Breakers Balconies

Contemporary, Coastal Residence

Just 40 minutes by train, the small beach town of Long Beach, NY is a paradise for surfers who work in NYC. So, for two passionate surfers looking for their next home it was high on their wishlist to see the waves break from the comfort of their own home. This new, modern beach house not only maximizes the prime ocean views, but also addresses the environmental concerns of the local flood zone and sustainably addresses New York's ever-changing seasons.

Our Services

Architecture
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Concept & Programming
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Schematic Design
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Design Development
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Construction Documents
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Bidding & Value Engineering
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Construction Administration
Interior
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Interior Concept & Programming
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Interior Schematic Design
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Interior Design Development
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Interior Construction Documents
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Interior Furnishing Selections
Development
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Site Selection
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Feasibility Studies
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Acquisition Consulting
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Due Diligence

Core Design Concepts

MAXIMIZE VIEWS
Due to the Long Beach property's proximity to the Atlantic, it was crucial to open up the southern front corner of the home to maximize the stunning ocean views so the homeowners, both avid surfers, would never have to rely on a surf report again.

SUN'S PATH
The best views from the property were also directly in the sun's path so balconies were extended from the front of each level to keep the home from getting crushed with direct summer sun, therefore significantly reducing energy costs.

The shared spaces (kitchen, dining, and living areas in an open floor plan) are placed on the top level of the home to maximize the views in the most heavily used areas.

Due to its location on a narrow barrier island, the home is raised above the flood plane which provides both safety and private parking (a welcome luxury in the busy neighborhood.)
Additionally, a minimal rail was designed from wood to reduce loads on the cantilevered balconies and to eliminate the need for steel, which is costly and creates a comparably large carbon footprint.

The small beach town of Long Beach, NY is defined by a rigid grid system. In order to maximize the habitable space on these small lots, a large private deck is added to the roof. This is where the family finds themselves entertaining guests the majority of the warmer months.

The interior material palette is rather minimal and neutral which helps some of the smaller areas of the home feel grand and spacious.

Designing site-specific architecture leads to a home that feel fully integrated with it's community, the nearby ocean and bay, and even the skyline of NYC on clear days.