g. ZON-23-020 (COA-23-003) 139 N COUNTY RD - THE PARAMOUNT THEATER (COMBO) - SPECIAL EXCEPTION WITH SITE PLAN REVIEW AND VARIANCES
 
TIME CERTAIN:  10:00 AM
 
 The applicant, WEG Paramount LLC, has filed an application requesting Town Council review and approval for a Special Exception with Site Plan Review for the renovation of an existing Landmarked theater structure and the construction of a new three-story mixed use (retail and four residential units) development including Special Exception requests (1) to permit Private Club use in the C-TS district, (2) for square footage greater than 3,000 SF in the C-TS district, (3) for Outdoor café seating use associated with a private club in the C-TS district, (4) for two stories in the C-TS district, (5) for shared parking in the C-TS district, and (6) for a modification to a previously approved Special Exception for Churches, synagogues or other houses of worship to allow for a flexible event space. The applicant is also seeking Site Plan Review for new building(s) or for changes in a permitted use in Sec. 134-1107 which involve more than 2000 square feet of building floor area in the C-TS zoning district. Additionally, the applicant is seeking review and approval for Variances (1) to reduce the required front yard setback, (2) front side street yard setback, (3) and to reduce the required rear yard setback requirements for new construction, (4) to allow three stories in lieu of two stories in C-TS district, (5) to exceed the maximum height, (6) to exceed the maximum overall building height, (7) to exceed the maximum allowable lot coverage limitation, (8) to exceed the maximum building length permitted, (9) to exceed the maximum building size (floor area) permitted, (10) to reduce the required overall landscape open space, (11) to reduce the required front yard landscape open space, (12) to reduce the required front yard setback for the subterranean parking level, (13) to reduce the front side street yard setback for the subterranean parking level, (14) to permit mechanical lift parking in the parking garage, (15) a variance to exceed the maximum height of a perimeter wall on a side or rear property line, (16) to permit residential uses on the first level in the C-TS zoning district in lieu of the above the first-floor requirement, (17) to allow generators on a roof(s), (18) to exceed the maximum height of a screening wall for mechanical equipment on a roof, (19) to exceed the maximum height of mechanical equipment on a roof, and (20) to exceed the maximum height of chimneys, in conjunction with the renovation and adaptive reuse of an existing Landmarked theater structure and the construction of four connected residences with ground floor retail components with two levels of subterranean parking. The Landmarks Preservation Commission will perform the design review.
I have been residing in Palm Beach since the 1970s, alongside my now late husband, our children, and eventually our grandchildren. Over these decades, the only two streets we have lived on have been Sunrise and Sunset Avenues, so I am extremely well acquainted with the property of the Paramount. In fact, I co-founded the Palm Beach Fellowship of Christians and Jews, which for quite some time had an office and held their meetings out of the Paramount, so I have also spent a good amount of time on the property.
I would like to base my comment on three areas: traffic, the proposed private club and broader considerations.
TRAFFIC
Back when my husband, Norman, and I moved into the Leverett House, the Sunset Avenue and North County Road intersection was very treacherous. I became the sole champion of advocating for the installation of the traffic light at the intersection. As much of a safety boost the light has provided since its installation, any Palm Beach resident can tell you how congested and hazardous the intersection remains.
First, it must be acknowledged that coming from the 100 block of Sunset, drivers cannot make a right on red. That is because the building at the corner on the 100 block obstructs the view to the left with the arcade and colonnades. The Paramount’s request for an arcade and colonnades would now block drivers from having a safe view of both directions, not just the left. Without right on red or the ability to go straight due to the new 200 block one-way, drivers and traffic flow are fully dependent on the traffic signal. Today, if you are the fourth car in line or behind a truck, you know you have no chance to make the light, let alone whatever appointment you are going to. Now imagine this scenario while adding in the 100s of cars that may be exiting the Paramount garage onto Sunset. It’s absolutely impossible - and don’t forget about the mobility needs of our terrific first responders!
The 100 block of Sunset is a very narrow street that one can barely navigate a turn onto from County Road if there is any vehicle already waiting at the light. I wait at that light holding my breath when a construction or delivery truck turns onto Sunset trying to fit between my car and the curb (with the truck often driving onto the curb to avoid the cars in line). I can't begin to imagine the extent the proposed Paramount project would exacerbate an intersection and street block that is already dealing with traffic volume far beyond what it can accommodate.
