What Made This Project Hard

The existing kitchen was walled off on nearly every side, cutting it off from the dining and living areas and blocking the river views the building is known for. The low ceiling created a second problem. Finished in dated popcorn texture, it left almost no room for the recessed lighting the clients wanted throughout the unit's main living spaces.

How We Solved It

• Landis began with a feasibility study and measured survey, building an as-built 3D model before any design work started.
• During Design Development, the team drew mechanical, electrical, and plumbing plans that kept all new fixtures tied to their existing drain and riser locations, while still letting the kitchen open into the dining and living rooms.
• To solve the ceiling and lighting problem, the team furred down the ceiling throughout, gaining just enough depth for shallow recessed lights. Rockwool sound insulation was added to the kitchen and primary bath walls to meet the sound attenuation condos require that single-family homes typically don't.
• Because the building has its own construction rules, Landis coordinated directly with building management and the condo association throughout, alongside Arlington County's plan review.