Sternlicht Submits Plans For Office Building On Collins Avenue

Barry Sternlicht is proposing to build a six-story office building on Collins Avenue in Miami Beach.

Sternlicht closed on the purchase of the development site at 2340, 2322 and 2318 Collins Avenue in September. Sternlicht-controlled North Bay Owner Holdings LLC paid $22 million, for 52,725 square feet of land, currently used as surface parking and an Avis car rental location.

The new six-story development is proposed to include 136,342 square feet of class A office space, 8,088 square feet of retail, and 305 parking spaces. A letter from Bilzin Sumberg attorney Carter McDowell, who represents the developer in the application, describes the project:

The proposed Project consists of a mixed-use structure containing Class A office space with ground level and second story retail and potential restaurant or food service uses. Replacing the existing surface level parking lot and car rental facility, the Project will serve as an important connection for the surrounding urban fabric and new pedestrian corridors. A 25-foot wide pedestrian paseo on the south side provides a landscaped through-block connection between Collins Avenue and Liberty Avenue with entries to the building. Restaurant and retail offerings are located on a raised platform level three feet above the street along Collins Avenue and the internal paseo. A vehicular entry and exit on Liberty Avenue allows access to the four- story parking garage pushed against the north site boundary.

Five uniquely shaped, Class A office floors are stacked over the raised retail plinth screening the parking garage levels from the street. The upper three office levels divide into two separate buildings, each with their own circulation cores, creating a three-story open breezeway over the retail base. The office floors are proposed at 13-foot structural heights to allow for the clear ceiling heights required in the marketplace for Class A office space. Cascading glazing on the office floors are shaded by varied cantilevered walkways offering both shared and private outdoor gathering areas for informal meetings and collaboration. Tenant spaces are designed to allow for outdoor terraces, extending interior work spaces to the exterior. Vegetated roofs surround central screened mechanical equipment areas completing the stack.

The Project is seeking LEED Platinum and Wellness certification and incorporates a variety of sustainable elements. The 17’-6″ high platform level retail plinth exceeds the minimum one-foot freeboard requirement utilizing the maximum five feet of freeboard in order to be able to adjust to and respond to future conditions related to floodplain management. The lushly planted public paseo incorporates passive water features along its variable path, reappearing at the intersecting breezeway above. Native planting overflows walkway edges facing the internal breezeway as well as exterior facades facing public streets. This central motif is carried through the north parking garage wall along intermittent horizontal niches.

Recurring flowing water along the tropical planters provides an overall calming effect and encourages the use of informal gathering spots as an alternative to the typical rigid conference room. The design takes advantage of the tropical Miami Beach climate by offering special solutions to the more traditional workplace. The rooftop of the Project will also provide flexible, passive outdoor working space for the use and enjoyment of the penthouse office tenants. There will be no general public access to the rooftop and no other such activities will take place on the rooftop pursuant to a settlement agreement affecting the Property entered into by the Roney Palace Condominium Association. Furthermore, any amplified sound on the rooftop must be broadcast through a carefully controlled distributed sound system.

The project needs approval from Miami Beach’s Planning Board since it is larger than 50,000 square feet. Board approval is also required for mechanical parking. A hearing is scheduled for November 27.

Developing entity North Bay Owner Holdings LLC is 100% owned by Barry Sternlicht, according to a disclosure document filed with the city.

Gensler is the project architect.