Related Companies proposal for Deauville site would create Oceanside FAR overlay, spark debate over adjacent parcels

Stephen Ross, developer with Related Companies, and project counsel presented a proposal to create an Oceanside FAR overlay for the Deauville hotel block in North Beach that would allow increased intensity on that large site and two adjacent small lots to the north and south.

The proposal would amend the comprehensive plan and the City’s land-development regulations to allow a maximum FAR up to 4.5 for qualifying parcels within an overlay (subject to meeting size and public-benefit benchmarks) and a maximum height of roughly 375 feet for eligible development. Ross said the plan envisions two towers separated by a broad landscaped plaza, an Equinox hotel, and public beach access on the Deauville property. Neeson Kasdan, counsel for the applicant, presented an economic-impact estimate showing an annual TIF benefit to the North Beach CRA in the millions and a net-present-value benefit to the CRA over the life of the district.

Why it matters: committee members and multiple public speakers framed the proposal as a potential catalytic investment for North Beach but also warned it could create unintended consequences for nearby historic properties and smaller vacant lots. Opponents and nearby property owners asked for safeguards to prevent disproportionate windfalls to adjacent owners or demolition pressure on historic buildings.

Key points from the presentation and committee discussion - Project concept: Related Companies’ principal Stephen Ross said the plan would replace the current Deauville assembly with two landmark buildings separated by more than 200 feet of open space and landscaping and would include a high-end lifestyle hotel (Equinox) and residential uses. Ross said Frank Gehry is the project…