102 Dune Road was a complex development and construction project. There was a lull in land availability on Dune Road, and First Dunes was in search of land in the area when they came across a property for sale near Rogers Beach in Westhampton Beach. The property consisted of a tiny shack and lots of overgrown wetland grasses; it was also located near the embankment and drawbridge leading to town. First Dunes inquired about the property, and, despite the real estate agent's initial discouragement, the team’s persistence led them to learn more.
The property's backstory revealed a tangled web of mortgage fraud and foreclosure issues. The property was being sold by a hard money lender who had never seen the property and had previously provided a loan to the prior owner, who was now jailed for mortgage fraud. Moreover, the lender had not properly executed the foreclosure process, resulting in title issues. First Dunes agreed to undertake the challenge of resolving the title issues and redoing the necessary legal processes. The project team also worked to seek approvals from the Department of Environmental Conservation (DEC) for the project.
The project posed complications as the property actually consisted of two pieces of property. It was a subdivided lot–one entirely wetlands and the other partially wetlands. Consequently, the team planned to either build two houses and adjust the dividing line between the properties to make them equally sized or, alternatively, construct a single larger house and request additional density from the DEC. The team went through extensive negotiations with the DEC regarding the changing wetland lines and area. This required several iterations and house redesigns in AutoCAD to ensure that the wetland lines would be adequately accommodated.
In the end, after successfully obtaining the necessary permits with the DEC, the team was able to construct a uniquely shaped 6,000-square-foot house with an obtuse angle in the center that bent the rear of the house away from the wetlands. The house included a detached pool cabana, and the project marked the start of several new design elements for First Dunes, including an open kitchen design, a monotube stringer staircase, and the use of large-scale porcelain slabs. The property was sold for a record price in Westhampton Beach in 2019. This endeavor not only delivered a high purchase price but also provided the team with invaluable experience in navigating complex regulatory processes and incorporating new design concepts. The project laid the foundation for future endeavors, as First Dunes continued to build on the knowledge gained from this challenging but ultimately rewarding project.
