The dates the filing and the rulings carry
An application for 570 Market Street reached the Planning Department on 1 October 2019. Melinda Sarjapur of Reuben, Junius & Rose, LLP filed it for Frontier Group LLC. The Board of Appeals denied the last appeal on 17 December 2025. The interval is 2,269 days for 211 guest rooms in a 29-storey building.
Where the time went
The stages carry published dates. The Preliminary Mitigated Negative Declaration was prepared on 30 October 2024, five years after the filing. Two appeals of it arrived on 20 November 2024. The Planning 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. The Downtown Project Authorization and the Conditional Use Authorization came on 11 September 2025. 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, having rescheduled the matter from 19 November 2025 after a lack of quorum, and denied both on a 3-0-1 vote.
Two stretches carry no published activity. The five years between the filing and the preliminary declaration hold no dated step. The four weeks between the September authorization and the November hearing hold none either.
The sponsor’s case on demand
Frontier Group LLC commissioned analyses from CBRE. Planning staff member Jonathan Vimr told the commission that the CBRE report and its addendum projected a high-end, view-oriented hotel opening into a “strong and viable” market. He told the commission the project “could not realistically be delivered for several years.”
The sponsor’s own consultant put delivery years out on the record that cleared the project.
The neighbours’ case
CPH 564, LP owns the Chancery Building at 564 Market Street, a seven-storey office building next door. BCAL 44 Montgomery Property LLC filed the second appeal. The briefs listed blocked light and air, lost ventilation through operable windows and harder office leasing. They listed construction noise, dust, vibration and emissions. They argued that Sutter Street cannot carry a hotel that generates heavy traffic, and that the commission treated the parking, delivery and tour bus exceptions as separate items.
The tower wall would stand about one foot from the Chancery Building’s west-side windows. That distance carried the appeal.
What the entitlement closed
The Planning Commission, the Board of Supervisors and the Board of Appeals have all ruled. The commission approved the two authorizations on 11 September 2025 and adopted the mitigation programme as a condition. The Board of Supervisors affirmed the environmental approval on 18 November 2025. The Board of Appeals denied both permit appeals on 17 December 2025.
The authorization runs with the property. It names no hotel brand and no operator. The record carries no building permit, no general contractor and no construction lender.
Where the constraint sits
The position this record supports: demand is the binding constraint on 570 Market Street. The entitlement sequence closed on 17 December 2025, and the authorization documents publish no construction start date. The counterparties that turn an approval into a building are commercial.
The process still carries cost in the record. Two appeals rounds ran through two bodies. The preliminary declaration took five years to prepare. The appeal hearing was continued several times. The Board of Appeals lost its quorum once and rescheduled, which put the ruling five weeks later than first listed. A project that finances a 24-month build carries those months on its clock.
The three signals that would settle it
A signed operator or brand would set the segment. A filed building permit would set the delivery date. A recorded construction loan would set the project cost that the opening rate must carry. Each is a commercial decision, and none appears in the record yet.