Contemporary Townhouse Gut Reno in Atlantic Beach, NY

1671 Ocean Blvd, NY

Turning Architectural Challenges into a Beachfront Oasis with Paula McDonald Design Build & Interiors

A waterfront townhouse, originally built in 1980, posed unforeseen structural challenges. Paula McDonald transformed it from a dark and dreary ’80s structure into a contemporary sanctuary that offers expansive ocean views.

Permits were required for foundation structural repair, overall construction, construction structural modifications, plumbing, electrical, and generator.

Project Overview

TYPE: Contemporary Reno of Two-Story, 3 BR, 2 1/2 BA & Finished Basement Townhouse changed to 4 BR, 3 ½ Bath

LOCATION: Atlantic Beach, NY

CONSTRUCTION DURATION: A little over 2 years (including 14 months of planning and permitting)

The Full Story Behind This Atlantic Beach NY Townhouse Renovation:

Purchasing a waterfront HOA townhome often comes with unforeseen challenges. With this townhouse, the initial plan was to gut everything changing the layout to add an elevator and a finished basement bedroom & bath. However, the actual renovations went far beyond with foundation repairs and extensive structural changes.

When I first set foot in this 1980-built HOA townhome, it seemed like a straightforward two-story, 3-bedroom, 2 1/2-bath space. But the home inspection only uncovered the tip of the iceberg for the foundation problems and other structural problems when the property was purchased “as is”. Once we started the basement demo and foundation failure was uncovered, my design build renovating challenges were in overdrive!

Adventures in Design Build – Before, After & Walkthrough Videos

For those of you who love the ups and downs of challenging renovation transformations, don’t miss this project’s 5 Part walkthrough video series. The playlist dives into before-and-after videos, detailed walkthroughs, and in-depth photo showcases of rooms and design highlights. Join me as I tackle this challenging Design Build project in Atlantic Beach, NY. Each video and photo highlights the transformation, from initial challenges to the deeply satisfying reveals.

The Challenges of Buying an “As-Is” Waterfront HOA Townhome

This HOA townhome, built in 1980, was originally a two-story, 3-bedroom, 2 1/2-bath, one-car garage with a laundry/utility room in the unfinished basement and had to be completely revised and updated. The home inspection only uncovered the tip of the iceberg for the foundation problems and other structural problems when the property was purchased “as is”. The original premise for the changes was to add an elevator, add the finished basement bedroom & bath, and transform this ’80s narrow rectangular two-story residence.

What Changed?

STRUCTURAL: Failed Foundation structural repair and waterproofing, existing beams not tied into foundation walls, jacked up sagging first floor, new structural columns, pilings for the elevator, and a new basement floor.

SPECIAL FEATURES: Three-story floating glass elevator, custom stairs, three new skylights, floor plan changes throughout, rift and quarter sawn white oak solid flooring and a basement egress.

EXTERIOR RENOVATIONS: New coastal Marvin windows & doors, stucco repair, and an exterior patio facing the ocean, exterior shower and added landscaping and Juniper hedge between adjoining unit for privacy, integrated sprinkler system

INTERIOR RENOVATIONS: Comprehensive HVAC and condenser changes, complete rewiring electrical, and all new plumbing modifications, custom stairs wrapping around the elevator, and a full kitchen renovation.

Project Result:

In this complicated Paula McDonald Design Build and Interiors project, coupled with difficult approvals, unexpected structural repairs, and major scope creep, we were able to open the former ’80s dated dark and dreary space into a light, airy, expansive almost 180-degree view of the ocean from the first floor and primary bedrooms, opening to patios and decks. I’m amazed at how we were able to create their gorgeous beachfront escape that perfectly suits the generational family members’ lifestyles and tastes despite extreme challenges every step of the way! It exceeded both our expectations!

Key Renovation Highlights:

  • Foundation and structural overhaul
  • Opened floors to add Installation of a modern three-story glass elevator
  • Expanded kitchen with custom cabinetry and contemporary design elements
  • Total transformation of 3 1/2 bathrooms with contemporary designs

Project Reflections:

“I’m amazed at how we turned extreme challenges into a gorgeous beachfront escape. It exceeded both our expectations!”

If you love this Contemporary Townhouse Design Build Reno as much as we do, and you’re ready to renovate, contact Paula McDonald Design Build & Interiors today!

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