The 85 West Portal project is poised to revitalize a site that has been vacant for nearly five years. The proposed plan envisions a 9-story building with 64 residential, for-rent units, including one- two-, and three-bedroom apartments. The design prioritizes larger, family-sized units, incorporates ground-floor retail space, and provides 10 onsite below market rate homes.
The Appleton family has owned this site for a century. Following the departure of the theater operator in 2021, Jesse Appleton, a fifth-generation owner, formed a partnership with family friend Alex Vartan to buy the property and keep ownership in the family, with the intention of revitalizing it for the community and future generations.
The theater is in a significant state of disrepair. Following the operator’s departure, utilities were shut off, and key theater equipment, including the screen, projection equipment, and snack bar were removed. The heating, ventilation, and air-conditioning systems are dysfunctional and in need of repairs or complete replacement. As a result, renovating the building is not feasible. Instead, the project team plans to revitalize the site with neighborhood-serving retail. There are also plans to incorporate some architectural elements from the original building into the new design.
The proposal includes a combination of unit sizes to accommodate both individuals and families, aligning with the demographics of the neighborhood. The plan features 16 one-bedroom, 36 two-bedroom, and 12 three-bedroom apartment homes. This mix will offer a range of housing options, including three-, two-, and one-bedroom units to suit households and individuals at different stages of life.
Yes. The proposal includes ten below market rate, on-site homes, double the amount required under city code. Five of the below market rate units will be designated for low-income households in San Francisco, specifically those earning 50% of the Area Median Income (AMI). The other five will be for moderate-income households earning 120% of the AMI.
The proposal includes 27 parking spaces. The site is also a short five-minute walk from the West Portal light rail station and near several bus stops, providing easy access to public transit and reducing the need for driving.
Construction will likely begin in early 2027 and will take approximately 18 to 24 months to complete. Further information will be shared as the timeline develops.
The project utilizes SB330 and AB2011 and the State Density Bonus Law (AB 1287) to increase density and streamline approvals. No discretionary hearings will be required; the project will be reviewed by planning staff and assessed for compliance. The use of AB2011 also requires the development team to pay prevailing wages and provide qualifying commercial tenants with relocation assistance, as well as mandates on-site below market rate units.
The development team selected these two state laws because they are the most certain and applicable tools available for this site. AB 2011 is specifically designed for commercial sites near transit hubs, making it well-suited to this location. This project has been in development for some time, and regulatory certainty is essential to securing financing and moving the project forward. While Family Zoning was close to adoption at the time the application was filed, the timing of its implementation is uncertain due to potential legal challenges and other considerations. Given San Francisco’s ongoing housing crisis, delaying the project to wait for new zoning would not be an effective approach. Additionally, although Family Zoning could allow for a higher unit count, it would require smaller units than those currently proposed. We believe that prioritizing larger units better serves the needs of this family-oriented neighborhood, where the cost of a home averages $2-3.3 million, making homeownership out of reach for many. Current housing options are severely limited for new families, young professionals, and older residents who wish to downsize while remaining in the communities they have long called home.
The SB330 application was submitted on January 5, 2026, and the AB2011 application is anticipated to be submitted in early 2026. Following the submission of the SB330 application, the development team has 180 days to file a formal planning application. The Planning Department will then have up to 30 days to determine completeness, followed by up to 60 days to determine the applications comply with objective planning standards. After determining the applications comply with objective planning standards, the City must approve the project within 60 days.
The project team includes Jesse Appleton and other members of the Appleton family, along with longtime family friend and partner Alex Vartan. The project is being designed by Handel Architects, a renowned firm with decades of experience in mixed-use development in San Francisco. The redevelopment of the site is supported by DM Development, a respected local firm known for innovative housing projects that strengthen communities and advance sustainable living. A member of the DM team also resides in the West Portal neighborhood, bringing a local perspective to the project. Together, this project team is deeply committed to design excellence.
Empire West Portal, LLC is a partnership formed in 2021 by Jesse Appleton, a fifth-generation owner of 85 West Portal Avenue, and Alex Vartan, and includes members of both the Appleton and Vartan families. The partnership was established following the closure of the theater to purchase the property and keep it in the Appleton family while determining its long-term future, including the proposed redevelopment.
While community engagement is not required under SB330 and AB2011, the project team is committed to clear and transparent communication and plans to work with neighbors to provide regular updates and ensure that potential impacts and community benefits are well understood. Information will be available on the project website, where community members can also submit questions and sign up for updates. The team will also conduct community outreach when it comes time to fill the new retail space, engaging the community to determine what businesses would be best suited to the neighborhood’s needs.
Yes! We look forward to revitalizing this site with 4,094 square feet of ground floor retail space. Additionally, the use of AB2011 requires the development team to pay prevailing wages during construction, provide qualifying commercial tenants with relocation assistance, and include onsite below market rate housing units. We are also pleased to be offering housing for West Portal residents at all stages of life, from families looking to grow, to empty nesters looking to downsize, to young adults ready to move out on their own.
Under AB2011, the development team is required to provide qualifying commercial tenants with relocation assistance. The new building will also feature ground floor retail space. The project team will engage in merchant outreach later on in the process to identify interested businesses to fill the space.
While construction will likely have a temporary impact on traffic, 85 West Portal is a transit-oriented development with close proximity to the West Portal light rail station as well as several bus lines. Residents will have convenient access to public transit, reducing the need for driving. The project will also feature 27 parking spaces. More information about construction impacts will be made available later on in the process, and the team will work with nearby merchants to discuss best practices for managing construction-related impacts.
