Michael Moran


An exquisite and contemporary beach house located in Amagansett, New York offers an alternative approach to zoning a residential development. As opposed to the typical public front yard and more private back yard, the architects, New York-based Levenbetts, created a three fold zoning layout that not only informed how the residents and visitors interacted with the site but also how the building would sit and look. The result is exemplary in both form and function, offering a 750 sqm, single family home that isn’t just pretty to look at but practical to live in and experience.

Here’s a description culled from the Levenbetts website,

Dividing a 1-1/4 acre square lot into three yards, the house re-configures the typical suburban lot organization of front yard / back yard where the driveway is in the front and the pool is in the back. In contrast, 36SML House has three yards. Each yard is programmed according to its activity: a recreation yard toward the south with a pool, a garden yard facing west and an auto yard for cars, motorcycles and go-karts. Framing each yard, the house becomes a three spoke division between these yards. At the ground floor the three spokes divide into a living wing, kitchen wing and garage wing; whereas the second floor is divided into a guest wing, a children’s wing and parent’s wing.



36SML Beach House-15c

36SML Beach House-site

At the intersection of the three spokes at the second floor is an outdoor sun deck / evening movie watching amphitheatre that doubles as steps up to the roof deck with views to the ocean. At the ground level, the space below the amphitheatre is the drive through breezeway providing access to the garage and auto courtyard. At the ends of each spoke on the second level, the house cantilevers out off of its first floor base. The braced steel structure is designed to resist gravity loads as well as the intense lateral wind loads that occur near the beach. These structural elements are visible throughout the house through the large glass openings at the ground level.


36SML Beach House-basement 36SML Beach House-firstroof
36SML Beach House-13b
36SML Beach House-model
36SML Beach House-siteimage

The house is clad in concrete panels: GFRC custom formed panels at the lower level and smooth cement board panels on the upper level. The windows have sliding perforated aluminum screens for sun shading and privacy. Inside the finishes are concrete with white oak floors and cabinets.

36SML Beach House-17

36SML Beach House-20 36SML Beach House-08b36SML Beach House-19 36SML Beach House-18

36SML Beach House-08d36SML Beach House-08c

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