Situated just 500 feet from the Atlantic Ocean in Amagansett, New York, the Beach Hampton Residence by Bates Masi + Architects exemplifies how thoughtful design can overcome stringent zoning regulations and site constraints. Originally purchased over 40 years ago, the quarter-acre lot faced evolving state, county, and town codes that limited the buildable footprint to 15′ x 20′ and a maximum height of 25 feet above natural grade.
Design Inspired by Spatial Efficiency and Natural Light
To address these limitations, the architects employed a strategic exploration of the building’s geometry in section. By subtly splaying the walls outward from the base toward the roof, they created a central light well that enhances the perception of space and openness within the compact footprint. The bedroom and study, separated by clear glass walls on either side of the light well, appear as one large space but can be acoustically divided with privacy shades.
Sustainable Solutions and Material Innovation
In response to height restrictions and FEMA requirements to elevate the first floor six feet above natural grade, the design eliminates traditional ductwork in the floors and roof. Instead, each space utilizes a separate, individually controlled mechanical unit, enhancing energy efficiency. This approach reflects a commitment to sustainability and the concept of living with less.
A required raised portion of the site dedicated to stormwater control and the sanitary system was transformed into a landscaped plinth with native grass, capturing wind patterns and referencing nearby ocean waves. This thoughtful integration of engineering requirements into the landscape design enhances the home’s connection to its coastal environment.
Bates Masi + Architects LLC is an award-winning, full-service architecture firm with over 60 years of experience rooted in New York City and the East End of Long Island. Renowned for its meticulous attention to materiality, craftsmanship, and environmental context, the firm delivers bespoke design solutions tailored to each client's unique needs and aspirations.
The practice is known for its thoughtful integration of research across multiple disciplines to enrich the built environment and elevate daily life. Their diverse portfolio spans residential, commercial, hospitality, and institutional projects across the United States, Central America, and the Caribbean. Whether urban dwellings, schools, boutique hotels, or custom furniture, each project reflects the studio’s philosophy of design excellence and contextual sensitivity.
Since 2003, Bates Masi has earned 243 design awards, with features in leading publications such as Architectural Digest, The New York Times, Interior Design, and Dwell. The firm was honored as one of Residential Architect Magazine’s "50 Architects We Love" and was inducted into the Interior Design Hall of Fame in 2013.
Their design legacy is documented in two monographs: Bespoke Home (2016) and Architecture of Place (currently available).
Leadership
Paul Masi, a native of Montauk and Harvard GSD alumnus, joined the firm in 1998 after working at Richard Meier & Partners. He brings a refined design sensibility rooted in modernist principles and contextual innovation.
Harry Bates, the founding partner, studied architecture at North Carolina State University and began his career at Skidmore, Owings & Merrill before launching his own practice in New York City. In 1980, he relocated the firm to Southampton, and its current headquarters is in a custom-designed office in East Hampton.
