Menlo Park · San Mateo County · California · https://whokilledthebuilding.com/projects/menlo-park-80-willow-2023
Willow Park is a proposed redevelopment of the former Sunset Magazine headquarters, a 6.7-acre site at 80 Willow Road in Menlo Park's Linfield Oaks neighborhood. N17 Development, representing Willow Park LLC, proposes about 665 apartments, 100 of them for lower-income households, in buildings the city lists at 301 to 458 feet (SF YIMBY describes residential towers of 33 and 39 floors), along with 332,000 square feet of offices, 17,000 square feet of retail and a 130-room hotel. The developer filed an SB 330 preliminary application on December 7, 2023, before HCD certified Menlo Park's housing element on March 20, 2024, and claims the protections of the builder's remedy. The city deemed the formal application complete on November 14, 2024, after two incompleteness findings. Between June 2024 and May 2026 it ruled five times that the project does not qualify for AB 2011 streamlining, and its consistency letters found conflicts with multiple city standards. In May 2025 the State Historical Resources Commission found the Sunset campus eligible for historic listing. On July 29, 2026 the Attorney General's office sent an AB 712 notice saying the city had violated AB 2011 and the Housing Accountability Act and must stop charging the applicant for the city's legal review. The council disputed the letter on September 29, and the owner, Willow Project LLC, sued in San Mateo County Superior Court on October 2, 2026. The city says it has not denied the project. Its posted court schedule, marked subject to change, lists a hearing on November 16 or 19 and a decision by December 19, 2026.
Project facts
JurisdictionMenlo Park, San Mateo County
StatusLitigated
Project typeMixed-Use
Address80 Willow Road, Menlo Park, CA 94025
Units proposed665
Affordable units100
Floors39
Date filedDecember 7, 2023
Delay34 months
Housing elementIn compliance (HCD)
Mechanism and what it did
Discretionary Review — invoked by City of Menlo Park (June 22, 2024). Five rulings, from June 22, 2024 to May 6, 2026, that the project does not qualify for AB 2011's ministerial approval, plus consistency letters from January 2025 to April 2026 finding conflicts with city standards, keep the project in discretionary review. The Attorney General says AB 2011 requires ministerial approval. https://www.menlopark.gov/Government/Departments/Community-Development/Projects/Under-review/80-Willow-Road
Historic Preservation Designation — invoked by Menlo Park Historical Association (May 9, 2025). After a nomination paid for by the association, the State Historical Resources Commission found the campus eligible for the National Register, and the Keeper agreed on June 24, 2025. The site is on the California Register, so environmental review must address it. https://www.almanacnews.com/menlo-park/2025/05/13/sunset-magazine-hq-advances-toward-historic-status-complicating-665-unit-development/
California Environmental Quality Act — invoked by City of Menlo Park (May 13, 2025). The council approved an EIR contract with LSA Associates. Review has not started because the applicant has not paid the deposit; the developer says AB 2011 entitles the project to approval without CEQA review. https://www.menlopark.gov/Government/Departments/Community-Development/Projects/Under-review/80-Willow-Road
Builder's Remedy — invoked by City of Menlo Park (November 7, 2025). The city disputes the builder's remedy claim. Its Oct. 1, 2026 response to the Attorney General argues that the preliminary application lapsed and that the hotel disqualifies the project. No court has ruled. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/projects/under-review/80-willow-rd/menlo_park_response_to_ag_ab_712_letter.pdf
N17 Development files an SB 330 preliminary application for the Sunset campus, before HCD certifies Menlo Park's housing element. City of Menlo Park: https://www.menlopark.gov/Government/Departments/Community-Development/Projects/Under-review/80-Willow-Road
March 20, 2024
State Certifies Menlo Park Housing Element
HCD finds the housing element in substantial compliance. The earlier preliminary application is the basis for the developer's builder's remedy claim. City of Menlo Park: https://menlopark.gov/housingelement
November 14, 2024
City Deems 665-Unit Application Complete
After two incompleteness findings, the city deems the formal application, filed May 24, 2024, complete. The Almanac: https://www.almanacnews.com/housing/2024/11/15/menlo-park-deems-application-for-controversial-builders-remedy-project-at-former-sunset-magazine-site-complete/
April 29, 2025
Bill To Curb Builder's Remedy Dies in Committee
The Senate Housing Committee does not advance Sen. Josh Becker's SB 457. A committee consultant's report said the bill could "strip the project of its status as a Builder's Remedy project." Palo Alto Daily Post: https://padailypost.com/2025/04/29/local-senators-bill-to-rein-in-builders-remedy-projects-dies/
May 9, 2025
State Panel Finds Sunset Campus Historic-Eligible
The State Historical Resources Commission votes unanimously that the campus is eligible for the National Register. The Keeper of the National Register agrees on June 24, 2025; the owner's objection blocks a formal listing. The Almanac: https://www.almanacnews.com/menlo-park/2025/05/13/sunset-magazine-hq-advances-toward-historic-status-complicating-665-unit-development/
November 7, 2025
City Rules Project Ineligible for AB 2011
