# BAAO's beach house in Queens features a 'house within a house' design The elevated home combines flood-resistant materials with dramatic spatial qualities for family living. - **Source:** [Architecture news and projects | Dezeen](https://brifing.si/source/50c21201-9cc6-48e0-8a7c-6ea605af10c3) - **Published:** 2026-09-12 - **Topic:** [Design & UX](https://brifing.si/c/design) - **Original article:** - **On Brifing:** https://brifing.si/s/24ae8b4a-22d2-47de-9028-72b09e6169c7 ## Architectural concept BAAO Studio designed a 2,655-square-foot beach house in Breezy Point, Queens, featuring an innovative 'house within a house' concept. The offset gabled volume brings natural light throughout while meeting strict post-Hurricane Sandy building codes. The home sits elevated above ground level with ramp access, using durable Accoya wood siding rated for marine environments. This design creates dramatic spatial qualities for family life while addressing flood constraints in the coastal location. ## Structural details The residence features an exposed offset gabled roof that extends into interior spaces, including a triple-height great room. Large windows run up the front-facing facade to the roof, flooding the space with light. A central oak-clad chimney stack contrasts with white batten walls, while blackened shou sugi ban wood marks the exterior deck area. The structure uses FSC-certified materials throughout, with the upper floor nested within the building envelope to create the distinctive 'house within house' effect. ## Interior spaces The open-plan ground floor contains a full-width Henrybuilt kitchen with pale stone island and backsplashes. An oak-clad family room connects directly to outdoor spaces. Upstairs, a secondary volume overlooks the main living area through interior windows, with slanted roof sections visible in playrooms. The primary bedroom features a shou sugi ban headboard wall and optimal views through strategically placed windows and skylights. Neutral decor continues the oak accents from downstairs throughout the sleeping quarters. ## Material selection BAAO specified durable, weather-resistant materials suitable for the marine environment. Delta Millworks' Accoya wood siding and decking was chosen for its high durability rating. Interior spaces feature warm oak cladding contrasting with white walls, while exterior elements use the traditional Japanese shou sugi ban charring technique. The material palette combines practical flood resistance with aesthetic warmth, using FSC-certified wood throughout to meet sustainability goals. ## Client requirements The clients, a family of four who grew up in the area, initially planned a holiday home but later decided to make it their permanent residence. They requested an open, modern interior flooded with light and dramatic spatial qualities for family life. The design had to work within strict co-op regulations and flood zone constraints while creating functional entertaining spaces. BAAO's solution met these needs through the elevated structure and innovative volume arrangement. ## Environmental considerations Located in an area devastated by Hurricane Sandy, the house incorporates multiple flood protection measures. The elevated foundation, durable marine-grade materials, and strategic window placement all address weather risks. The design maximizes natural light to reduce energy use while maintaining structural integrity. These features demonstrate how contemporary architecture can respond to climate challenges without sacrificing aesthetic quality or living comfort. ## Spatial innovation The 'house within a house' concept creates layered living spaces with visual connections between levels. Interior windows from the oak-clad upper floor facade open into the family room below, maintaining separation while fostering connection. This innovative approach to volume organization provides both private retreats and communal areas within the compact footprint. The design shows how creative spatial planning can maximize functionality in constrained coastal properties. ## Design significance BAAO's beach house represents a thoughtful response to contemporary coastal living challenges. It balances strict flood regulations with family-friendly spaces, durable materials with warm aesthetics, and compact planning with dramatic volumes. The project demonstrates how architecture can create meaningful connections to place through material choices and spatial experiences while addressing practical environmental concerns. This approach offers valuable lessons for similar coastal developments. ## Sources covering this story - https://www.dezeen.com/2026/09/12/breezy-point-house-queens-new-york-baao-studio/ — --- _Summary written by Brifing from the original reporting. Copyright in the original article belongs to its publisher; read the full piece at the link above._