The record number and the site
The Planning Commission issued the Downtown Project Authorization for 570 Market Street under Motion No. 21806 on 11 September 2025. Record No. 2019-017622DNX. The Board of Appeals denied both appeals against it on 17 December 2025.
The site covers 7,045 square feet on the north side of Market Street, inside the triangular block bound by Market Street, Sutter Street and Montgomery Street. The zoning is C-3-O Downtown Office within the 300-S height and bulk district. The block and lot is 0291/013.
Two existing two-storey buildings over a shared basement come down. The excavation removes about 3,900 cubic yards of soil. The record puts construction at about 24 months.
The floor areas the authorization publishes
The motion authorises a 29-storey hotel of 126,333 gross square feet. The building stands approximately 300 feet tall, or 320 feet with rooftop mechanical equipment and screening.
Retail runs to 3,386 square feet on the first and second floors fronting Market Street. Hotel space runs to about 123,000 square feet for about 211 guest rooms fronting Sutter Street.
The public open space measures 4,211 square feet. It carries a ground-level entry and a 15th-floor terrace of about 2,300 square feet.
Sixteen bicycle parking spaces sit on the drawings, eight of Class 1 and eight of Class 2. The project holds no off-street parking space. The permit grants exceptions from Planning Code sections 132.1, 152.1, 161 and 162, and the building uses one on-street loading space along Sutter Street.
The entitlement sequence
Melinda Sarjapur of Reuben, Junius & Rose, LLP filed the application on 1 October 2019 for Frontier Group LLC. The Board of Appeals ruling on 17 December 2025 closes an interval of 2,269 days.
The Planning Department prepared a Preliminary Mitigated Negative Declaration on 30 October 2024. Two appeals of it arrived on 20 November 2024, from CPH 564, LP, the owner of the Chancery Building at 564 Market Street, and from BCAL 44 Montgomery Property LLC.
The commission continued the entitlement items on 3 April 2025. On 1 May 2025 it denied an appeal against the declaration and approved the Final Mitigated Negative Declaration. It approved the Downtown Project Authorization and the Conditional Use Authorization on 11 September 2025, and adopted the mitigation programme as a condition of approval.
An environmental appeal reached the Board of Supervisors and was heard on 18 November 2025. The Board of Appeals heard both permit appeals on 17 December 2025, after President Trasviña rescheduled the matter from 19 November 2025 for lack of a quorum. The board denied both appeals on a 3-0-1 vote, with Commissioner Saroyan recused.
What the documents carry for a booking desk
The authorization names no hotel brand and no operator. The documents carry no room rate and no booking window. The record carries no construction start date, no building permit, no general contractor and no construction lender.
A booking desk reads three later documents as the signals that set delivery, segment and rate. The building permit sets the delivery date. The operator or brand appointment sets the segment. The construction loan sets the project cost.
The rate the rest of the city carries
Engine’s city table puts the San Francisco average at $165 a night across 3.1 million public rate observations from May 2024 to April 2026. Those are par rates, the cheapest public price at the time of each search.
March averages $197, which is 19 percent above the city figure. December averages $129, which is 22 percent below it. 35 percent separates the two months.
The city ranks 18 of 50 markets in that dataset and sits 11 percent above the $148 median.
Where the 211 rooms sit today
The 211 rooms carry no rate and no delivery date. A booking desk holds a room count and a street corner.
The city table gives the reading that applies once the property opens. A March stay prices 19 percent above the city average. A December stay prices 22 percent below it.
Read the building permit as the first published signal. Read the operator appointment as the second. Read the construction loan as the third.