Overlook
A MULTI-LEVEL GATHERING SPACE FOR FAMILY LIFE
Waterfront Single-Family Residential
Perched on a dramatically sloping site in Sands Point, this residence presented a unique opportunity to design a dynamic, multi-level landscape for a large, active family. The primary challenge was to create a seamless connection between the home and outdoor amenities while managing the significant grade change. Our approach centered on a bold re-shaping of the topography, allowing us to create multiple levels of outdoor living.
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Clients: Private Residence
Completion Date: 2025
Acre: 1.52
Square feet: 65,800
Collaborators:
Architect: Joseph Scarpulla
Landscape Contractor: Frank J. Ciardullo
Photography: Tim Hill Photography
Videography: Greywlf
REIMAGINING THE TOPOGRAPHY
The site’s steep slope was the primary design challenge. Our process involved a collaborative dialogue with the existing conditions, employing a system of terraced retaining walls to create a series of flat, functional plateaus for a pool, lawns, and patios. This re-shaping of the land enabled a fluid transition from the home's walkout basement, transforming a lower-grade space into a seamless connection to the primary outdoor amenities.
Our Services
Site Planning, Grading & Drainage Design, Retaining Wall Design, Pool Design, Planting Design, Hardscape Design, and Outdoor Living Integration.
A WATERSCAPE FOR WELL-BEING
The pool was designed as the central hub of family activity. Its placement was a direct response to the site’s unique conditions, providing a safe space with a stunning visual. We created an infinity edge that appears to merge directly with the bay beyond, enhancing key sightlines and fostering a vital connection to the surrounding natural environment.
MANAGING WATER ONSITE
The steep grade and direct proximity to the waterfront presented a significant challenge for managing stormwater runoff and preventing erosion. Our design prioritized the landscape itself as a high-performance system. The driveway extension was designed with a permeable gravel surface to capture rainfall, while a generous planted buffer was preserved within the shoreline setback. This strategy responsibly manages water resources and ensures the long-term resilience of the landscape.
CURATING THE VIEW, SUPPORTING BIODIVERSITY
With such dramatic views available, the landscape design focused on a thoughtful and deliberate approach to framing the view while supporting the local ecosystem. We introduced a curated palette of plants, carefully selected to fulfill specific design functions. A robust selection of native species like River Birch and American Holly were used to restore local biodiversity, attract pollinators, and provide year-round habitat. Complementing these, a mix of non-native cultivars like Hydrangea paniculata and Japanese Holly were integrated to create reliable, low-maintenance screens and formal hedges that edit the views and provide privacy. This blended strategy ensures the long-term health of the landscape while providing the family with a structured, polished, and beautifully framed environment that complements the architecture and fits their active lifestyle.
The final result is a custom-designed environment that masterfully resolves the site's challenges. The terraced landscape and curated plantings work in concert, providing a resilient and functional setting that perfectly fits the family's active life.