PROPOSED PRIVATE CLUB
The private club should be a non-starter in this project. Palm Beachers love the convenience that joining a club brings, as Norman and I enjoyed for many years at the Palm Beach Country Club. The biggest selling point is that a club provides you with a space to entertain friends, family and other guests, outside of your own home. You can be sure all 475 members, a number that keeps fluctuating and is up to great interpretation as to what constitutes 1 membership, will host dinner parties at the Paramount’s club. All of the consequences will be left for the residents on Sunset, such as myself, to bear. The Town’s code doesn’t provide for a private club in this district for a reason. Lastly, a private club makes the Paramount less open to the public and completely undercuts the developer’s stated goal of this project restoring the Paramount as a place for the entire community to enjoy.
BROADER CONSIDERATIONS
This proposed project will be a construction nightmare. Between the multi-story underground garage excavation, noise, pollution, equipment, tradespeople and all the associated traffic impacts, Sunset Avenue will suffer for a long period, in addition to other major Town roadways that lead to our three bridges. Additionally, once such a project and club would open, it requires immense staffing, maintenance and deliveries, which will only compound the problems posed just by the members’ use of the property. Where will all the employees park? 475 members + staff would never fit in the proposed garage anyway.
CONCLUSION
Palm Beach has always been known as a desirable place to live, hence the applicants are eager to get their proposed Paramount project approved. However, what was once special about Palm Beach is steadily disappearing, and this Paramount project will only speed up the Miami-fication of Palm Beach. This isn’t to say nothing should be done to the Paramount site. Rather, the developer must present a proposal that is completely permitted by the Town’s existing comprehensive plan and codes.
Approving such a project would set a very bad precedent and surely lead to a domino effect of other mega projects being done under the guise of “revitalization.” Palm Beach’s current vitality is already undeniable.
I trust you all will not take my comments lightly and will be reasonable in making your decisions and working to protect the residents and our future.
I live at 146 Sunset Ave next to the proposed project. I have lived here for 23 years and I have seen the area grow dramaticly . The intersection of Sunset ave and North County is continually backed up and impassable .We now have 12 restaurants , numerous shops and publix within two blocks of my home and the proposed development. In addition traffic in the area will continue to increase when the 400 seat Royal Poinciana playhouse and the 200 seat restaurant open. I do not feel it’s acceptable for the Paramount project to include a restaurant and a 475 private club. Eliminating the event space and increasing the proposed private club from 225 members by 250 to 475 has the same impact.
All this development will just exeasterbate the current congestion expecially since there is not adequate parking for the proposed members and potential guests .
In addition all the potential of frequent traffic bottlenecks could make it impassable for anyone on the north end or mid town to reach a hospital if they need emergency medical
care or to just travel on and off the island.
I suggest that before any variances are approved that an extensive traffic impact study be conducted . The picture below from the Civic Association wastaken from Sunset and North county to illustrate town traffic problems.
Vincent Cloud
From:
Elinor Belfer
120 Sunset Avenue, Apt. 3C
Re: 139 N. County Road aka Paramount
Dear Members of the Town Council,
I have been residing in Palm Beach since the 1970s, alongside my now late husband, our children, and eventually our grandchildren. Over these decades, the only two streets we have lived on have been Sunrise and Sunset Avenues, so I am extremely well acquainted with the property of the Paramount. In fact, I co-founded the Palm Beach Fellowship of Christians and Jews, which for quite some time had an office and held their meetings out of the Paramount, so I have also spent a good amount of time on the property.
I would like to base my comment on three areas: traffic, the proposed private club and broader considerations.
TRAFFIC
Back when my husband, Norman, and I moved into the Leverett House, the Sunset Avenue and North County Road intersection was very treacherous. I became the sole champion of advocating for the installation of the traffic light at the intersection. As much of a safety boost the light has provided since its installation, any Palm Beach resident can tell you how congested and hazardous the intersection remains.
