department recommend denial of merger that will merger two owner opted out not affordable to the periodic adjustment to the criteria of one $.6 million will result in one combined market-rate that is more unvariable the project will result in a net loss of one dwelling unit to the housing stock per the housing element not retaining the housing by controlling the mooring or protect the housing stock the clement street neighborhood commercial district the residential merger will reduce the mix in the developed for 47 to 46 percent it is unbalance

not consistent with the general plan and the rincon hill area plan although the department recommends denial staff has included an be alternative draft motion should the commission upon deliberation determine that the sponsor the morgue is necessary and desirable and on balance did not admin vertically impact the health and safety of the housing stock in rincon hill should the planning commission approve the conditional use authorization the department approval for the motion for an approval that requires the existing number of bedrooms be maintained to facilitate any conversion back to dwelling units presentation. i'll be happy to answer any questions you may have. >> thank you very much project sponsor thank you, commissioners john with rogers on behalf of the project sponsor brandon miller it is simple and not taking the 10 minutes of our time proposing

two adjacent condo by brandon on field street in order to live together in one single unit and have fran to come up and speak to the project. >> good afternoon. i'm brandon the sponsor my husband and i live here in a 2301 since 2007 we also live part time in southern california as circumstances have pulled united states to the city on a regular basis we see our family going into the future with us being in 23408 most of time my parent have decided to follow up u phenomena us up we can care for them they want to be close to my their grandchild we 3rur7d the

two bedroom condo next door my parent want a combined family unit and instead of looking for something everywhere that is difficult in the city we're here to ask for brawl inform annoyance others living quarters to having a family-sized living space with three bedrooms and four bathrooms to opt out the couples and child the current lay out is in the fundamental to accommodate the needs of our family and one last point i'd like to make i know your sensitive to dwelling units and i'll encourage after we put in our application by our decision only taylor that is more in keeping with mergers that you can consider for approval based on the needs of growing families and i think that particular

commissioner fong some of the comments you made at the time were applicable to our case here so we will sincerely appreciate our consideration of our request here today thank you. appreciate it. >> thank you john reuben, junius & rose unit 400 beale street open field street contracted in 2002 as discussed two existing two bedroom unit adjacent to each other and the merger will result in a three bedroom unit that is an important point i know that staff drachd observe alternative motion in case the commission supports the conversion merger but maintenance the merger it is important that the layout in our plan set that essentially kickoff creates two two bedrooms and one bedroom at the other end that provides two you know

brandon and partner and the coming child and parent with separation with the living space in the middle an important aspect and a 3 unit proposal foreclose you brandon purchased in 2008, and bought their unit and both owner occupied and to provide for the family housing it is understandable about the sensitivity around the mergers those today's concerning the housing authority that really is one of the situations where it is an appropriate to consider the flexibility if that policy that's why we are here slopping to not permitted those are not

bmr units market-rate housing the building was conducted in 1979 not rent-controlled units this is a luxury rincon hill constructed 15 years ago not the oldest housing stock that provides affordable housing to the san franciscans not the type of merger we should be concerned about and, in fact, consider flexibility in the policy because of unique situations like this one i'll tell you i checked online whether or not what the units are renting bremmon the 12 floor we're talking about on the 23 but on the 12 floor is offend for rent at the 5 thousand a month this is the level of affordability we're meeting into one and to that point in 2016 brandon got on appraisal of both units one one-hundred $75 million and the other over one million that is not truly affordable housing in any way and in fact, the appraisals steady the told her in the code in terms of what we

define as quote/unquote amazingly $6 million but the point as of a year ago when the new merger policy or legislation passed this would not have been in front of the commission those are both unaffordable housing and we'll not be here today understand why the policy is shift as we are more and more sensitive that warranty the flexibility in the policy it in remove rent-controlled and at the same time allows the family to grow together and respectfully you approve that merger and allow the two dwelling units to be created and thank you thank you any public comment on this item? seeing none, public comment is closed. commissioner johnson. >> thank you very much

