Montauk Beach House (Part 1)

Exterior - After

Reworking a Quirky Beach House Without Tearing It Down

Part 1: Vision and Space Planning

Most people would’ve torn it down, but together with our client, we had other plans! The rooflines were awkward, the layout didn’t work, the finishes were dated. The spaces were small, dark, and musty. After sitting on the market for ages, a buyer came along who saw the magic of the space. When our client came to us, they were looking for clarity on the path forward. The goal was to create a house that felt nautical, architectural, slightly quirky, and party-ready! While some would have considered tearing the property down and starting over, our clients wanted to get creative and find ways to maintain and honor the existing property.

Exterior: Before

The Problems We Inherited:

• A dilapidated Hampton’s beach house with a jumbled layout.

• Additions layered over time, with no clear center or space planning.

• Wasted space in the hallway and kitchen that were completely underutilized.

• Bedrooms scattered and circulation blocked.

• No strong connection between indoor and outdoor zones

Dining Room: Before

Should we Tear it Down? No! Here’s Why:

• The original footprint worked after we opened up the walls.

• Rooflines added personality.

• Keeping the structure meant a more manageable project.

• The budget went toward thoughtful space planning and custom details.

Upstairs Loft: Before

How We Reworked the Plan

We created three clear zones.

• The kitchen was reworked to incorporate into the new open entertaining zone.

• Captured unrealized space wasted on a hallway to add valuable square footage to the kitchen.

• Bedrooms were reorganized into guest and family areas.

• Built-in furniture helped open and define the space without needing more square footage.

• Trim was used to define transitions and integrate cabinetry.

Studio Ness Details

The details are restrained and purposeful.

• Paneling highlighted the newly vaulted ceilings and transition spaces.

• Built-ins were designed to solve storage and flow issues.

• Trim details were repeated to create visual consistency.

• The color palette stayed light and easy.

• Materials were selected for casual function and party-ready durability.

Material Highlights

We discovered original linoleum during the demo, which inspired the bathroom floor.

• The kitchen countertop was selected to feel native to the site.

• Paneling became a way to zone and simplify, not just decorate (though the added benefit of beauty didn’t hurt).

Bathroom: Before

What You’ll See in the Photos

• Before: Disconnected rooms, awkward flow.

• During: Old bones revealed, structural quirks exposed.

• After: Clear zoning, balanced contrast, warmth and function.
  

Interior Design Take-Aways:

• Start with circulation - and don’t be stuck with how the space is currently being used.

• Don’t assume you need to add square footage to get what you’re looking for.

• Use built-ins to solve layout problems.

• Let trim and paneling define space without adding walls.

• Keep materials simple and site-specific.
  
  

Coming Next Month: Construction and Architectural Details
Stay tuned for Part 2, we’ll take you through how we updated the house from the inside out. You’ll see how we reshaped the exterior, added new windows and doors, and used built-in furniture and design details to make this house feel grounded in place. The structure stayed, but everything else evolved. Stay tuned!

Have a beach house that you need help renovating? Let’s get together and find out how we can help.

NYC Loft Transformation (Part 3)

Intro.

Designing a home that works beautifully and feels beautiful means giving just as much thought to the private spaces as the public ones. In this final chapter of our 3 part Meatpacking Loft series, we’re diving into how intentional space planning transformed a dated floor plan into a smart, serene sanctuary for a growing family. If you missed the previous posts detailing this loft transformation, click here for part 1 and click here for part 2. From carving out bedrooms and a homework zone, to sneaking in a full laundry room and powder bath, this part of the renovation was all about thoughtful architecture—and a little creative risk-taking.

From Loft to Family Home: Defining the Zones

When we first saw this Meatpacking District loft, it had been converted into a residential unit back in the 1990s. At the time, the layout prioritized openness, but didn’t make sense for how our clients—a young family—live. We needed to find space for:

• A spacious primary suite

• Two additional bedrooms for the kids

• A dedicated guest bath, powder room, and laundry room

• Smart storage and circulation

We spent nearly a month in AutoCAD, exploring options that respected existing building systems (like risers and plumbing) while still pushing the boundaries of what this NYC apartment could become.

