The Baylands, between Bayshore Boulevard and U.S. 101 at the San Francisco border, Brisbane, CA 94005
The Baylands covers 680.1 acres (558.3 of land and 121.8 of lagoon) on Brisbane's border with San Francisco, between Bayshore Boulevard and U.S. 101. Universal Paragon Corporation has owned the site since 1989, according to a 2019 Assembly analysis, and first proposed a specific plan in 2005, according to the city. A 2009 city plan for the site allowed no housing. In March 2018 the council voted to put a general plan amendment for 1,800 to 2,200 homes on the ballot, although the Assembly analysis later said the amendment did not require voter approval; Measure JJ passed on November 6, 2018 with 55 percent and requires at least 15 percent of the homes to be affordable. The current plan from Baylands Development Inc. calls for 2,200 homes, 6.5 million square feet of commercial space, an 800-room hotel, a middle school and 157 acres of open space, with up to four towers of 110 to 270 feet. HCD certified Brisbane's housing element on May 25, 2023 on the strength of Program 2.A.2, the Baylands rezoning; the site makes up 81 percent of the city's sites inventory. The draft EIR, which HCD said the city had promised for October 2023, came out in April 2025, and the final EIR on May 14, 2026. The city missed the May 18, 2026 rezoning deadline, and on June 30, 2026 HCD revoked its housing element compliance, which exposes Brisbane to the builder's remedy and costs it eligibility for some grants. The Planning Commission recommended approval 5-0 on August 13, 2026. The council has held a series of hearings since September and may close the hearing on November 9, 2026. The 3,800-home figure sometimes reported includes homes on the San Francisco side of the line.
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Council hearings on the 660-acre Baylands plan continue Oct 20, with Oct 26 and Nov 9 set tentatively; the hearing may close Nov 9 ahead of a vote. HCD revoked Brisbane's housing element compliance in a June 30, 2026 letter after the city missed its May 18 rezoning deadline, so the builder's remedy now applies.
The unanimous vote, which members tied to state pressure, sets up a measure allowing 1,800 to 2,200 homes.
San Mateo Daily JournalIt passes 55 to 45 percent. The general plan now allows up to 2,200 homes, at least 15 percent affordable.
San Mateo Daily JournalHCD's finding rests on Program 2.A.2, rezoning the Baylands to cover a 1,104-unit shortfall.
HCDComments are open until Sept. 2, 2025. HCD had flagged the draft, promised for October 2023, as late.
City of BrisbaneHCD notes that the Baylands makes up 81 percent of the city's sites inventory.
HCDThe city publishes the final environmental impact report and notice of public hearings.
City of BrisbaneThe city had told HCD the rezoning would wait until fall.
HCDThe city becomes subject to the builder's remedy and loses eligibility for some grants.
HCDThe commission recommends certifying the final EIR and adopting the plan with modifications.
City of BrisbaneThe first of at least seven sessions. The council may close the hearing on Nov. 9, 2026.
City of BrisbaneAli Sapirman: "Brisbane's housing element is reliant on just one project: The Baylands."
Passed Measure JJ with about 55 percent, allowing 1,800 to 2,200 homes on the Baylands.
Recommended certifying the final EIR and adopting the plan with modifications, but rejected a road diet on Bayshore Boulevard.
With the Housing Action Coalition, called Brisbane "perennially behind on commitments."
Melinda Coy: "HCD finds that the City's housing element is no longer in substantial compliance with Housing Element Law."
Vice president Stephanie Shakofsky: the proposal "reflects decades of environmental analysis and thoughtful analysis."
"There's not enough forward thinking."
"The soil itself is producing potentially harmful gas vapors."
Council member Cliff Lentz: "It's a complex property. We're basically designing a new city within our city."
Environmental review ran from a 2020 notice of preparation to the final EIR on May 14, 2026. The draft EIR, promised to HCD for October 2023, came out in April 2025, about 18 months late.
The council chose to put the general plan amendment on the ballot, though a 2019 Assembly analysis says it "did not require voter approval." Measure JJ passed on Nov. 6, 2018.
The specific plan, general plan and zoning approvals are legislative acts: six Planning Commission sessions and at least seven council hearings, with the state rezoning deadline missed on May 18, 2026.
Each row is a dated action by a deciding body, taken from the minutes, agenda packet, video, or ruling linked in the source column.
| Date | Body | Action | Vote | Staff recommendation | Source |
|---|---|---|---|---|---|
| November 6, 2018 | Voters | referendum passed Measure JJ, a general plan amendment allowing 1,800 to 2,200 homes on the Baylands, passed with about 55 percent. | — | Unknown | San Mateo Daily Journal |
| August 13, 2026 | Planning Commission | approved Recommended that the City Council certify the final EIR and adopt the specific plan with modifications. | 5–0 | Unknown | City of Brisbane |