point Road, rejecting an affected‑party appeal from the Reston Association. The board approved the plan 4–3 following debate about the number of fixtures, dark-sky compliance and neighborhood precedent.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6173756,"DRB grants appeal, requires saddle-colored railings and black balusters for South Shore deck",840,130000,970000,"/Search/View?dp=1&key=5378258-fa5ab82d5385ac155dc4743d6f364a15&start=130&end=970","https://assets.pipeline.soar.com/5378258-fa5ab82d5385ac155dc4743d6f364a15/thumbnail_130000.jpg","/articles/6173756/Reston/Fairfax/Fairfax-County/Virginia/DRB-grants-appeal-requires-saddle-colored-railings-and-black-balusters-for-South-Shore-deck","https://secure.pipeline.soar.com/6173756-3d74d23d581daea33e0240391cbbec3b/orig.mp4?Expires=1770442801&Signature=acRFHBzPDyVJ8j1etKWHOgLocn9PBwUwJXzlSmX9U15Aj7IPrFest2M4x2ITjRrJ-y6ePO7QCm-Dt2NtIddRFS~7VpmCiWmWBqKIiBTBmes6KoS2o8yE9CzlU6TrT0EDXhjWIzxhq0kD4Vn78WVaA3fYHi6ltJ~8d3VXId1oi7CIxrVpjUJq6c6571A7wTkX84uiSuzgF0zXRx2Wp6pWndRJ0w~XSljd11hNdfZDlVscM1Qvsg1zzhijI~PE2ghKDkGsaOv1iTkR5xqO91lZT2c2Dlho-~8dNa6IiUErzDySn9sv~7NNjtoa4m0qq5kZbkoYk-Shg7KF7HXCSPDhhw__&Key-Pair-Id=KUT5TJCACFTXG","The Reston Design Review Board accepted an appeal of a deck replacement at 11309 South Shore Road and, after a de novo review with the applicant present, approved the application with a condition that the railings be Trex ‘saddle’ color with black aluminum balusters.

The appeal was filed by a neighbor who argued the original approval of white railings produced a conspicuous mismatch with the house and surrounding properties. Appellant Miss Funk told the board the approved white railings were “incongruous really with the whole neighborhood” and said the applicant later told her they could and would use a saddle (brown) railing instead.

Why it matters: The board’s decision replaces the earlier panel action and records the board’s expectation that the final installed materials match what neighbors and the applicant described in the meeting. That creates an enforceable DRB condition for the property’s record.

What happened: The board first considered whether the original decision misapplied DRB design guidelines about harmony with existing architecture. With the applicant present — who confirmed the intent to install saddle-colored railings and black pickets — a motion to accept the appeal carried. Because the matter was then heard de novo, the board voted on the application itself and approved it with the single stipulation that the railing be the Trex enhanced saddle color with black aluminum balusters. The board recorded the motion outcome as 7–0 on the final approval (after the earlier appeal vote of 4–0–3 in which three members abstained because of prior participation).

Key details and conditions:
- Approved finish: Trex enhanced “saddle” color rails with black aluminum balusters (specified as the sole amendment to the approved materials).
- Applicant statement: the applicant confirmed by phone that the contractor will confirm the black pickets with saddle frame and can provide concrete confirmation after consulting the contractor.
- Process note: the board considered the appeal standard (misapplication of guidelines or new information) and treated the application de novo before making the material condition part of the approval.

What’s next: The board’s condition will be reflected in the approval letter and in the DRB file. If the applicant or contractor deviates from the specified saddle color with black balusters, the neighbor or DRB staff may open a compliance inquiry.","The Reston Design Review Board accepted an appeal and, after de novo review, approved a replacement deck at 11309 South Shore Road with a stipulation that the railings be Trex \"saddle\" color with black aluminum balusters.","actionData","errors"]

Article not found

Vantage Hill approves window and sliding-door replacement with factory‑color urban bronze; board weighs trapezoid window character

Cluster request to add semi‑gloss finish denied; DRB keeps satin/flat as approved choices

DRB approves Greenwich Point lighting plan over Reston Association objections; vote 4–3

DRB grants appeal, requires saddle-colored railings and black balusters for South Shore deck