80 Willow Rd.

80-Willow-Rd-image

The City continues to process the Willow Park development application at 80 Willow Road. The Applicant (N17 Development representing Willow Park LLC) is pursuing the Willow Park project through multiple avenues, including, but not limited to SB 330, the "Builder's Remedy," and AB 2011. View a Feb. 13, 2026 summary overview of the applicant’s proposed project and the City’s review.

The proposed project is located on a 6.7-acre site at 80 Willow Road in the Linfield Oaks neighborhood (Location Map). The project proposes demolition of all existing structures to construct a new mixed-use development with approximately 665 residential units, 301,000 square feet of office, 17,000 square feet of retail, and 171,000 square feet of hotel (130 rooms). The proposed preschool building (approximately 3,000 square feet) would be 22 feet tall and the other three proposed buildings would range from 301-458 feet tall. The existing site was the former headquarters of Sunset Magazine and was deemed eligible for the National Register of Historic Places and is listed in the California Register of Historical Resources.

What are the next steps?

The City will continue to: 1) process the development application and respond to the applicant’s assertions, 2) follow environmental review requirements pursuant to the California Environmental Quality Act (CEQA) unless the application demonstrates it is exempt, and 3) keep the community informed of project updates through this webpage and email updates (subscribe below).

The project is subject to environmental review pursuant to CEQA unless exempt through other processes (such as AB 2011). In May 2025, the City approved a professional services contract for LSA Associates to perform the required environmental analysis. The environmental review work has not begun and is pending the applicant’s deposit of funds for the consultant to begin the work. Please refer to the “Frequently asked questions” section below for additional information, attention to the “What is the environmental review (CEQA) process” subsection.

Are the project plans available for review?

View site plan and massing diagrams(PDF, 1MB)

Pursuant to State law, the City is limited in its availability to publicly post architectural drawings without architect permission. Members of the public may view the application materials, including architectural drawings, in person at City Hall. Appointments are encouraged to view the materials in person. Appointments with the Planning Division can be made online at menlopark.gov/appointment.

To receive updates about the project, please subscribe below.

Timeline

Select events in the project history are listed below, beginning with the most recent event.

  • On Feb. 12, 2026, the Applicant resubmitted the formal development application in response to the City’s Jan. 22, 2026 determination.

  • On Nov. 19 and Dec. 24, 2025, the applicant submitted additional materials to support their assertion of application processing under AB 2011. On Dec. 18, 2025 and Jan. 22, 2026, the City issued determinations that the application remains ineligible for streamlined processing under AB 2011 and continues to evaluate the assertion of application filing under the Builder’s Remedy.
    - AB 2011 determination - Dec. 18, 2025(PDF, 146KB)
    - AB 2011 determination - Jan. 22, 2026(PDF, 174KB)

  • On Nov. 7, 2025, the City deemed the application inconsistent with multiple development standards. The City also determined that the application is not eligible for streamlined processing under AB 2011 and continues to evaluate the assertion of application filing under the Builder’s Remedy. See additional information under the “Frequently asked questions” drop down menu below.
    - Consistency review letter(PDF, 345KB)
    - AB 2011 determination(PDF, 817KB)

  • On Oct. 10, 2025, the Applicant resubmitted the formal development application in response to the City’s May 6, 2025 determination.

  • On May 13, 2025, the City Council approved a professional services contract with LSA Associates to perform the required environmental analysis for the development proposal. See additional information about the CEQA process under the “Frequently asked questions” dropdown below (attention to “What is the environmental review (CEQA) process?”).
    -  Staff report(PDF, 52MB)
    -  Video

  • On May 6, 2025, the City deemed the application inconsistent with multiple development standards. See additional information under the “Frequently asked questions” drop down menu below (attention to “What does a consistency review mean?”).
    - Consistency review letter(PDF, 580KB)

  • On Mar. 7 and 19, 2025, the Applicant resubmitted the formal development application in response to the City’s Jan. 13, 2025 determination.

  • On Feb. 28, 2025, the City received a total of six scopes of work and budget proposals from environmental consultant firms in response to the request for proposals (RFP). See additional information about the CEQA process under the “Frequently asked questions” drop down menu below (attention to “What is the environmental review (CEQA) process?”).

  • On Jan. 24, 2025, the City issued a Request for Proposal (RFP)(PDF, 2MB) for CEQA consultant services. See additional information about the CEQA process under the “Frequently asked questions” drop down menu below (attention to “What is the environmental review (CEQA) process?”).

  • On Jan. 13, 2025, the City deemed the application inconsistent with multiple development standards. See additional information under the “Frequently asked questions” drop down menu below (attention to “What does a consistency review mean?”).
    - Consistency review letter(PDF, 265KB)

  • On Nov. 14, 2024, the City deemed the application complete. See additional information under the “Frequently asked questions” drop down menu below (attention to “What does a complete application mean?”).
    - Completeness review letter(PDF, 197KB)

  • On Oct. 16, 2024, the Applicant resubmitted the formal development application. 

  • On Oct. 11, 2024, the City deemed the application incomplete due to required items missing from the application.
    - Completeness review letter(PDF, 2MB)

  • On Sept. 12, 2024, the Applicant resubmitted the formal development application.

