OKO and Cain International propose new development on Palm Beach’s South End
- Jake Nicholas
- Apr 1
- 2 min read
The Palm Beach Architectural Commission recently reviewed preliminary designs for an upscale condominium development proposed to replace the aging Ambassador hotel and adjacent Edgewater building in the island's South End, requesting significant design adjustments before proceeding further.
The project is being led by Miami-based OKO Group, headed by developer Vlad Doronin, and London-based investment firm Cain International, who jointly acquired the Ambassador hotel and the neighboring Edgewater property in October 2022. Spina O’Rourke + Partners is the architect of record. Their proposal includes three contemporary, five-story residential buildings totaling 41 units—considerably fewer than the current 135 units on-site.
Despite the recognition that the project could significantly influence future development standards in Palm Beach’s condo-heavy southern neighborhood, the Architectural Commission remained divided on the aesthetics and suitability of the design. Some commissioners saw the initial proposal positively, appreciating the departure from typical condo designs, while others felt the style was more fitting for areas like Miami or Costa Rica and did not reflect Palm Beach’s distinctive character.
Key areas of concern include the extensive use of glass façades, which critics say would significantly increase energy demands, and design details such as curved travertine balcony supports and terra-cotta accents. Suggestions included using coral stone rather than travertine and reducing ceiling heights to align visually with neighboring buildings.
Additionally, the project faces multiple zoning variance requests, most notably related to subterranean parking. The developers argue these underground garages are essential, given that above-ground parking structures would violate town height restrictions. They must also address FEMA elevation standards, resulting in complex variance considerations.
The Town Council will further examine the development and its multiple variance requests during their April 9 meeting, where they will also evaluate plans for an underground tunnel connecting the two sites' parking facilities.
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