First, it must be acknowledged that coming from the 100 block of Sunset, drivers cannot make a right on red. That is because the building at the corner on the 100 block obstructs the view to the left with the arcade and colonnades. The Paramount’s request for an arcade and colonnades would now block drivers from having a safe view of both directions, not just the left. Without right on red or the ability to go straight due to the new 200 block one-way, drivers and traffic flow are fully dependent on the traffic signal. Today, if you are the fourth car in line or behind a truck, you know you have no chance to make the light, let alone whatever appointment you are going to. Now imagine this scenario while adding in the 100s of cars that may be exiting the Paramount garage onto Sunset. It’s absolutely impossible - and don’t forget about the mobility needs of our terrific first responders!
The 100 block of Sunset is a very narrow street that one can barely navigate a turn onto from County Road if there is any vehicle already waiting at the light. I wait at that light holding my breath when a construction or delivery truck turns onto Sunset trying to fit between my car and the curb (with the truck often driving onto the curb to avoid the cars in line). I can't begin to imagine the extent the proposed Paramount project would exacerbate an intersection and street block that is already dealing with traffic volume far beyond what it can accommodate.
PROPOSED PRIVATE CLUB
The private club should be a non-starter in this project. Palm Beachers love the convenience that joining a club brings, as Norman and I enjoyed for many years at the Palm Beach Country Club. The biggest selling point is that a club provides you with a space to entertain friends, family and other guests, outside of your own home. You can be sure all 475 members, a number that keeps fluctuating and is up to great interpretation as to what constitutes 1 membership, will host dinner parties at the Paramount’s club. All of the consequences will be left for the residents on Sunset, such as myself, to bear. The Town’s code doesn’t provide for a private club in this district for a reason. Lastly, a private club makes the Paramount less open to the public and completely undercuts the developer’s stated goal of this project restoring the Paramount as a place for the entire community to enjoy.
BROADER CONSIDERATIONS
This proposed project will be a construction nightmare. Between the multi-story underground garage excavation, noise, pollution, equipment, tradespeople and all the associated traffic impacts, Sunset Avenue will suffer for a long period, in addition to other major Town roadways that lead to our three bridges. Additionally, once such a project and club would open, it requires immense staffing, maintenance and deliveries, which will only compound the problems posed just by the members’ use of the property. Where will all the employees park? 475 members + staff would never fit in the proposed garage anyway.
CONCLUSION
Palm Beach has always been known as a desirable place to live, hence the applicants are eager to get their proposed Paramount project approved. However, what was once special about Palm Beach is steadily disappearing, and this Paramount project will only speed up the Miami-fication of Palm Beach. This isn’t to say nothing should be done to the Paramount site. Rather, the developer must present a proposal that is completely permitted by the Town’s existing comprehensive plan and codes.
Approving such a project would set a very bad precedent and surely lead to a domino effect of other mega projects being done under the guise of “revitalization.” Palm Beach’s current vitality is already undeniable.
I trust you all will not take my comments lightly and will be reasonable in making your decisions and working to protect the residents and our future.
Sincerely,
Elinor Belfer
This is a massive project that needs considerable downsizing, if not complete revision. Reject as presented.
Susan Watts
44 Cocoanut Row
I live at 146 Sunset Ave next to the proposed project. I have lived here for 23 years and I have seen the area grow dramaticly . The intersection of Sunset ave and North County is continually backed up and impassable .We now have 12 restaurants , numerous shops and publix within two blocks of my home and the proposed development. In addition traffic in the area will continue to increase when the 400 seat Royal Poinciana playhouse and the 200 seat restaurant open. I do not feel it’s acceptable for the Paramount project to include a restaurant and a 475 private club. Eliminating the event space and increasing the proposed private club from 225 members by 250 to 475 has the same impact.
All this development will just exeasterbate the current congestion expecially since there is not adequate parking for the proposed members and potential guests .
In addition all the potential of frequent traffic bottlenecks could make it impassable for anyone on the north end or mid town to reach a hospital if they need emergency medical
care or to just travel on and off the island.
I suggest that before any variances are approved that an extensive traffic impact study be conducted . The picture below from the Civic Association wastaken from Sunset and North county to illustrate town traffic problems.
Vincent Cloud
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