Menlo Portal

Menlo Portal rendering

Greystar has submitted a request for use permit, architectural control, lot line adjustment, lot merger, below market rate housing agreement, heritage tree removals permits, and environmental review for property located at 104 Constitution Drive, 110 Constitution Drive, and 115 Independence Drive (Menlo Portal Project). The proposed project would redevelop three parcels with approximately 335 multi-family dwelling units, approximately 34,499 square feet of office, and approximately 1,600 square feet of non-office commercial space (proposed to be occupied by a child care use as the applicant’s community amenity).

The proposed project would contain two buildings, a seven-story multifamily residential building and a three story commercial building with office use on the upper levels and the neighborhood serving commercial space on the ground level. Both buildings would include above grade two-story parking garages integrated into the buildings. The project site is located in the R-MU-B (Residential Mixed Use, Bonus) zoning district. The project site currently contains three single-story office buildings totaling 64,832 square feet that would be demolished. The proposed residential building would contain approximately 326,816 square feet of gross floor area with a floor area ratio of 234 percent. The proposed commercial building would contain approximately 36,100 square feet of gross floor area with a floor area ratio of 25 percent. The proposal includes a request for an increase in height, density, and floor area ratio (FAR) under the bonus level development allowance in exchange for community amenities. The proposed project would include a below market rate housing agreement that requires a minimum of 15 percent of the units (or 48 units of the maximum 320 units permitted by the Zoning Ordinance) be affordable. In addition, the applicant is proposing to incorporate 15 additional market-rate units (which are included in the total 335 units), per the density bonus provisions in the BMR Housing Program (Chapter 16.96.040), which allows density and FAR bonuses above the maximums permitted by the Zoning Ordinance, and exceptions to the City's Zoning Ordinance requirements when BMR units are incorporated into the project. As part of the project, the applicant is requesting an abandonment of an existing public utilities easement within the project site. The proposed project includes a lot line adjustment and lot merger and 10 heritage tree removals. The proposal includes a use permit request for the storage of and use of hazardous materials (diesel fuel) for emergency backup generator to be incorporated into the proposed project.

Total buildings:

  • Residential: 326,816 square feet (335 units)
  • Office: 34,499 square feet
  • Child care: 1,600 square feet

Average Height: 60.7

Total parking: 414 spaces

Open space:

  • Public: 9,574 square feet (public plaza area, excludes the outdoor play area for childcare center)
  • Common and Private: 32,543 square feet

Current status

On February 25, 2021, the City published a notice of availability (NOA) and released the draft focused environmental impact report (DEIR) for the project. The City accepted comments on the draft EIR through the 45-day comment period that will close at 5 p.m., Wednesday, April 14, 2021. The Planning Commission held a draft EIR public hearing and a general study session on the proposed project via GoToMeeting Webinar or Zoom, at its meeting on Monday, March 22, 2021. The NOA and draft EIR are available on the City’s development projects environmental documents webpage.

In accordance with CEQA, staff has created a response to comments document which includes any text changes to the draft EIR, commonly known as the Final EIR. The Final EIR is available on the City’s development project environmental document webpage. The City is accepting comments on the Final EIR through April 26, 2021 at 5:30 PM. The proposed project is scheduled for Planning Commission review and action on the August 9, 2021 Planning Commission Meeting. The Planning Commission is the final decision-making body on the project, unless the Planning Commission’s actions are appealed to the City Council. A meeting agenda and staff report will be made available for review the Thursday prior to the meeting date on the Planning Commission webpage.

The project requires a fiscal impact analysis and a community amenities proposal. A community amenities appraisal, compliant with the City’s approved appraisal instructions, has been prepared and approved by the City’s Assistant Community Development Director.

Environmental review

An initial study for the project was prepared to evaluate the potential environmental impacts of the proposed project and determine the level of additional environmental review that would be appropriate. The initial study was released on January 7, 2020, with a public review period from January 7, 2020 to February 7, 2020. Comments received on the initial study and scope and content of the EIR are included on the environmental documents page. In accordance with the requirements outlined in Section 15168 of the CEQA Guidelines, the project-level initial study was prepared to disclose the relevant impacts and mitigation measures addressed in the certified program-level ConnectMenlo EIR and discuss whether the project is within the parameters of the ConnectMenlo EIR or if additional analysis would be necessary.

Additionally, as a result of the settlement agreement between the City of Menlo Park and the City of East Palo Alto, housing and transportation are required to be analyzed. Based on the findings of the initial study, a Draft EIR was prepared and was included with the Notice of Availability (NOA) for the proposed project. The focused Draft EIR, technical appendices, and NOA were released on February 25, 2021 and are available on the City's development project environmental documents webpage for review. The Final EIR was released on July 30, 2021. The Final EIR for the proposed project does not identify any significant and unavoidable environmental impacts that would result from the implementation of the proposed project. The Final EIR identifies potentially significant environmental impacts that can be mitigated to less than significant levels (LTS/M) in the following categories: Air Quality, Transportation, and Noise. The Final EIR identifies less than significant (LTS) environmental impacts in the following categories: Population and Housing and Greenhouse Gas Emissions. The Final EIR is available on the City’s development projects environmental documents website. A hard copy is also available for curbside pickup at the Menlo Park Main Library. Please visit for more information on how to reserve this document.

If you would like to submit written comments on the Final EIR, you are encouraged to do so prior to 5:30 p.m., Monday, August 9, 2021.