2023-2031 Housing Element Update

The City of Menlo Park is implementing its certified 2023-2031 General Plan Housing Element, updating the Safety Element and preparing a new Environmental Justice Element. Collectively, these are referred to as the "Housing Element Update."

Click here to view the HCD certified City of Menlo Park Sixth Cycle 2023-2031 Housing Element(PDF, 29MB)

Click here to view the draft Environmental Justice Element (April 24, 2024)(PDF, 12MB)

Click here to view the draft Safety Element (April 15, 2024)(PDF, 11MB)

 

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Housing Element

Housing Elements are housing plans that are one part of the General Plan – a guide to all the ways each city, town or county is planned and managed, from our roads and sidewalks to our parks and neighborhoods.

Environmental Justice Element

Environmental justice means that everyone should have equal protection and advantages when it comes to the environment around them. It also means that people should be meaningfully involved in the decisions that affect their community.

Safety Element

The primary goal of the Safety Element update is to identify how to reduce potential risks of injury, property damage, and economic and social disruptions resulting from natural and human-made hazards.

Project timeline

The chronology below highlights select events that have occurred, beginning with the most recent event.

On March 20, 2024, the California Department of Housing and Community Development (HCD) provided notice(PDF, 196KB) that the City of Menlo Park 2023-2031 Housing Element has been certified and is in substantial compliance with state Housing Element law. Certification is a significant milestone for the City’s Housing Element and is essential to Menlo Park’s efforts to meet the housing needs of its residents across all income levels.

On February 13, 2024, the City Council conducted a meeting to consider an amendment to the General Plan land use map to change the land use designation of the parcel at 512 Durham Street from Low Density Residential to Retail/Commercial, and rezone two parcels, 512 Durham Street and a portion of 687 Bay Road, from R-1-U (Single Family Urban Residential) to C-MU (Neighborhood Mixed Use) for consistency with the 2023-2031 6th Cycle Housing Element General Plan amendments adopted by the City Council on November 28, 2023 and zoning-related amendments adopted December 5, 2023.

On January 23, 2024, the City Council conducted a meeting to review and amend the 2023-2031 Housing Element of the General Plan, as conditionally approved by the California Department of Housing and Community Development (HCD).

On January 18, 2024, the Housing Commission conducted a meeting to review and recommend the City Council amend the 2023-2031 Housing Element of the General Plan, as conditionally approved by the California Department of Housing and Community Development (HCD).

On January 8, 2024, the Planning Commission conducted a meeting to review and recommend the City Council amend the 2023-2031 Housing Element of the General Plan, as conditionally approved by the California Department of Housing and Community Development (HCD).

On December 20, 2023, the City of Menlo Park received approval of its 2023-2031 Housing Element from the State of California. In a letter received December 20, 2023(PDF, 175KB), the State Department of Housing and Community Development (HCD) deemed the Housing Element to be in substantial compliance with state law. The City Council adopted the Housing Element on January 31 and most recently submitted a revised Housing Element for HCD review on November 3 to address requested changes. The Housing Element is a state-mandated part of the City's General Plan and identifies how the city will accommodate its regional housing needs allocation (RHNA) of nearly 3,000 units at different levels of affordability and affirmatively further fair housing across the community. On January 8, 2024, the Planning Commission is scheduled to make a recommendation to the City Council on a General Plan amendment to re-adopt the State-approved Housing Element. Later in January, the Housing Commission will also make a recommendation to the City Council, and the City Council will consider the recommendations and take action.

On December 5, 2023, the City Council conducted a meeting to review proposed amendments to the Zoning Ordinance and zoning map to implement zoning-related programs in the 2023-2031 Housing Element. The City Council adopted ordinances amending the Zoning Ordinance and zoning map to implement zoning-related programs in the 2023-2031 Housing Element, and determined that the proposed amendments are consistent with the previously-certified subsequent environmental impact report (SEIR). 

On November 28, 2023, the City Council conducted a meeting to review proposed amendments to the General Plan Land Use Element, El Camino Real/Downtown Specific Plan, Zoning Ordinance, and zoning map to implement the zoning-related programs in the 2023-2031 Housing Element. The City Council adopted resolutions amending the General Plan Land Use Element and El Camino Real/Downtown Specific Plan and introduced and waived the first reading of ordinances amending the Zoning Ordinance and zoning map to implement the zoning-related programs in the adopted 2023-2031 Housing Element, and determined that the proposed amendments are consistent with the previously-certified subsequent environmental impact report (SEIR).

On November 6, 2023, the Planning Commission resumed the public hearing begun on October 23, 2023, to review and provide feedback on proposed amendments to the General Plan Land Use Element, El Camino Real/Downtown Specific Plan, Zoning Ordinance, and zoning map to implement the zoning-related programs in the 2023-2031 Housing Element. The Planning Commission provided a recommendation to the City Council to approve the proposed changes. The City Council is the final decision-making body on the proposed changes.

On November 3, 2023, the City of Menlo Park submitted a revised 2023-2031 6th Cycle Housing Element to the State Department of Housing and Community Development (HCD). If conditional certification of the Housing Element is granted following HCD’s review, which can take up to 60 days, the Planning and Housing Commissions would review and make recommendations for City Council action and the City Council would meet to consider re-adoption of the Housing Element.

On October 23, 2023, the Planning Commission conducted a meeting to review and provide feedback on proposed amendments to the General Plan Land Use Element, El Camino Real/Downtown Specific Plan, Zoning Ordinance, and zoning map to implement the zoning-related programs in the 2023-2031 Housing Element. The meeting was continued to November 6, 2023.

