111 Independence Drive

111 Independence Drive SP Menlo LLC rendering
SP Menlo, LLC has submitted an application to construct a new eight-story residential apartment building with 105 dwelling units and a community serving retail space. The proposal would include a total of 14 residential units (15 percent) as below market rate (BMR) units, per the requirements of the City’s BMR Ordinance. The site contains an existing one-story office building, approximately 15,000 square feet in size, that would be demolished as part of the project.

The overall proposal would be comprised of:
  • Total building: 95,056 square feet
  • Residential: 94,344 square feet (105 dwelling units)
  • Retail: 712 square feet
  • Height: 63.46 feet
  • Total parking: 115 spaces
  • Open space:
    • Public: 3,126 square feet
    • Private: 10,346 square feet
As part of the ConnectMenlo General Plan and Zoning Ordinance update, the site was rezoned to R-MU (Residential Mixed Use, Bonus). The proposed project would utilize the bonus levels for density and height in exchange for community amenities, as defined through the ConnectMenlo process. Additional density and height above the maximum bonus level residential density would be achieved through the density bonus provision of the City’s Below Market Rate Housing Ordinance.

City staff is evaluating the project proposal to refine the review process, tentative project schedule, required land use entitlements, and the appropriate level of environmental review. It is anticipated that the following land use entitlements would be applicable to the proposed project:
  • Environmental review
  • Use permit
  • Architectural control
  • Below Market Rate (BMR) housing agreement

Current status

A notice of preparation and initial study are available in the Related Documents column of this webpage. A draft EIR is under development.

On June 24, 2019, the proposal was reviewed at a Planning Commission for the EIR scoping session and study session. At the meeting the Planning Commission and community provided feedback on the proposed project and what will be studied in the focused EIR.

On June 18, 2018, the proposal was reviewed at a Planning Commission study session. The Commission's feedback on the proposal included a request to explore a lower parking ratio, use the public open space as an opportunity to stimulate pedestrian traffic in the area, and encouraged the applicant to continue working with staff on determining an appropriate community amenity.

Environmental review

An initial study was prepared for the project, and a focused environmental impact report (EIR) is being drafted for topics that require further analysis. The notice of preparation and initial study are available for review online, and the public comment period closed on July 15, 2019. A draft EIR is under development and will be posted to this web page when available.