Special Joint Historic Preservation & Planning Commission Meeting – June 15, 2023

This joint hearing of the San Francisco Historic Preservation Commission (HPC) and Planning Commission (PC) considered a series of items related to the Castro Theater and the Castro Street Neighborhood Commercial District (NCD). The meeting began at 11:15 am and lasted over seven hours. The HPC first voted on a Certificate of Appropriateness (COA) and a Planning Code Amendment, then adjourned. The PC then separately considered a Planning Code Amendment and a Conditional Use Authorization (CUA) for the same project. A total of 1,580 public comment letters were received in support of the project, 704 in opposition, and approximately 80 neutral submissions.

Consent Calendar

• The HPC and PC approved a consent calendar containing several routine items, including continuances of 10 items (e.g., 51 Prosper Street, 372 Dolores Street, 900 Chenery Street) to later dates (June 29, July 13, July 20, July 27, 2023).
• The PC also approved a consent calendar for items 14–17 (e.g., 1615 Polk Street, 555 Fulton Street #307 and #405, 667 Folsom Street) without discussion.

Public Comments & Testimony

• Supporters (over 1,500 letters and dozens of speakers): Representatives from IATSE Local 16, the Castro Merchants Association, the Eureka Valley Neighborhood Association, Frameline, the Gay Men’s Chorus, and many local residents and business owners expressed strong support. They argued that the theater’s financial viability requires a flexible, multi-use venue; that the $15 million investment by Another Planet Entertainment (APE) will restore the historic fabric and bring ADA accessibility; and that the current 2001‑era seats are not historic and can be replaced with a reversible system. Speakers emphasized that the neighborhood is in decline and needs the theater to thrive.
• Opponents (704 letters and many speakers): Members of the Castro Theater Conservancy, the Castro LGBTQ Cultural District, the Harvey Milk LGBTQ Democratic Club, and other community members argued that the proposed removal of the orchestra‑level fixed seats and the raked floor would destroy the character‑defining features of a movie palace. They contended that the theater can be profitable with the existing seating, that APE has a poor track record of honoring promises (e.g., at Bill Graham Civic Auditorium), and that the plan would turn the theater into a concert venue open only 180 days a year, reducing community access. They requested enforceable conditions including community oversight, a minimum of 25% LGBTQ+ programming, and a default seating arrangement.

Discussion Items

• Planning Code Amendment (Nighttime Entertainment in Castro Street NCD): Staff recommended approval with a modification to remove non‑residential use size limitations for Article 10 landmarks in the district. The HPC and PC both approved this amendment.
• Certificate of Appropriateness (COA) for Castro Theater: The HPC reviewed the proposed interior and exterior alterations, including restoration of historic features, installation of a flexible tiered seating system, new HVAC, and a rear addition. Commissioners questioned the reversibility of the seating changes, the treatment of the blade sign, and the security gate. The HPC voted 5‑0 to approve the COA with conditions requiring completion of all preservation work (including ceiling, murals, proscenium, and blade sign) within five years, administrative review of finishes, and compliance with Secretary of the Interior Standards.
• Conditional Use Authorization (CUA) for Nighttime Entertainment and Bar: The PC discussed extensive conditions proposed by Commissioner Braun and President Tanner, including a minimum of 90 days of public events (reduced from 135), annual meetings with the Castro LGBTQ Cultural District (twice yearly for the first three years, then annually), a good‑faith effort to source local food and beverage concessions, and annual reporting to the PC and HPC. The project sponsor, APE, objected to some requirements, but the PC adopted the modifications after debate.

Key Outcomes

• Historic Preservation Commission (HPC): Approved the COA and Planning Code Amendment (5‑0) with conditions: full preservation scope to be completed within five years, administrative review of architectural finishes, and restoration of the blade sign prior to temporary certificate of occupancy.
• Planning Commission (PC): Approved the Planning Code Amendment (5‑1, Commissioner Diamond dissenting) with staff modifications. Approved the CUA (4‑2, Commissioners Imperial and Moore dissenting) with modified conditions: at least 90 days of public events per year; at least 25% of programming committed to LGBTQ+ arts and culture (as stated in the online community benefits package); semi‑annual meetings with the Castro LGBTQ Cultural District for the first three years, then annual; an annual meeting with other interested organizations; good‑faith efforts to source a portion of concessions from local businesses; annual reporting to the PC and HPC; and a requirement that the CUA report be forwarded to the HPC.
• Continuances: All 10 proposed continuances were granted.
• Consent Calendar: Items 14–17 were approved without discussion.

Note: The meeting also included a land acknowledgement, roll call, and disclosures by commissioners. The HPC adjourned after its vote; the PC remained in session to complete its agenda.