i'm generally supportive of this kind merger, however, i don't agree with the bedroom i think we should keep the recommended mostly from staff to brown be this 4 bedrooms and addition a unit merger we required that both units were separate condo with their own parcels to be sold in the future even if their interior alterations this plan show that the kitchen are to be merged into one and so i might look at the city attorney or staff to see if we wanted to make that requirement that was done whether the kitchen morgue makes things swirlly but that's my recommendation to the commission something i'll support. >> commissioner moore. >> as we discussed at great lengths the adu's this morning wasn't we're taking single-family units inform increase the number of unit not the question of those who live in the unit but the unit be

brought to the market and retained in the meeshth force those in the various income breaks can afford i agree retaining the two unit separated at the - more lifestyle more than imagine is titsz i found the staff report exceptionally done speaks of the policy of the rincon hill neighborhood plan special area plan and i would support the spafz represents as given to us and that's a motion. >> second. >> what's the motion. >> that the physical morgue is denied that it is the motion that the staff recommended for us to consider. >> commissioner fong. >> i'm actually in support and don't want to disapprove it i'm

with sxhoshths there are things if time moves on and this family-sized moved out there is the ability to brings it by a, to the existing conditions i'm curious if it is condo maps if we view that merger to have a delineation to two separate unit i'm not so spent on for these a fourth bedroom it is internal use but curious if the two front doors remain the same would have the ability to demise the combined kitchen. >> i understand the need of the growing families and i know taken care of of parents is a great robot. >> go commissioner vice

president richards. >> so business times yesterday a lot of condos on the market so many condo are produced it is karate's even though the man is still there why not bow a bigger condo in a bigger building that's a question why go through the trouble of reconstructing just find a condo that is 25 hundred square feet. >> sell both of them and bow a bigger condo. >> it is a home we've owned since 2008 with a low basis and low property tax expensive to find a condo units of more than 2000 square feet few if in their approved in the first place as part of big projects they tend to be on the upper floors and their very much urban affordable to us as a family. >> i guess the question what is the largest unit in the building. >> i believe a penthouse over 2000 feet. >> normally i was here on line

looking at real estate your building and approved 12 hundred feet. >> if so typically the largest size. >> you come back to us in 6 months and say you want to move in our aunt and will uncle where do we stop where be a whole floor a slippery slope for me authorizing those with no end in sight. >> not the request. >> i understand. >> you can literally have a whole floor we had someone that bought 3 homes on a 7 unit cul-de-sack one in a house and one and imthis is what we're seeing here i don't know where you want to call it i'm not for it have two separate units you live in one and your parents in one we approved on the taylor street the person suffered from a severe health issue couldn't

feel their way around the unit and go into the front with significance issues have your parents live next door. >> as at the continue to grow older it is a concern i have personally having that interior openness and being able to have our family together without going into separate units it important to our family. >> i understand thank you. >> so, i mean those are tough for us generally well when i look at are we losing a rent-controlled in this case which gives me i would not approve this as a renderings rent-controlled units but this is the a motor home if it building we are proposed with

that unit in place right now i don't think we'll start chopping up the unit size in fact, we're asking project sponsor to do more three bedrooms we've had that discussion a couple of weeks ago i i don't want to see rent-controlled units taken off the market but not troubled by what i will consider two luxury units being merged into one larger unit not an extremely large unit it is a decent sized unit i probably will agree with staff i'd like to see the fourth bedroom i don't know if i agree with trying i - i think it will be difficult to finance on the keeping the two units merged i think this is a value to having three or four bedroom units here

in potentially adding family-sized you units our notation we have legislation before us will request 40 percent of units be two bedrooms and three bedrooms one thousand square feet i'll generally guarantee it in this case i don't know necessary have a strong policy to oppose it not wanting to set precedent for combining unit luxury units but that's okay with the staffs keeping the fourth bedroom it is a need to have a fourth bedroom. >> commissioner johnson. >> thank you very much i i have no problem with the idea of the morgue and again, the reason why a couple of things the reason i suggested the condo of ideas not a condo but the last project with the co-opt buildi