On October 10, 2023, the City Council conducted a meeting to review and authorize staff to submit the revised Housing Element for the 2023 to 2031 planning period to the California Department of Housing and Community Development (HCD).

On September 12, 2023, the City Council received an information item providing an update on the Housing Element Update project, including the August 29, 2023 letter(PDF, 201KB)  from the State Department of Housing and Community Development (HCD) regarding the City’s adopted 2023 to 2031 Housing Element, and a tentative schedule of next steps in the Housing Element Update project process.

On August 22, 2023, the City Council conducted a study session regarding proposed zoning changes to meet the City’s housing needs of approximately 3,000 units for current and future residents at all income levels. Based upon the City Council’s input and guidance, staff will further develop the proposed Zoning Ordinance and Specific Plan area modifications and create draft ordinances, which would be reviewed at future Planning Commission and City Council meetings tentatively planned for late fall 2023/early winter 2024. 

On August 14, 2023, the Planning Commission conducted a study session regarding proposed zoning changes to meet the City’s housing needs of approximately 3,000 units for current and future residents at all income levels.

On July 24, 2023, the Planning Commission received an informational item providing a summary of Environmental Justice and Safety Elements feedback from the June 20, 2023 joint Planning Commission/City Council study session and next steps.

On July 11, 2023, the City Council received an informational item providing a summary of Environmental Justice and Safety Elements feedback from the June 20, 2023 joint Planning Commission/City Council study session and next steps.

On June 30, 2023, the City submitted a revised Housing Element for the 2023 to 2031 planning period to the California Department of Housing and Community Development (HCD). Please click here to view the track changes version(PDF, 18MB), and click here to view the clean copy version(PDF, 18MB) .

On June 27, 2023, the City Council conducted a meeting to review and authorize staff to submit the revised Housing Element for the 2023 to 2031 planning period to the California Department of Housing and Community Development (HCD).

On June 20, 2023, the City Council and Planning Commission conducted a joint study session to receive an overview and provide feedback on the draft General Plan Environmental Justice and Safety Elements and provide direction/confirmation for next steps.

On Apr. 25, 2023, the City Council received an informational item providing an update on the Apr. 7, 2023 letter from the State Department of Housing and Community Development (HCD) regarding the City’s adopted 2023-2031 Housing Element and a tentative schedule for next steps in the Housing Element Update project process.

On Feb. 9 and Feb. 10, 2023, the City held community meetings at the Belle Haven Branch Library to present the draft Environmental Justice and Safety Elements. The community meetings provided an overview of each element; revisited findings from community input to date; reviewed and discussed goals, policies and programs; and provided a forum for sharing and receiving feedback on the draft elements.

On Jan. 31, 2023, the City Council conducted a meeting to review the Planning Commission and Housing Commission recommendations from the Jan. 12, 2023, meeting. The City Council adopted Resolution No. 6808 certifying the subsequent environmental impact report and associated California Environmental Quality Act actions. The City Council also adopted Resolution No. 6809 adopting the 2023-2031 Housing Element. The Housing Element will be submitted to HCD for review and anticipated certification of the Housing Element.

On January 12, 2023, the Planning Commission and Housing Commission conducted a joint meeting to review the 2023-2031 Housing Element. The Planning Commission adopted a resolution recommending the City Council certify the Subsequent Environmental Impact Report, adopt California Environmental Quality Act findings, adopt a Statement of Overriding Considerations for significant and unavoidable impacts, and approve a mitigation and monitoring program for the Housing Element project. The Planning Commission and Housing Commission also adopted resolutions recommending that the City Council amend the General Plan to update the Housing Element. The Planning Commission and Housing Commission recommendations will be forwarded to the City Council for review at their January 31, 2023, meeting. If adopted at the January 31, 2023, Council meeting, the Housing Element will be submitted to HCD for review and anticipated certification of the Housing Element.

On December 22, 2022, the City Council continued the study session that began on December 6, 2022 to provide direction regarding revisions to the City’s draft Housing Element in response to comments from the State Department of Housing and Community Development, and potential Zoning Ordinance and El Camino Real/Downtown Specific Plan amendments associated with the Housing Element Update project.

On December 12, 2022, the City released the draft Environmental Justice Element(PDF, 4MB) and draft update to the Safety Element(PDF, 5MB). The purpose of the Environmental Justice Element is to identify and address public health risks and environmental justice concerns, as well as foster the well-being of Menlo Park residents living in Underserved Communities. The purpose of the Safety Element is to identify and appraise risks in the community and provide high-level strategies for mitigating risks and ensuring the wellness of the community, city services, and infrastructure. Since the previous Safety Element was adopted in 2013, State law now requires safety elements to include climate change vulnerability and adaptation, and increased attention to wildfire and evacuation routes. The update to the Safety Element focuses on these topics. An executive summary for the Environmental Justice and Safety Elements(PDF, 223KB) is available for review.

On December 6, 2022, the City Council conducted a study session to review and provide feedback regarding revisions to the City’s draft Housing Element in response to comments from the State Department of Housing and Community Development, and potential Zoning Ordinance and El Camino Real/Downtown Specific Plan amendments associated with the Housing Element Update project.

A working copy of the revised draft Housing Element with red-lined text edits(PDF, 6MB) was provided as Attachment E to the December 6, 2022 Staff Report (Item H1). 

On December 1, 2022, the Planning Commission conducted a special meeting for a study session for introduction of changes to the Zoning Ordinance and El Camino Real/Downtown Specific Plan that might be needed to modify residential densities and associated development standards to implement the Housing Element Update.

On November 14, 2022, the Planning Commission conducted a public hearing to receive comments on the Draft Subsequent Environmental Impact Report. The study session portion of the agenda was continued to December 1, 2022.

