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Planning Commission narrowly approves merger of two Rincon Hill condominiums, requires retention of fourth bedroom
Summary
The Planning Commission approved a conditional use authorization allowing the merger of two condominium units at 400 Beale Street into a single family-sized unit, but required retention of a fourth bedroom; the measure passed 4–3 following debate about condominium subdivision law and housing stock loss.
The Planning Commission on April 13 approved a conditional‑use authorization permitting the merger of two market‑rate condominium units (Units 2301 and 2303) at 400 Beale Street into a single larger family unit, with a 4–3 vote and a specific condition preserving a four‑bedroom configuration.
Planning staff recommended denial because the merger would remove one dwelling unit from the city—s housing stock and result in a significantly more unaffordable unit in the Rincon Hill area, which the staff concluded would not align with the General Plan and area plan objectives. Staff—s alternative motion for approval included conditions to maintain bedrooms and allow possible future restoration.
Project sponsor Brandon Muller testified that he and his family sought the merger to accommodate multi‑generation living — "My husband, Greg, and I have lived in a 2 bedroom condo... My parents bought the 2‑bedroom next door... so we can create a more functional family sized unit" — and that the units are not rent‑controlled and are market‑rate conditions in a 2002 building.
Commissioners weighed preservation of housing-unit counts against family needs and the building—s market status. Several commissioners expressed concern about setting a precedent that could reduce unit counts in a dense neighborhood; others noted the units in question are high‑priced, not rent‑controlled, and that retaining a fourth bedroom would reduce long‑term loss of family‑sized housing options.
The Commission voted 4 to 3 to approve the merger with the staff amendment requiring retention of the fourth bedroom (Commissioners Fong, Johnson, Coppell and President Hillis in favor; Commissioners Melgar, Moore and Richards opposed). The approval included standard conditions and direction that subdivision/map requirements under the Subdivision Map Act and condominium association approvals remain matters for the applicant to satisfy prior to recordation and building permit work.