One of five rulings, from June 2024 to May 2026, that the project does not qualify for AB 2011 streamlining. The city says it "continues to evaluate" the builder's remedy claim. City of Menlo Park: https://www.menlopark.gov/Government/Departments/Community-Development/Projects/Under-review/80-Willow-Road
July 29, 2026
Attorney General Says City Violated Housing Laws
An AB 712 notice from the Attorney General's office cites AB 2011 and the Housing Accountability Act and tells the city to stop charging the applicant for its legal review. California Attorney General: https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/projects/under-review/80-willow-rd/80-wr_july-29-letter.pdf
August 3, 2026
Developer Demands Approval by Oct. 27
Counsel David Blackwell demands approval and a refund of $302,938 in fees. The Almanac: https://www.almanacnews.com/news/2026/08/04/state-backs-controversial-skyscraper-proposal-at-old-sunset-magazine-campus-in-menlo-park/
September 29, 2026
Council Disputes Attorney General, Declines To Approve
After closed session, Mayor Betsy Nash reports that the council "strongly opposes approval of the project under the terms in the AG's letter." No vote count was reported. Palo Alto Daily Post: https://padailypost.com/2026/09/29/menlo-park-council-rejects-sunset-towers/
October 2, 2026
Developer Sues Menlo Park
Willow Project LLC petitions San Mateo County Superior Court for orders requiring approval and a fee refund, plus damages and penalties. Court filing: https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/projects/under-review/80-willow-rd/willow-project-v.-city-of-menlo-park-san-mateo-county-superior-court-tc26-1000.pdf
October 13, 2026
Council Hires Outside Housing-Law Firm
The council approves Goldfarb & Lipman on the consent calendar, at $405 to $525 an hour, to defend the suit. The Almanac: https://www.almanacnews.com/menlo-park/2026/10/19/menlo-park-looks-to-outside-law-firm-to-defend-against-high-rise-developers-lawsuit/
Decisions
Date
Body
Action
Vote
Staff rec.
Source
October 2, 2026
Court
lawsuit filed
Willow Project LLC v. City of Menlo Park, San Mateo County Superior Court.
Menlo Park deems application for controversial builder's remedy project at former Sunset Magazine site complete, The Almanac, November 15, 2024 [News Article]. https://www.almanacnews.com/housing/2024/11/15/menlo-park-deems-application-for-controversial-builders-remedy-project-at-former-sunset-magazine-site-complete/
Local senator's bill to rein in builder's remedy projects dies, Palo Alto Daily Post (Braden Cartwright), April 29, 2025 [News Article]. https://padailypost.com/2025/04/29/local-senators-bill-to-rein-in-builders-remedy-projects-dies/
Sunset Magazine HQ advances toward historic status, complicating 665-unit development, The Almanac, May 13, 2025 [News Article]. https://www.almanacnews.com/menlo-park/2025/05/13/sunset-magazine-hq-advances-toward-historic-status-complicating-665-unit-development/
Feds say former Sunset site is eligible for historic designation, Palo Alto Daily Post, July 3, 2025 [News Article]. https://padailypost.com/2025/07/03/feds-say-former-sunset-site-is-eligible-for-historic-designation/
AB 712 notice to the City of Menlo Park, California Attorney General (Matthew T. Struhar), July 29, 2026 [Planning Document]. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/projects/under-review/80-willow-rd/80-wr_july-29-letter.pdf
Developer threatens city over Sunset project, Palo Alto Daily Post (Emily Mibach), August 3, 2026 [News Article]. https://padailypost.com/2026/08/03/developer-threatens-city-over-sunset-project/
State backs controversial skyscraper proposal at old Sunset Magazine campus in Menlo Park, The Almanac (Neil Gonzales and Arden Margulis), August 4, 2026 [News Article]. https://www.almanacnews.com/news/2026/08/04/state-backs-controversial-skyscraper-proposal-at-old-sunset-magazine-campus-in-menlo-park/
California Attorney General pushes scales for 80 Willow Road, Menlo Park, SF YIMBY, August 5, 2026 [News Article]. https://sfyimby.com/2026/08/california-attorney-general-pushes-scales-for-80-willow-road-menlo-park.html
Menlo Park Council rejects Sunset towers, councilman says there's a possible buyer, Palo Alto Daily Post, September 29, 2026 [News Article]. https://padailypost.com/2026/09/29/menlo-park-council-rejects-sunset-towers/
City of Menlo Park response to the Attorney General's AB 712 letter, City of Menlo Park (Justin I. C. Murphy), October 1, 2026 [Planning Document]. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/projects/under-review/80-willow-rd/menlo_park_response_to_ag_ab_712_letter.pdf
Verified petition, Willow Project LLC v. City of Menlo Park, San Mateo County Superior Court, October 2, 2026 [Court Filing]. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/projects/under-review/80-willow-rd/willow-project-v.-city-of-menlo-park-san-mateo-county-superior-court-tc26-1000.pdf
Menlo Park looks to outside law firm to defend against high-rise developer's lawsuit, The Almanac (Hannah Bensen and Arden Margulis), October 19, 2026 [News Article]. https://www.almanacnews.com/menlo-park/2026/10/19/menlo-park-looks-to-outside-law-firm-to-defend-against-high-rise-developers-lawsuit/
80 Willow Rd. (Willow Park) project page, City of Menlo Park [Planning Document]. https://www.menlopark.gov/Government/Departments/Community-Development/Projects/Under-review/80-Willow-Road
Data quality
Rating 4 of 5. Primary records for the key facts; minor details may rest on reporting. Corrections: https://whokilledthebuilding.com/corrections.