On November 4, 2022, the City released a Notice of Availability(PDF, 887KB) and Draft Subsequent Environmental Impact Report(PDF, 10MB), required components of the environmental review process under the California Environmental Quality Act. For more information, see the Environmental Review section.

On October 21, 2022 the City received a letter from the California Department of Housing and Community Development(PDF, 169KB) regarding its review of the city’s 6th Cycle (2023-2031) Draft Housing Element. The letter includes a list of revisions requested in order to comply with state Housing Element law and considered comments(PDF, 3MB). The City will review and address the requested changes.

On July 25, 2022, the City submitted the Draft 2023-2031 Housing Element(PDF, 14MB) to the State Department of Housing and Community Development. The draft Housing Element submission, including all written comments received, is available on the Housing Element Update webpage (see “Related documents”). The final Housing Element is anticipated to be reviewed by the City Council at the end of the year.

On June 6, 2022, the City Council conducted a meeting to review and provide comments for the draft 2023-2031 Housing Element, in preparation for transmittal to the California Department of Housing and Community Development for required initial review of the draft Housing Element.

On May 16, 2022, the Planning Commission and Housing Commission conducted a joint meeting to review and provide comments for the draft 2023-2031 Housing Element, in preparation for transmittal to the California Department of Housing and Community Development for required initial review of the draft Housing Element.

On May 11, 2022, the City released the draft 2023-2031 Housing Element(PDF, 20MB) in preparation for transmittal to the California Department of Housing and Community Development for their required initial review. The final Housing Element is anticipated to be reviewed by the City Council at the end of the year.

On May 3, 2022, the City held a community meeting to provide an opportunity to learn more about the former James Flood Elementary School site at 321 Sheridan Drive, which is currently identified as a potential housing opportunity site for the 2023-2031 Housing Element.

On Apr. 5, 2022, the City held a community meeting to provide an overview of the Environmental Justice Element preparation and Safety Element update. The community meeting presented Neighborhood Profiles that highlight local pollution burdens and population characteristics. An overview of the Local Hazard Mitigation Plan, which assesses hazard vulnerabilities and ways to reduce potential risks, was also presented.

On Mar. 22, 2022, the City Council conducted a meeting and reviewed an amendment to the professional services agreement with the M-Group for the Housing Element Update project, including the addition of Climate Resilient Communities and ChangeLab Solutions to the project team for expanded community outreach for the Safety and Environmental Justice Elements.

On Mar. 1, 2022, the City Council conducted a meeting and adopted a resolution to disband the City's Housing Element Community Engagement and Outreach Committee (CEOC).

On Feb. 12, 2022, the City held a community meeting to provide an overview of the land use strategies and potential housing opportunity sites, and focus on the housing goals and highlighted policy themes, which are the foundation of the Housing Element.

On Feb. 8, 2022, the City Council conducted a meeting and considered, 1) modifications to the composition and charge of the Housing Element Community Engagement and Outreach Committee, and 2) the use of a community-based organization to supplement the Housing Element Update’s community outreach and engagement efforts.

On Jan. 24, 2022, the Planning Commission conducted a public hearing for the Environmental Impact Report (EIR) scoping session for the Housing Element Update project. An EIR scoping session provides an opportunity early in the environmental review process for Planning Commissioners and the public to comment on specific topics that they believe should be addressed in the environmental analysis.

On Dec. 23, 2021, the City released the Notice of Preparation(PDF, 3MB), a required component of environmental review under the California Environmental Quality Act.

On Dec. 8, 2021, the City Council conducted a meeting and reviewed and recommended the potential housing opportunity sites and land use strategies for initiating the environmental and fiscal reviews to meet the City’s Regional Housing Needs Allocation (RHNA) as part of the housing element for the planning period 2023-2031.

On Nov. 17, 2021, the Housing Commission conducted a meeting and reviewed and discussed affordable housing strategy options to meet the City’s Regional Housing Needs Allocation (RHNA) as part of the State-mandated Housing Element for further analysis and consideration.

On Nov. 16, 2021, the City Council received an informational item providing an update on Housing Element Update-related questions and comments received from City councilmembers following the Oct. 26, 2021 meeting.

On Nov. 4, 2021, the County of San Mateo and the City of Menlo Park held a webinar for homeowners interested in building an accessory dwelling unit (also known as an ADU or second unit). Staff from the County’s second unit resource center provided introductory information and resources. After that, homeowners were invited to join planning staff for a breakout session to learn more about accessory dwelling units in Menlo Park.

On Oct. 26, 2021, the City Council conducted a meeting and reviewed land use strategies to meet the Regional Housing Needs Allocation for the planning period 2023-2031 as part of the Housing Element Update.

On Oct. 4, 2021, the Planning Commission and Housing Commission conducted a joint meeting and reviewed and provided feedback on land use and site strategy options to meet the Regional Housing Need Allocation for the 2023-2031 planning period as part of the Housing Element Update.

On Sept. 23, 2021, the City held a community meeting to share information on preliminary strategies to meet housing needs in Menlo Park and provide opportunity to hear from the community on how and where new housing should be located. The input received will help shape land use alternatives/scenarios for future housing.

On Aug. 26, 2021, the City held a community meeting to share information about housing equity, environmental justice, and safety issues in Menlo Park and provide an opportunity to receive input from the public. The information provided and feedback received will help form policies for the Housing, Environmental Justice, and Safety Elements.

On Aug. 14, 2021, the City held a community meeting to provide an overview of preliminary land use strategies to implement the Regional Housing Needs Allocation (RHNA, pronounced "Reena") and gain community feedback. The RHNA specifies the number of housing units at each income level category required to comply with State mandates. The purpose of this meeting was to introduce land use strategies to the public and to receive feedback. The information provided and feedback received will help develop the land use strategies to meet the RHNA.