The Final Plan: Three Distinct Zones

We landed on a clean and efficient T-shaped hallway layout that clearly defines three functional areas of the apartment: 

Zone 1: Private Primary Suite (Right off the Entry)

The primary suite stayed in its original location but was reorganized to feel more purposeful. We reoriented the bedroom entrance utilizing the existing brick archway, improved closet flow, and upgraded the ensuite bath. By keeping it tucked to the side, the suite feels like a retreat without sacrificing easy access. The client’s father was able to craft a beautiful set of french doors to perfectly fit into the archway, taking advantage of and highlighting the beautiful details. Blending new and old.

Zone 2: Kids’ Bedrooms + Laundry + Shared Bath (Center Core)

In the heart of the apartment, we designed two bright kids’ bedrooms and a flexible shared hallway. Between them? A compact homework zone and across the hallway, a perfectly sized kids bathroom and a large laundry room—a total luxury in Manhattan. We even fit in a beautiful powder room, cleverly converted from an underutilized closet space, tucked off the front hallway 

Zone 3: Entertaining + Living (Open Loft End)

We discussed this area in Parts 1 & 2, but in the context of space planning, what makes this zone work is how it’s connected via a long hallway lined with arched brick and reclaimed wood beams, offering drama and cohesion. The hallway was a dream of the client who was looking for a dramatic entry point. 

The Hallway: Circulation with Purpose

At the core of the floor plan is a wide, gallery-style hallway that links every zone. This is no mere transition space it’s a design moment. We:

• Whitewashed the original brick to brighten the entry without losing historic character. This may be controversial, but the original brick color was dark and made the front area feel tight and enclosed. The new finish highlighted the beauty of the brick and the architectural elements of the archways.

• The century-old archways had been infilled with white painted drywall, blasphemous. We took an inspiration walk around the neighborhood and took note of infilled windows and doors on the industrial remnants of the past and took inspiration for our herringbone brick layout that feels more appropriate and compliments the existing brick beautifully.
  

• Installed large-format Concrete Collaborative tiles to ground the palette. The oversized light concrete pavers hold up to everything this busy family can toss at it.
  

• Brought in century-old reclaimed beams, sourced by the client and her father, for warmth and storytelling; we were hoping to expose the original beams in the space, but our firecode was not flexible to allow us to show them off.
  

• Added pendant lighting with vintage lines and glass for repetition and rhythm
  

The result? A breathtaking visual axis that pulls your eye from the front door straight to the windows beyond.

Materiality & Mood: Where Old Meets New

Throughout the apartment, we kept finishes consistent, blending the industrial DNA of the building with the softness of a modern family home:

• Wide-plank oak floors replaced old maple throughout the bedrooms and living areas

• Concrete tile grounded the entry and powder bath

• In the powder room, we embraced a sense of drama with Ellie Cashman’s oversized floral wallpaper and exposed copper pipework for the sink

• Natural light was preserved wherever possible, especially in the kids’ rooms, which face a shared NYC lightwell

Planning Around Real Life

Space planning is about more than walls and doors—it’s about how a home feels. This layout now works for early mornings, playdates, after-dinner cocktails, and everything in between. And as the family grows, the space can grow with them.

Looking Back

As we reviewed earlier layout options, we saw some wild ideas—ones we still love in theory—but ultimately landed on a plan that balanced budget, feasibility, and long-term flexibility. That’s what great design is: listening, refining, and knowing when to take the leap.

To see the previous posts about this dramatic loft transformation, click here for part 1 (living room) and click here for part 2 (kitchen).

Have a loft that you need help renovating? Let’s get together and find out how we can help.

NYC Loft Transformation (Part 2)

Intro.

One of our most interesting projects to date, this NYC loft remodel was full of unique design challenges. If you missed Part 1 about the living room, click here to take a peek. You won’t believe the floor plan which required a lot of creativity! Today in Part 2, we're diving into the kitchen. The home owner is a chef and his family who entertain a lot, so this was about reconfiguring the flow, honoring the loft’s industrial roots, and building a layout that made their everyday life feel effortless.