  • On June 22, 2024, the City deemed the application incomplete due to required items missing from the application.
    - Completeness review letter(PDF, 1MB)
    - AB 2011 determination(PDF, 130KB)

  • On May 24, 2024, the Applicant submitted the formal development application. 

  • On Dec. 7, 2023, the Applicant submitted a preliminary application.

Frequently asked questions

What does a complete application mean?

The City deemed the application complete on November 14, 2024 as all required items have been submitted per established City and Senate Bill 330 (SB 330 or Housing Crisis Act of 2019) guidelines. SB 330 allows a preliminary application process and streamlined review for eligible housing development projects.

The determination of application completeness begins the next phase of consistency review.

What does a consistency review mean?

The City reviewed the project for consistency with applicable development standards. The Housing Accountability Act requires the City to identify a housing development project’s inconsistency with objective development standards.  A determination of inconsistency does not amount to a denial of the project.

On Jan. 13, 2025; May 6, 2025; Nov. 7, 2025; and Feb. 12, 2026, the City found the application to be inconsistent with multiple City development standards.

What is the environmental review (CEQA) process?

The project is subject to review pursuant to the California Environmental Quality Act (CEQA). 

As a first step, the CEQA consultant prepares an Initial Study (IS) that serves as a preliminary analysis to determine the relative environmental impacts associated with a proposed project. It is designed as a measuring mechanism to determine if a project could have a significant adverse effect on the environment.

If the IS results show that mitigation would not be possible or feasible for any of the topics, or would still result in a significant environmental impact, preparation of an Environmental Impact Report (EIR) is required. If mitigation is possible or feasible, a mitigated negative declaration may be prepared. If the IS results show no potential for environmental impacts, a negative declaration may be prepared.

Consultant Selection – Request for Proposals (RFP)

On May 13, 2025, the City Council approved a professional services contract with LSA Associates to perform the required environmental analysis for the development proposal.

If the project is subject to environmental review, the environmental review typically covers a number of topic areas in relation to the physical environment, such as:

  • Aesthetics
  • Agriculture and Forestry Resources
  • Air Quality
  • Biological Resources
  • Cultural Resources
  • Geology and Soils
  • Greenhouse Gas Emissions
  • Hazards and Hazardous Materials
  • Hydrology and Water Quality
  • Land Use and Planning
  • Mineral Resources
  • Noise and Vibration
  • Population, Housing, and Employment
  • Public Services and Recreation
  • Transportation and Traffic
  • Utilities and Service Systems
Public Participation and Timeline

Public participation is an essential part of the CEQA process. The City will issue and publicize notices to announce various milestones in the CEQA process such as:

  • Consultant Selection – On May 13, 2025, the City Council approved a professional services contract with LSA Associates to perform the required environmental analysis for the development proposal.
  • If it is determined that an EIR must be prepared:
    • Notice of Preparation and EIR Scoping Session – This notice confirms the preparation of an EIR and announces a public scoping session. An EIR scoping session provides an opportunity early in the environmental review process for the Planning Commission and the public to comment on specific topics that they believe should be addressed in the environmental analysis.
    • Notice of Availability of Draft EIR – This notice announces the availability of the Draft EIR document and begins a public review and comment period.
    • Notice of Release of Final FEIR – This notice announces the availability of the Final EIR document, which may contain additional information about potential environmental impacts and responds to substantive comments received during the public comment period.
    • Public hearings with the Planning Commission and City Council will be held to evaluate/certify the environmental review documents along with review for the project application itself. A summary timeline of environmental review milestones will be developed by the City and the CEQA consultant and posted to this webpage. Please check back and subscribe to the project email list for updates.

Does the property have a special historical status?

On June 24, 2025, the federal Keeper of the National Register of Historic Places (National Register) determined that the property is eligible for the National Register. As a result of being determined eligible for the National Register, the property has also been listed in the California Register of Historical Resources (California Register).

What is “Builder’s Remedy”?

California Government Code § 65589.5(d)(5) of the Housing Accountability Act (HAA), provides that a local agency shall not disapprove a housing development project for very low-, low-, or moderate-income households, or an emergency shelter, or condition approval in a manner that renders the housing development project infeasible, based on the project’s inconsistency with zoning and General Plan standards, if the local agency had not timely adopted a “substantially compliant” housing element.

Visit the Builder’s Remedy webpage to learn more.

What is AB 2011?

AB 2011 (as amended by AB 2243 and AB 893) streamlines housing development in certain commercial zones in California. It requires ministerial approval of qualifying housing development projects if the project meets prescriptive project, site, affordability, density and labor standards. Projects subject to AB 2011 are exempt from CEQA.

The City has determined the project is ineligible for streamlined review pursuant to AB 2011. The applicant has the opportunity to respond to the City’s determination.

Notice of challenged conduct

On Nov. 19, 2025(PDF, 258KB), the applicant submitted a letter challenging the City’s conduct related to the City’s prior determinations that the project is ineligible for AB 2011. Pursuant to State law, the City must respond to the applicant’s challenged-conduct correspondence between January 18, 2026 and February 17, 2026.

On Feb. 10, 2026(PDF, 152KB), the City issued a challenged conduct response letter to detail how the City’s actions have not “disapproved a housing development project.” 

 

Contact us

Calvin Chan
Senior Planner
Email

650-330-6763

Location

80 Willow Rd., Menlo Park, CA 94025  View map

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