On Aug. 12, 2021, the Housing Element Community Engagement and Outreach Committee (CEOC) conducted a meeting and received an update on recent Housing Element Update community outreach activities and reviewed and provided feedback on upcoming Housing Element Update community outreach activities.

On Aug. 4, 2021, the Housing Commission conducted a meeting and reviewed and provided feedback on potential land use strategies to meet the Regional Housing Need Allocation for the 2023-2031 planning period as part of the Housing Element Update.

On July 15, 2021, the Housing Element Community Engagement and Outreach Committee (CEOC) conducted a meeting and reviewed and provided feedback on the draft community survey.

On July 1, 2021, the City held a Housing Element Update Introduction Webinar to provide an overview of the Housing Element Update process, project components, and ways to be involved in the process.

On June 10, 2021, the Housing Element Community Engagement and Outreach Committee (CEOC) conducted a meeting and continued discussion for the committee's roles and responsibilities and provided feedback on Housing Element focus groups, stakeholder interviews, and local community outreach partnerships.

On June 8, 2021, the City Council appointed 1 additional member (1 vacancy) to the Housing Element Community Engagement and Outreach Committee (CEOC).

On June 3, 2021, the Housing Element Community Engagement and Outreach Committee (CEOC) conducted a meeting and reviewed and provided feedback on the draft community engagement and outreach plan.

On May 27, 2021, the Housing Element Community Engagement and Outreach Committee (CEOC) conducted a meeting and reviewed the committee's roles and responsibilities and received an overview of the Housing Element Update project.

On May 25, 2021, the City Council received an overview of the Housing Element Update project and provided feedback on the goals and objectives, roles and responsibilities of the various reviewing and decision-making bodies, and the community engagement and outreach plan

On May 25, 2021, the City Council appointed 12 members (2 vacancies) to the Housing Element Community Engagement and Outreach Committee (CEOC).

On May 11, 2021, the City Council appointed Mayor Drew Combs and Councilmember Jen Wolosin to the Housing Element subcommittee.

On April 27, 2021, the City Council authorized the formation of the advisory Community Engagement and Outreach Committee (CEOC) for the Housing Element Update project.

On March 23, 2021, the City Council authorized the City Manager to enter into a contract with M-Group planning consultants for the Housing Element Update project.

Frequently asked questions

What is “Builder’s Remedy”?

California Government Code § 65589.5(d) of the Housing Accountability Act (HAA), informally known as the “builder’s remedy,” provides that a local agency shall not disapprove a housing development project as defined in subdivision (h) of Section 50199.7 of the Health and Safety Code, 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 for development for the use of very low-, low-, or moderate-income households, or an emergency shelter, including through the use of design review standards, unless it makes certain health and safety related findings.

What are the minimum requirements for a project to qualify for the “builder’s remedy?”

In order for a project to qualify for the Builder’s Remedy, a housing development project must be either 20 percent affordable to low-income categories, or 100 percent affordable to moderate-income categories (Government Code section 65589.5(h)(3)). The HAA defines a “housing development project” as one of the following:

  • Residential units only;
  • Mixed-use developments with at least two-thirds of the square footage designated for residential use; or
  • Transitional housing or supportive housing (Section 65589.5(h)(2).

Are Builder’s Remedy projects exempt from environmental review?

A builder’s remedy project is not exempt from environmental review pursuant to the California Environmental Quality Act (CEQA).

Has the City received any project applications which assert to be filed under the Builder’s Remedy?

The City has three preliminary applications which assert to have been filed under builder’s remedy. The project details for each of the projects are described below. Note: preliminary application materials are not reviewed for accuracy or for compliance with the Zoning Ordinance or other regulations.

1305 Hoover Street

  • 19 residential units
  • 24,765 square feet (approximately 3.53 floor area ratio "FAR")
  • 50 feet to roof, 53 feet to top of parapet

80 Willow Road (The most recent preliminary application replaces the previous two preliminary applications)

  • Building 1: 300,000 square feet office, 5,000 square feet retail; 305 feet tall
  • Building 2: 300 residential units, 162 hotel rooms, 5,000 square feet retail; 421 feet tall
  • Building 3: 505 residential units, 5,000 square feet retail; 371 feet tall
  • Total residential: 805 units (density: 120 du/acre) and 797,700 square feet (approximately 2.74 FAR)
  • Total non-residential: 300,000 square feet office, 15,000 square feet retail, 128,635 square feet hotel (approximately 1.52 FAR)
  • Site plan and massing diagram(PDF, 551KB)

104 Constitution Drive

  • 140 residential units (density: 160 du/acre)
  • 137,440 square feet (approximately 3.65 FAR)
  • Height: 83 feet to the roof deck and 92 feet, four inches to the top of the elevator and stairwell shafts

The proposed multi-family residential building would be located on a portion of a site which the City approved in 2022 for development of a 34,499 square foot office and commercial building (the approval was part of the Menlo Portal project, which included a 335 unit multi-family building, construction of which is nearing initial occupancy, and the commercial building, construction of which has not yet commenced).

What is a preliminary application under SB 330?

SB 330 allows a housing developer to submit a “preliminary application” to a local agency for a housing development project (Government Code § 65941.1). The preliminary application process is voluntary, but if a housing developer submits a preliminary application and pays the City’s processing fees, then the City may only apply the development standards and fees that were in place as of the preliminary application submittal date to the project.

Are the project plans available for review?