The Original Layout: Functional, But Fragmented

When this Meatpacking District loft was converted into apartments in the late ’90s, the kitchen was tucked behind a peninsula and wrapped around a structural column. It was dark, disconnected, and far from the open-concept design today’s families expect, especially this one, where entertaining is a lifestyle. Plus, that column in the middle of the work area, completely impractical. 

The Big Flip: Form Meets Function

We knew early on: to unlock the space, the kitchen had to move. After extensive floor plan studies and a few hard-won approvals, we flipped the entire layout, stretched the kitchen out, and relocated plumbing and electrical risers to shift the kitchen to the back wall. Costly? Yes. Worth it? Absolutely. This change allowed us to anchor the space with a 16-foot island nestled between two original cast iron columns, a rare luxury in any New York City renovation. Fighting for this change is not for the faint of heart and luckily for these clients they picked the right team to fight for them; we knew that once the risers were moved we would end up with a layout that truly celebrated the space properly.

Design That Performs

This chef’s kitchen is as hardworking as it is beautiful. We opted for two-tone cabinetry in a matte black stained oak and natural white oak for timeless contrast, paired with porcelain waterfall countertops for a marble-like look with maximum durability (read: wine-proof and dance-on-me ready). Alongside the island sits discreet storage that replaced the need for a formal sideboard, seamlessly tucking away essentials.

Breakfast Nook + Bar Zone

A custom banquette wraps into the kitchen’s “L,” creating a cozy breakfast corner for the kids and a built-in bar zone that showcases the client’s extensive whiskey collection. Open shelving and a vintage mirrored backsplash reflect light into the space and add a hint of glamour. Coming from the nightlife scene, the homeowner desired a display that would rival any of the restaurants and bars he finds himself in; we integrated the LED lights into the shelves to shine up thru the whiskey to create that warm amber glow.

Lighting + Layers

Above the dining table, we installed one of our all-time favorite vintage fixtures: the double Posa pendant by Florian Schulz. This fixture is one of my favorites that the client had spied in one of my past projects and was her first request when we were pulling this space together. The polished brass of the fixture adds the perfect amount of shine while still feeling like an industrial work light. The piece we landed on is a true vintage option and after months of auction watching and tapping our resources we were able to find the perfect piece in perfect condition. Over the island? Sculptural pieces by Katy Skelton, favorites of mine that I’ve been dying to get into a project that balance warmth with industrial edge, echoing the loft’s original character.

Finishes + Fixes

Alongside the island’s porcelain slab, we used durable white quartz for the counters and a dramatic veined marble backsplash behind the cooktop. I mix these materials to give the client the marble they desired but married with the user friendly aspects of the quartz.  Relocating the risers meant some gas-line limitations, but after extensive research, we found a range with the right intake orientation that preserved our symmetrical layout. It’s those little problem-solving moments that make a renovation feel truly custom and are the details our office thrives on.

Final Thoughts

This kitchen wasn’t just an upgrade, it was a reorientation of the entire apartment’s soul. It turned a segmented floor plan into a warm, open home that reflects how our clients live, host, and raise their family today.

Coming up next is a look at the front of the apartment with a focus on one of my favorite spots in the remodel, the front hallway. We will also take a look at some of space planning that went into the space and how exactly we were able to create enough space for the family within the confines of the existing square footage.

If you missed the first post about this loft transformation, click here.

Have a loft that you need help renovating? Let’s get together and find out how we can help.

NYC Loft Transformation (Part 1)

There's something magical about walking into a space and immediately seeing its potential. But sometimes, that potential is buried under layers of well-intentioned renovations from decades past! Such was the case with this late-90s loft in Manhattan's Meatpacking District—a space with incredible bones that just needed the right team to help them shine.

Intro.

Our clients weren't just looking for a design refresh; they were preparing for a MAJOR life transition. The brief was clear: create a three-bedroom home that felt lived-in and sophisticated enough for dinner parties, yet durable enough for everyday family life, and honored the history of the apartment.

The space had all the industrial charm you'd expect from a Meatpacking District loft—soaring ceilings, cast iron columns, and that coveted downtown light. But much of its character was concealed behind layers of drywall and a dropped ceiling that made the grand space feel cramped and dark.

