The San Francisco Planning Commission approved a 211-room hotel at 570 Market Street on 11 September 2025. The commission voted unanimously. The vote fixes the room count for a 29-story tower in the Financial District. No operator and no brand attach to the project. A group seller has no rate to quote until one does.
What a group seller can hold today
The state environmental record for the project describes it. The plan demolishes the existing two-story-over-basement buildings and puts up a 29-story building of approximately 300 feet, or 320 feet with rooftop mechanical equipment and screening. The building runs approximately 156,000 gross square feet, with approximately 3,400 gross square feet of retail fronting Market Street and approximately 123,000 square feet of hotel space for about 211 guest rooms fronting Sutter Street.
Frontier Group LLC is the sponsor, and Danny Forster is the architect. Planning staff member Jonathan Vimr told the commission that CBRE's report and addendum projected that a high-end, view-oriented hotel would open into a "strong and viable" market, and that the project "could not realistically be delivered for several years."
A room count, a street corner and a market forecast are the whole of it. The record names no management company, no flag and no sales contact. Group rates, block terms, concessions and commissions all follow a flag. A citywide request for proposals has no recipient at this address. The project description also carries no meeting-room count, no ballroom and no breakout list to price against.
Where the site sits
The parcel is 0.16 acres at Block 0291, Lot 013, in the C-3-O Downtown Office district. The state record gives Montgomery Street as the cross street and 94104 as the ZIP code. The guest rooms front Sutter Street and the retail space fronts Market Street.
The neighbours who objected
Chelsea Pacific Group owns the Chancery Building, a seven-story office building next door, and it submitted its own economic analysis that the hotel would hinder other hotels in the area. Chancery representatives raised privacy, construction noise, dust and blocked light. Architect Danny Forster said the designers staggered and angled the windows to avoid direct lines of sight.
Commissioner Amy Campbell supported the hotel at the hearing. "This is in the heart of downtown," she said. "This is our primary commercial corridor. This is where we welcome tourists and visitors. This is how we can accommodate conferences."
The appeals are closed
The Board of Appeals heard two appeals against the planning commission's Downtown Project Authorization on 17 December 2025. The appellants were CPH 564 LP, the owner of the Chancery Building at 564 Market Street, and 44 Montgomery Property LLC. They argued that the authorization granted improper exceptions for freight and tour-bus loading and would overload Sutter Street. The board found no abuse of discretion and voted 3-0 to uphold the authorization. The mitigated negative declaration had already been upheld by the Board of Supervisors.
The planning record states that the site holds no on-site loading space and no on-site parking. Planning staff told the board that the commission relied on nearby curbspace and design mitigations. A group moving coaches and freight to this address works from curbspace on Sutter Street.
The citywide houses
Hilton San Francisco Union Square and Parc 55, the city's two largest hotels, carry the citywide blocks. Investors in both defaulted on their loan in 2023. CBRE put San Francisco's revenue per available room forecast at 8.4 percent for the year, against a 1.3 percent national average.
What to ask the developer before an RFP
Four answers set a group programme. The operator selection and the flag. The meeting-space square footage. The construction start. The target rate and segment.
Until the operator lands, a group seller holds a room count and an address.