The City is statutorily prohibited from providing copies of architectural and copyrighted plans; however members of the public can inspect and review the plans in person at City Hall. Please visit City Hall with an appointment to view the plans in person. Appointments are necessary with the Planning Division and can be made online at menlopark.gov/Services/Make-an-appointment.

What are the next steps?

The next steps for the three applications are different. 

1305 Hoover Street
 The City has not received a formal development application. Until the City receives a formal development application, there are no next steps for this project. 

80 Willow Road
The City has not received a formal development application. Until the City receives a formal development application, there are no next steps for this project.

104 Constitution Drive Apartments
Staff is in the process of reviewing the preliminary application to determine if all the required items were submitted pursuant to Government Code § 65941.1(a). The City has not received a formal development application.

What is a Housing Element?

A Housing Element is how local jurisdictions plan to meet the housing needs of everyone in the community. At its core, a Housing Element is an opportunity to have a community conversation about how to address local housing challenges and find solutions. The Housing Element is one important part of a city or county’s General Plan, which serves as the blueprint for how a city or county will grow and address changing needs for development. Every eight years, every city, town and county must update their Housing Element and have it certified by the California Department of Housing and Community Development.

A Housing Element is a local plan, adopted by a city, town or county that includes the goals, policies and programs that direct decision-making around housing. All jurisdictions in the Bay Area must update their Housing Element for the 2023-2031 planning period. Local jurisdictions look at housing trends, zoning and market constraints, and evaluate various approaches to meeting housing needs across income levels.

What are the components of a Housing Element?

The Housing Element typically includes the components listed below.

  • Housing Needs Assessment: Examine demographic, employment and housing trends and conditions that affect the housing needs of the community.
  • Evaluation of Past Performance: Review the prior Housing Element to measure progress in implementing policies and programs.
  • Housing Sites Inventory: Identify locations of available sites for housing development or redevelopment to ensure that there is adequate capacity to address the Regional Housing Needs Allocation (RHNA).
  • Community Outreach and Engagement: Implement a robust community outreach and engagement program, with a particular focus on outreach to traditionally underrepresented groups.
  • Constraints Analysis: Analyze and recommend remedies for existing and potential governmental and non-governmental barriers to housing development.
  • Policies and Programs: Establish policies and programs to fulfill the identified housing needs.

What happens if a jurisdiction does not adopt a Housing Element?

If a city does not comply with State law, it can be sued. In addition to facing significant fines, a court may limit local land use decision-making authority until the jurisdiction brings its Housing Element into compliance. Additionally, local governments may lose the right to deny certain projects. These and other consequences are established in state law; Housing Elements are subject to regulatory oversight by the California Department of Housing and Community Development.

Who determines how many housing units are needed and how is the number calculated?

To figure out how many housing units a jurisdiction needs, the State of California first looks at several factors like how many jobs there are, how close people live to their place of work, and how many new jobs and new people we are expecting. After doing this, they assign each region a number called the Regional Housing Needs Allocation or RHNA (pronounced ‘ree-nah’).

It is then up to the region, and in our case the Association of Bay Area Governments (ABAG), to decide how much each city is responsible for based on their size and how they are expected to grow by 2050, according to Plan Bay Area. Almost all cities in the Bay Area have a significantly higher target this RHNA cycle than in the past. More details about RHNA are available in ABAG's Final Regional Housing Needs Allocation (RHNA) Plan. All cities must develop a plan to meet or exceed this number of housing units in their Housing Element to comply with state law.

Why is the Housing Element Update important?

Why it matters

  • More and more, purchasing a home is out of reach for many while renters face rent prices that are just too high. Just about every city in the region needs more housing, of all types and sizes.
  • Teachers, firefighters, health care and other essential workers are traveling long distances to work or being forced to relocate to other cities.
  • Young adults and students - including your children and grandchildren - are unable to purchase homes or even live in the communities they grew up in once they leave their childhood homes.
  • Communities of color and non-English speakers – who make up the majority of our community members living in overcrowded and unsafe conditions – cannot afford to be near their jobs, school or families.

More housing and more diverse housing choices means

  • Young families can find an affordable starter home.
  • Young adults moving out of their childhood home and into the housing market can stay in the cities they grew up in.
  • Our aging population will have more options for retirement, including downsizing, providing housing for on-site health or home care, and staying in their communities.
  • Workers - teachers, firefighters, health care workers, essential workers - can find homes near job centers (which will reduce traffic!).
  • Your children and grandchildren can stay near you in the communities they feel a part of.
  • More people will have more opportunities, across incomes, to rent or own homes in the places they live, work and love.

Why update the Safety Element?

The Safety Element is another part of the General Plan and contains goals and policies to reduce the potential short and long-term risk of loss of life, personal injury, property damage and economic and social dislocation resulting from fire, floods, earthquakes and other hazards.

State law now includes climate risk in the Safety Element. We are updating the Safety Element to incorporate climate adaptation and resiliency strategies, and ways to reduce these risks.

The element will be updated for consistency with other local documents such as the Climate Action Plan and the County's Local Hazard Mitigation Plan.

What is Environmental Justice?

Environmental justice (EJ) is the fair treatment and meaningful involvement of all people regardless of race, color, national origin or income with respect to the development, implementation and enforcement of environmental laws, regulations and policies. Fair treatment means no group of people should bear a disproportionate share of the negative environmental consequences resulting from industrial, governmental and commercial operations or policies.

Meaningful involvement means

  • People have an opportunity to participate in decisions about activities that may affect their environment and/or health.
  • The public’s contribution can influence the regulatory agency’s decision.
  • Community concerns will be considered in the decision making process.
  • Decision makers will seek out and facilitate the involvement of those potentially affected.

What is Menlo Park's fair share?

