Credit: ZachLemle/

Jones Beach State Park, Master Plan

BBB’s Master Plan for Jones Beach State Park includes adaptive reuse of its monumental and exuberantly detailed Art Deco bath houses and restaurant buildings strung along the mile-long boardwalk.

Jones Beach State Park, located on the south shore of Long Island, is a masterpiece of civic planning and one of the crowning achievements of Robert Moses’ legacy. Today, the effects of age, unsympathetic alterations, and dwindling operational budgets have taken their toll on the Park’s historic structures. BBB, with landscape architecture firm Studio Rhodeside Harwell, is leading a multi-disciplinary team to develop a conceptual revitalization plan for the future of the Park. The plan seeks to balance a variety of competing issues: historic preservation, the need for new and updated uses that better serve the public, the need to maximize revenues from concessionaires, and the need to plan for the realities of flood plains and coastal resiliency in the aftermath of Hurricane Sandy. The project includes not only restoration and adaptive reuse of the existing Art Deco buildings, but also plans for a new restaurant building to replace a historic building that burned down. BBB was subsequently hired to lead the design of the new restaurant building in 2014.



New York State Office of Parks, Recreation, and Historic Preservation; Alliance for New York State Parks


Wantagh, NY


10,000 SF




Partner Emeritus