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Planning Commission approves Boxcar Theatre at 644 Broadway with strict alley‑use conditions
Summary
After hours of public testimony from neighbors and businesses, the Planning Commission approved Boxcar Theatre's conditional use authorization for a live performance venue with an accessory bar, but limited patron use of the alley to supervised entry before 8:30 p.m., forbade alley exits, required greeters and mandated a six‑month staff review.
The Commission granted conditional use authorization for Boxcar Theatre at 644 Broadway on July 28 but imposed conditions aimed at limiting impacts to adjacent residents in Kenneth Rexroth Place. The vote was unanimous.
Staff described the proposal as a live performance theater with accessory alcohol sales; the draft motion included updated language to require a new conditional use if the site later altered the accessory bar to a different use. Andrew Perry said the Department recommends approval with conditions because the project "complies with the applicable provisions of the planning code and is consistent with the general plan." (transcript)
The project sponsor, David Gluck of Boxcar Theatre, told commissioners the nonprofit had already invested roughly $2,500,000 in build‑out and that the Speakeasy production would employ dozens of actors and crew. "We have already spent $2,500,000 on this project," he said (transcript).
But dozens of nearby residents testified that allowing patrons to use the narrow Rexroth Place alley for entry or exit would create noise, loitering, smoking and safety problems; speakers described vomiting, urination and graffiti in the alley on nights when crowds gather. Residents asked that all patron access occur on Broadway instead of through the alley.
To balance theater operations and neighborhood concerns, the commission approved the CUA with these key conditions: when the alley is used it may be opened only for supervised, staggered entry (up to 8:30 p.m.), not for exit; theater staff must station greeters at the alley gate and at the building door; the project sponsor must maintain the alley and coordinate garbage and deliveries to reduce impacts; and staff will report back six months after opening to evaluate whether conditions are working. Commissioners framed the conditions as test‑and‑refine measures: if alley use cannot be kept quiet staff may require changes.
Why it matters: the decision permits a new cultural venue that the sponsor and Chinatown groups say will bring jobs and evening activity to Broadway — while signaling that the commission will require specific operational controls when entertainment uses abut residential back alleys.
Next steps: the project sponsor will implement the security and operations plan accepted by SFPD and the Entertainment Commission; Planning staff will return with a six‑month monitoring report after the theater opens.