The housing need for the Bay Area region for the current planning period (2023-2031) has been determined by the State of California to be 441,176 housing units. The Association of Bay Area Governments (ABAG) has determined that San Mateo County's share of the regional housing need is 47,687 housing units and of that total, Menlo Park's fair share is 2,946 housing units (6.2% of San Mateo County's total). By comparison, Redwood City’s share is 4,588 units, San Mateo's share is 7,015 units, Burlingame’s share is 3,257 units, Daly City’s share is 4,838 units and Unincorporated San Mateo County’s share is 2,833 units.

Providing housing to meet the needs of all income levels is critical to the social and economic health of Menlo Park. The City of Menlo Park must plan for its income-based housing allocation to address its share of the Bay Area region’s housing needs. San Mateo County's 2021 Area Median Income (AMI) for a household of four persons is $149,600. Income groups include: “very low income” (less than 50% of AMI); “low income” (50-80% of AMI); “moderate income” (80-120% of AMI); and “above moderate income” (greater than 120% of AMI). Within the 2023-2031 Housing Element, Menlo Park is required to plan for its fair share allocation of housing units by income group as follows:

  • Very Low Income: 740 units (25% of total)
  • Low Income: 426 units (14% of total)
  • Moderate Income: 496 units (17% of total)
  • Above Moderate Income: 1,284 units (44% of total)

Approximately 40% of the allocation satisfies the housing needs of very low- and low-income households. In total, about 3,000 housing units are needed to accommodate Menlo Park's 2023-2031 growth for all income groups as estimated through the Regional Housing Needs Allocation (RHNA) process.

What strategies for new housing are being considered?

Housing Element land use strategies selected

In December 2021, after five months of public meetings, community events, and discussions with residents and community partners, the Menlo Park City Council identified a land use strategy to study up to 4,000 new housing units for the environmental and fiscal impact reports as part of the City’s Housing Element Update. The potential for new housing would be created through a mix of strategies, including the following:

  • Reuse current Housing Element sites
    Sites from the current Housing Element that have not redeveloped for housing could be considered as part of this Housing Element Update. For residential projects on these sites that include at least 20% “affordable units,” developments would be allowed “by-right.” Affordable units are housing units that are estimated to be attainable by lower-income households based on area median income limits updated annually. By-right development means that projects can be approved if they meet zoning regulations and building codes without needing review and approval by appointed/elected officials.
  • Pipeline projects
    Proposed or pending projects, called pipeline projects, which have not yet started or are still under construction as of June 30, 2022, can count toward meeting the City’s RHNA. The City has approximately 3,650 units that could count toward the City’s Housing Element. However, the number of pipeline units itself does not automatically meet the City’s RHNA. The State requires us to provide for a variety of housing types suitable to all income categories and in all areas throughout the city.
  • Promote Accessory Dwelling Units
    Accessory Dwelling Units (ADUs), known as secondary dwelling units, in-law units or backyard cottages, are smaller independent living units on the same lot as a single home. ADUs are generally considered more affordable given their smaller size and placement with existing residences.
  • Increase residential densities in and around the El Camino Real/Downtown Specific Plan area
    • The number of dwelling units allowed per acre would be increased to allow at least 30 dwelling units per acre at the base level of development and potentially higher densities for the bonus level of development. Bonus level development requires a developer to provide a public benefit bonus in exchange for larger development potential. The Specific Plan currently has a residential cap that allows a maximum of 680 dwelling units in downtown and along El Camino Real; this cap would be removed to allow for greater development potential.
    • Remove the 10,000 square-foot minimum lot size requirement for R-3-zoned properties located around downtown and allow those sites a residential density of up to 30 dwelling units per acre.
  • Modify the City’s Affordable Housing Overlay (AHO) 
    An overlay is a set of zoning standards with special provisions that can be applied on top of the zoning for certain properties. The AHO provides density bonuses and other incentives to projects providing affordable housing. The City will be exploring modifications to the AHO, which could allow densities of up to 100 dwelling units per acre (du/ac) for 100% affordable housing developments (i.e., all units are affordable to low and very low-income residents), and to allow increased residential densities for mixed-income developments that offer more affordable housing than required by the City’s Below Market Rate (BMR) Housing Program. 
  • Modify retail and commercial zoning districts 
    Many zoning districts are currently limited to only office, retail and/or other non-residential uses and do not allow residential uses. The project team will be exploring modifications to certain zoning districts to allow new residential and mixed-use opportunities.

Housing Opportunity Sites

As part of the Housing Element, the City must identify land suitable for residential development. Approximately 70 sites across Menlo Park have been identified as potential “housing opportunity sites.” Potential housing opportunity sites are sites typically larger than half an acre and smaller than 10 acres that have potential for housing development (either existing potential or through rezoning to allow for residential uses) and address a variety of State criteria such as how near a site is to public transit, facilities and services. The identified housing opportunity sites primarily focus on sites within City Council Districts 2 through 5, including the areas along Sand Hill Road, the areas in and around the El Camino Real and Downtown Corridor (including the downtown public parking lots), commercial areas along Willow and Middlefield Roads and Bohannon Drive, select religious facilities with parking lots that could potentially be redeveloped, and other scattered sites around the city. The potential housing opportunity sites and highlighted land use strategy areas are shown in the map and could be further refined throughout the Housing Element Update.

Potential housing opportunity sites and land use strategies

View a map of potential housing opportunity sites and land use strategy areas(PDF, 470KB).

What do higher residential density developments look like?

One of the potential affordable housing strategies under consideration for the updated Housing Element is to increase residential densities up to 100 dwelling units per acre for 100% affordable developments (i.e., 100% of units are affordable to low and very low-income residents).

