- Project: Kiht'han House
- Architect: Bates Masi Architects
- Location: United States, Sagaponack, New York
- Year: 2023
- Area: 465 m2
In coastal Sagaponack, New York, where flood risk is a constant concern, the Kiht’han House by Bates Masi + Architects offers a visionary alternative to conventional flood-adaptive architecture. Instead of concealing flood mitigation elements, this modern residence embraces water-resilient design as an expressive, integral part of its aesthetic and spatial language.
Design That Celebrates Nature’s Rhythms
Traditionally, architecture in flood-prone areas disguises its protective systems, resulting in compromised design integrity. Kiht’han House challenges this norm. Positioned between a coastal pond and the Atlantic Ocean, the home is elevated and divided into vertical volumes to allow floodwaters to flow naturally beneath and around the structure, minimizing hydrodynamic pressure and potential damage.
This spatial separation creates a dynamic experience, where glass bridges link the volumes and frame views of water or native plant life—depending on the season. Whether submerged in wet months or blooming in dry ones, the transitional ground plane becomes an ever-changing natural feature.
A Composition Rooted in Context and Program
The placement of each structure is informed by its function and the surrounding scenery. The living room and master suite are oriented for ocean views, while guest rooms face the pastoral inland side. Pulling the volumes apart not only offers privacy and programmatic clarity but also invites daylight and fresh air deep into the home. Sliding glass doors open communal areas to expansive elevated decks, blurring indoor-outdoor boundaries.
Material Articulation with Meaning
Clad in two-layer board and batten siding, the exterior reflects both local architectural vernacular and thoughtful engineering. The treatment adjusts in opacity based on location:
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At the base, battens form open screens for water flow, per FEMA guidelines.
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Mid-level sections become solid and private, shielding views from nearby homes.
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At the roofline, spaced boards permit filtered light to enter.
These changes occur along horizontal datum lines, visually referencing tide marks and modulating the vertical massing of each tower.
Interior-Exterior Continuity
The interior reflects the exterior’s layered language. Wall finishes transition horizontally, from wood cladding at lower levels to painted finishes above, echoing the shifting patterns found outside. This design continuity reinforces the house’s overarching theme: that architecture should respond fluidly to its environment.
Natural materials, daylight, and movement guide daily life inside Kiht’han House. The result is not only a functional and flood-resilient residence, but also a poetic meditation on place, inviting residents to live in constant dialogue with their surroundings.
Photography © Bates Masi + Architects
