The San Francisco Planning Commission has given the go-ahead for Sanctum Baths, a $5 million gay bathhouse that will become the city’s first new venue of its kind in more than four decades. The unanimous 7-0 vote on 5 November cleared the last major regulatory obstacle for developer Kevin Born, allowing the project at 40 12th Street to move from paperwork to construction.
Born, the chief executive of Ashbury General Contracting & Engineering, will convert the two-storey building that once housed his firm’s headquarters into a health-focused, community-oriented space. He describes the future establishment as an “upscale, unapologetically queer” sanctuary that will feel more like a luxury spa than a traditional bathhouse.
Approval details and design expectations
The commission’s decision addressed two contentious points: the building’s street-facing windows and the need for a conditional-use permit. San Francisco zoning rules normally require clear, unobstructed windows for commercial frontages, but a fenestration variance was granted, permitting the use of obscured yet translucent glazing that protects patrons’ privacy while maintaining an active storefront. Planning staff praised the compromise, noting that the revised façade respects the Urban Design Guidelines and aligns with the city’s aesthetic standards.
With the variance secured, the entrance will remain on 12th Street, and the interior will feature private rooms, a sauna, a steam area, and a relaxation lounge. Born has yet to select an architectural firm, but he estimates the total development cost at roughly $5 million and aims for a late-2027 opening, contingent on final permitting, design work, and construction progress.
Regulatory evolution that made the project possible
The path to this approval reflects a broader shift in municipal policy. In 1984, a Department of Public Health directive barred private, locked rooms and mandated staff monitoring of sexual activity, forcing most gay bathhouses to shut down. Only a handful, such as the Tenderloin’s Eros, survived by operating without private rooms.
Since then, the city has gradually relaxed those constraints. A 2022 zoning amendment designated specific districts—including the SoMa, Tenderloin, and Castro—as eligible for “adult sex venue” uses. Two years later, Supervisor Rafael Mandelman spearheaded legislation that repealed the antiquated police code prohibiting locked rooms and daily patron registers. Those reforms paved the way for the current application, and the planning commission’s recent variance addresses the remaining visual-privacy hurdle.
Community impact and next steps
Advocates view Sanctum Baths as a milestone for LGBTQ+ wellness and visibility. The venue’s permit documents commit to active management of noise, sidewalk conditions, security, and ongoing communication with neighbouring businesses. If the timeline holds, the bathhouse will join a sparse handful of queer-focused wellness spaces in the city, offering a modern alternative to the clandestine venues of the 1970s and early 1980s.
Born plans to launch the project within the next 18 months, contingent on hiring architects, finalizing construction contracts, and obtaining any remaining permits. The approval also signals to other entrepreneurs that San Francisco’s regulatory landscape is now receptive to responsibly operated queer spaces, potentially ushering in a new era of community-centric venues.