View some sample developments of around 100 dwelling units per acre(PDF, 2MB)  within Menlo Park and in nearby jurisdictions. These example developments are for illustrative purposes to show how higher density developments could potentially look, and do not represent actual developments proposed as part of the Housing Element Update.

What could be built at the former Flood School site?

Questions and responses summary from May 3, 2022, Flood School Site community meeting(PDF, 4MB)

 

What could housing on the downtown public parking lots look like?

The City of Menlo Park’s Housing Element (2023-2031) identifies the City-owned parking lots within the downtown area as opportunity sites for new residential development, especially affordable housing to meet the City’s needs. During the preparation of the Housing Element Update, UC Berkeley approached the City about studying possible affordable housing developments on the City-owned public parking lots as part of a multi-disciplinary graduate level studio.

On May 4, 2023, the students presented their proposals at the James R. Boyce Housing Studio Symposium. The studio included three teams studying possible development patterns downtown with varying densities, architectural designs, funding sources, development timelines, and mix of affordable and market-rate housing units. While this effort by the UC Berkeley studio was independent of the City’s effort on its Housing Element Update, the findings and reports from the students serve as examples for the community and decision makers in helping to understand possible development patterns, constraints, and opportunities with the City’s public parking plazas downtown as the City embarks on the next stage of implementation of its housing element. The final reports from the teams outlining each conceptual project are available in the following list:

How to get involved

We want your input! Throughout the Housing Element Update process, the City will be seeking input through a variety of engagement opportunities to learn from the community about what matters to you.

Please join our email list to stay up to date on the project.

Related documents

Zoning amendments

In January 2023, the City of Menlo Park adopted the 2023-2031 Housing Element. The Housing Element is one component of the City’s General Plan – a guide to all the ways each city, town, or county is planned and managed, from our roads and sidewalks to our parks and neighborhoods. The Housing Element creates a foundation for all the goals, policies, programs, and objectives related to housing in Menlo Park and is required to demonstrate how the city can meet its fair share of regional housing needs.

Since 2021, the City has been engaged in the Housing Element Update project which has included an extensive outreach process with numerous meetings, community events, and discussions with residents and community partners to solicit feedback for actions to enhance community life, character, and vitality through the provision of adequate housing opportunities for people at all income levels. Zoning is a means to implement the General Plan by refining the specific uses and development standards within a designation.

In November and December 2023, the City Council approved a variety of zoning amendments, described below, to provide residential development opportunities throughout the community in the spirit of affirmatively furthering fair housing, promoting a range of housing options at all affordability levels through new residential and mixed use developments, enhancing vibrancy and promoting activity in the downtown and along major corridors through the city, and implementing the zoning programs in the Housing Element.

Overview of zoning amendments

Click here to view an overview map of zoning amendments(PDF, 429KB)

General Plan Land Use Element and map

Amendments for consistency with the approved Zoning Ordinance amendments described below, including changes in land use designation for applicable Housing Element inventory sites and modifications to existing designations to reflect increased densities and floor area ratios (FAR).

Zoning Ordinance and map
  • Update the Affordable Housing Overlay (AHO) to further promote affordable housing development. 
     To implement Housing Element Program H4.D, amend Chapter 16.98 (Affordable Housing Overlay (“AHO”)) of the Municipal Code to work in combination with state density bonus law to allow up to approximately 100 dwelling units per acre, or more, for 100 percent affordable housing developments, and add the AHO to all 6th Cycle inventory sites (except Site #38, 320 Sheridan Drive, the former Flood School site) and all R-3 (Apartment District) zoned properties around downtown; and amend Chapter 16.97 (State Density Bonus Law) of the Municipal Code to resolve any inconsistencies between the City’s ordinance and current and future state density bonus law regulations.
  • Allow residential development opportunities in existing commercial/retail zoning districts. 
     To implement Housing Element Program H4.I and allow mixed-use residential development opportunities primarily along Willow Road, Middlefield Road, Sharon Park Drive and Sand Hill Road, amend the Municipal Code to repeal Chapters 16.32 (C-1-A, Administrative and Professional District), 16.37 (C-2-S, Neighborhood Commercial District, Special), 16.39 (C-2-A, Neighborhood Shopping District, Restrictive), Chapter 16.40 (C-2-B, Neighborhood Mixed Use District, Restrictive) and 16.42 (C-4, General Commercial District) and replace with a C-MU (Commercial, Mixed Use) zoning district with a residential density of up to 30 dwelling units per acre and associated development standards; amend the zoning map to rezone C-1-A, C-2-S, C-2-A, C-2-B, C-4, and C-2 parcels (except for Site #11, 325 Sharon Park Drive) to C-MU; and amend Chapters 16.30 (C-1, Administrative and Professional District, Restrictive), 16.32 (C-1-A, Administrative and Professional District), 16.36 (C-1-C, Administrative, Professional and Research District, Restrictive), 16.38 (C-2, Neighborhood Shopping District), 16.43 (O, Office District) and 16.52 (Parking District) to allow a residential density of up to 30 dwelling units per acre and associated development standards.
  • Increase residential densities in the R-3 (Apartment) zoning district around downtown and on large R-3 sites. 
     To implement Housing Element Program H4.J, amend the R-3 zoning district development regulations to allow a residential density up to 30 dwelling units per acre for R-3 zoned properties around downtown and up to 20 dwelling units per acre for other R-3 sites with a lot area of 100,000 square feet or more; increase maximum building coverage in the R-3, R-3-A (Garden Apartment Residential), R-3-C (Apartment-Office District), R-4 (High Density Residential), and R-4-S (High Density Residential, Special) zones to 55 percent; adjust maximum paving and minimum open space (landscaping) percentages accordingly; and reduce parking space per unit requirements; and amend the zoning map to rezone Site #38, 320 Sheridan Drive, to R-3.
  • Permit ministerial review for certain housing developments on inventory sites that were not developed during the previous Housing Element cycle. 
     To implement Housing Element Program H4.Q, amend the Municipal Code so that parcels in the Housing Element site inventory identified as Reuse Sites allow for ministerial review for housing developments that propose at least 20 percent of units affordable to lower-income households, in accordance with California Government Code §65583.2(i).
  • Create a residential overlay to encourage residential development on underused or redeveloping sites. 
     To implement Housing Element Program H4.T, amend the Municipal Code to create a Residential Overlay for certain housing inventory sites that would allow residential development on properties with non-residential zoning.
  • Allow family daycare homes with up to 14 children as a permitted use in residential zoning districts. 
     To implement Housing Element Program H2.F, amend Sections 16.04.165 and 16.08.085 of the Municipal Code to allow large family daycare homes as a permitted use in a legal dwelling unit in any residential zoning district.
El Camino Real/Downtown Specific Plan