During our initial walkthrough with contractors, we made some thrilling discoveries: original brick walls hiding behind modern sheetrock and gorgeous antique beams trapped above that dropped ceiling. Our hearts raced at the possibility of exposing these architectural treasures.

Reality check: Budget and fireproofing regulations had other plans.

Space Planning With… a Trapezoid!

Here's where things got interesting. The living room's footprint was anything but conventional—think trapezoid rather than rectangle. This quirky shape, while full of character, presented both opportunities and obstacles.

The Constraint: An oddly angled space that fought against traditional furniture arrangements.

The Solution: We embraced the unconventional layout instead of fighting it.

Our Living Room Strategy:

Custom Comfort: We designed a modular sectional with removable slipcovers (because let's be real—nice sofas and toddlers can coexist with the right game plan). The modular design means pieces can be reconfigured for intimate movie nights or opened up when hosting friends.

Flexible Coffee Tables: Instead of one large coffee table, we created a cluster of movable pieces. Game night? Push them together. Toddler dance party? Slide them against the walls. It's furniture that works as hard as our clients do.

The Perfect Rug: Finding a rug for a trapezoidal room sounds like a design nightmare, but we turned it into an opportunity. A custom-cut rug perfectly fitted the space's unique footprint, grounding the seating area and making the unusual shape feel intentional rather than awkward. This is one of my favorite tricks; to use a broadloom area rug that is perfectly cut to fit, on site, which can go around and perfectly follow the angles of the room. Expanding the space and providing an area rug, without the worry of creating something bespoke. 

Cozy Corner: Every family room needs a spot for quiet moments. We carved out a "cuddle chair" corner—perfect for morning coffee, bedtime stories, or just stealing a few minutes of peace.

Challenges and Changes.

Not everything went according to our initial vision. Those gorgeous original brick walls we discovered? Budget constraints meant full exposure wasn't feasible. But constraints often breed the most creative solutions.

We pivoted to thin brick veneer paired with limewash—giving us that authentic, aged texture without the structural complications or price tag. The result? Walls that feel historically rooted but work perfectly for modern family life. This brick veneer matches up perfectly with the original brick hiding behind the wall and the exposed brick in the front entryway. The limewashed finish provided a softness to the dark brick and allowed us to blend the new and old without worry. 

One of our favorite details in the entryway came from an unexpected source: the homeowner's father sourced salvaged beams that we incorporated into the design. These personal touches—pieces with stories—always make a space feel more layered and meaningful.

Lighting Design.

In a loft with abundant natural light, evening ambiance becomes crucial. We anchored the main living room with a vintage brass fixture, one of my favorites and one that plays perfectly with the lighting in the dining room. A favorite element in the space that didn’t make it to the photoshoot was the custom, vintage inspired articulating sconce over the back of the sofa. One hard-learned lesson: that gorgeous sconce we fell in love with? It started pulling away from the wall post-installation - we found out that the contractors didn’t have it anchored to anything, even after reviewing the specs and seeing the fixture in person. Sometimes even the most experienced teams learn new tricks about proper blocking and anchoring. It's now a permanent note in all our drawing sets—and a reminder that even seasoned designers are always learning.

Styling Details.

After installation comes a favorite part: the styling - this is what helps to pull the entire space together. We returned weeks later, after the clients have had a chance to move in and settle, to layer in the final touches—fresh florals, carefully curated books, and those personal accessories that make a house feel like home. It's in these final details that a space truly comes alive. This was accomplished with the help of a styling pro and utilizes the owners' things as much as possible. Providing a polished and edited version of their home. I love to provide the clients a copy of some of my favorite images of their home fully styled and edited upon completion. Giving us all a fun trip down memory lane. 

The result? A living room that seamlessly transitions from Saturday morning cartoons to sophisticated dinner parties—exactly what our clients needed for their next chapter.

Ready to see how we tackled the kitchen and dining areas? Stay tuned for Part 2, where we'll dive into the full floor plan rework and reveal how we gained that crucial third bedroom without sacrificing the loft's open, airy feel.

Have a loft that you need help renovating? Let’s get together and find out how we can help.