bates masi + architects breaks apart and elevates long island house to embrace flooding

bates masi + architects breaks apart and elevates long island house to embrace flooding

overlooking a coastal pond and the ocean beyond in the long island village of sagaponack, new york, the kiht’han residence by bates masi + architects is designed to celebrate the periodically rising water levels of the area. instead of hiding the flood damage prevention measures, the design takes advantage of them and embraces the duality of the wetland landscape by elevating and breaking apart the house’s different volumes in order to let flood waters flow around and between them. glass-enclosed bridges connect the different volumes and allow residents to appreciate the dramatic spaces between them, whether flooded in wet periods, or interconnected by flows of native plantings in the typical drier periods.bates masi + architects breaks apart flood-safe house in the US in series of smaller volumesall images courtesy of bates masi + architects



bates masi + architects has elevated and broken apart the house, pool, decks, and sanitary field to let water flow freely, thereby reducing the potentially damaging hydrodynamic pressure of coastal flooding. comprising a series of vertical volumes from which to observe the surrounding landscape, the residence remains perched safely above, while glass-enclosed bridges that connect the different spaces offer views of the dramatic spaces between them. the orientation of each volume is influenced by the desire for ocean views or sights of the rural landscape and responds to the program housed within.



‘programmatically, pulling apart the spaces allowed for maximum privacy as four guest bedrooms are separated from the living areas and master suite,’ explain the architects. ‘communal spaces have flexibility to flow to the outdoors and extend onto elevated decks by means of full height sliding glass doors.’



the residence is wrapped in board and batten wood siding, which is reminiscent of nearby vernacular structures, while its two-layer composition allows for selective control over its opacity. at grade level the boards are omitted and the battens form an open screen to let floodwater flow through it per fema regulations, while, above, overlapping boards and battens are opaque to mask neighboring houses from view. at the roof line, the battens are omitted to let light filter between the boards.



the exterior language translates to the design of the interior spaces as well, where the horizontal datum lines are visually transcribed onto the interior walls by means of material transitions for interior finishes and wall claddings. wood clad walls at the first level transition into wainscoting and light painted walls at the upper floors. this visual link expresses the seamless connection between interior and exterior as one travels throughout the house.







name: kiht’han

architect: bates masi + architects

lot size: 0.92 acres

building size: 5,000 sq. ft.

location: sagaponack, NY, US

contractor: k. romeo inc.

interior designer: select furniture from wyeth

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