To implement Housing Element Program H4.L, amend the Specific Plan to:

  • Remove references to a maximum of 680 residential units at full build-out;
  • Increase the maximum base level density to at least 30 dwelling units per acre and the maximum bonus level density to up to 100 dwelling units per acre, with corresponding changes to FAR, height, and other development standards for the Specific Plan subdistricts, as applicable;
  • Establish a minimum density of 20 dwelling units per acre for all subdistricts, as a requirement upon the addition of residential uses to a site;
  • Remove the minimum parking requirements for residential uses on sites within one-half mile of transit as required by AB 2097; and
  • Modify the use of the public parking plazas to allow the development of multifamily residential housing.
Environmental Review

The zoning amendments were evaluated in the Subsequent Environmental Impact Report (SEIR) prepared for the Housing Element Update project (i.e., Housing Element and Safety Element updates, a new Environmental Justice Element, and associated changes). The City Council adopted Resolution No. 6808 and certified the SEIR on January 31, 2023. On February 1, 2023, a Notice of Determination (NOD) was filed.

Environmental review

The California Environmental Quality Act generally requires state and local government agencies, such as the City of Menlo Park, to inform decision makers and the public about the potential environmental impacts of proposed projects, and to reduce those environmental impacts to the extent feasible.

The Housing Element Update is subject to CEQA and the City has prepared a Draft Subsequent Environmental Impact Report to the City's 2016 General Plan EIR. The EIR evaluates the potential environmental impacts of the Housing Element Update project (i.e., Housing Element and Safety Element updates and a new Environmental Justice Element, and associated changes) and recommends mitigation measures for significant impacts, as required.

On Jan. 31, 2023, the City Council adopted Resolution No. 6808 certifying the subsequent environmental impact report and associated California Environmental Quality Act actions. On Feb. 1, 2023, a Notice of Determination(PDF, 60KB) was filed.

Final Subsequent Environmental Impact Report

On January 3, 2023, the City released the Final Subsequent Environmental Impact Report (Final SEIR)(PDF, 4MB) for the City of Menlo Park 6th Cycle Housing Element Update, Safety Element Update, and a new Environmental Justice Element for the City’s General Plan, as well as associated General Plan, Zoning Ordinance, and El Camino Real/Downtown Specific Plan amendments.

Previously, a Draft Subsequent Environmental Impact Report (Draft SEIR) was released for the Housing Element Update project on November 4, 2022, and a 45-day public comment period was open through Monday, December 19, 2022. Following the close of the 45-day comment period, the project team considered and responded to substantive comments received on the Draft SEIR. The Final SEIR consists of the response to comments document and the necessary revisions to the Draft SEIR. The Planning Commission will review the Final SEIR at its January 12, 2023, meeting and make a recommendation to the City Council. The Final SEIR will be considered by the City Council for certification in compliance with CEQA.

Draft Subsequent Environmental Impact Report

On November 4, 2022, the City released the Notice of Availability and Draft Subsequent Environmental Impact Report for the City of Menlo Park 6th Cycle Housing Element Update, Safety Element Update, and a new Environmental Justice Element for the City’s General Plan, as well as associated General Plan, Zoning Ordinance, and El Camino Real/Downtown Specific Plan amendments. The Draft Subsequent Environmental Impact Report analyzes the potential physical environmental effects of the Housing Element Update project and recommends mitigation measures for potentially significant impacts. The City of Menlo Park requests comments on the draft subsequent environmental impact report within the 45-day comment period ending Monday, December 19, 2022.

Notice of Preparation

On Dec. 23, 2021, the City released the Notice of Preparation to inform responsible and trustee agencies, as well as the public, that an EIR is being prepared, and to seek input on the scope and content of the EIR. The NOP provided a description of the Housing Element Update project, the location of the project, and its potential environmental effects. The EIR will address potential physical environmental effects of the project. The City requested comments on the scope and content of the EIR.

Environmental Impact Report scoping session

On Jan. 24, 2022, the Planning Commission held a public hearing for the Environmental Impact Report scoping session. The purpose of a public scoping meeting was to inform the public that the lead agency, City of Menlo Park, is evaluating the Housing Element Update project under CEQA and to request public comment regarding the type and extent of environmental analyses to be undertaken.

Contact us

Deanna Chow
Community Development Director
Email

650-330-6733

Tom Smith
Principal Planner
Email

650-330-6730

Calvin Chan

Senior Planner
Email

650-330-6763

Matt Pruter
Associate Planner
Email

650-330-6703

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