A tree-lined downtown with open space, reconfigured streets and options for outdoor seating is a beautiful vision for downtown Burlingame but residents want to know how realistic the $43.6 million plan really is before the City Council approves it.

A draft Downtown Specific Plan for Burlingame was created after years of public input refined by a Citizens’ Advisory Committee. That vision debuted at a community workshop last night that included improved pedestrian and bicyclist experiences, inviting areas to linger and a train station plaza. However, paying for the $43.6 million vision — $33.76 million for streetscape and $9.8 million for open space — was of concern.

A number of people called for a meeting with real estate professionals, property owners and developers to discuss the financial reality of the plan as currently proposed. Basically, what do these people need to make the overall vision a reality?

“For me, this plan is vital,” said Planning Commissioner Michael Brownrigg. “I’m going to be incredibly disappointed if 10, 15 years from now nothing has happened except a pocket park here and there. That’s failure to me.”

Setting a four-story limit and hoping for underground parking, for example, may not be economically feasible. If the current restrictions are not a viable option, the community may need to consider higher densities in some areas, he said.  

Such a reality check needs to be done quickly, said Mayor Ann Keighran. Revenue is needed to create the rest of the plan and higher density may be required to make the vision possible. Design review guidelines, she said, are almost more important than height limits. A higher building could be done well if the guidelines are strict. Under the draft plan, the Planning Commission would review all downtown development.

That may be the case, but resident Russ Cohen noted community opinion on such a limit was already held. If it did not meet a developer’s design, he asked, would the process restart?

Coming to the current height suggestions was a balancing act, explained committee member Jennifer Pfaff adding the group wanted to keep the charm of Burlingame and not create a mini Manhattan.

“We want to look like a unique town,” she said. “We don’t look like Anywhere, U.S.A.”

Resident Bobbi Benson saw the plan as a step forward for the city, setting a vision for the developer rather than the other way around.

Land use, streetscapes, open space, traffic circulation, parking, design and character and historical resources — are examined in the proposal which creates a vision for the area generally including Peninsula Avenue on the south, Oak Grove Avenue on the north, El Camino Real to the west and Anita Road to the east.

Street changes and open space were often combined utilizing different paving to make the area stand out. This was a confusing element at times.

Take the proposed civic center circle, a one-way roundabout at the intersection of Primrose Road, Bellevue Avenue and Douglas Avenue in front of the main library and City Hall to create a modest open space while improving traffic circulation. If it were created, the different coloration would denote where the shutoff space could be, but would not be the reality daily, said Kevin Gardiner of Metropolitan Planning Group, which has been working as a consultant for the downtown specific plan.

Creating a flexible area at the triangle corner at Howard and California drives would be another area that could be used for either additional outdoor seating or parking. The idea was compared to downtown Redwood City in front of the movie theater, which allows some businesses to offer outdoor seating while others utilize parking spaces. It was confusing to those in attendance who saw little change to the current configuration except the differentiated pavement color and additional trees.

Work around the train station generated a conversation about whether parking is needed at all in the area. A plaza at the train station could be one way to draw pedestrians to Washington Park. By reconfiguring parking near the tennis courts, an official gateway to the park could be created working in conjunction with the plaza. Some argued eliminating all parking at the station would benefit the plaza design; while others noted those with mobility issues depend on such spots. Ultimately, the issue was beyond the work of the committee.

Pedestrian safety was a concern for residents, who mentioned many problems on California Drive and questioned the possibility of permanently closing Burlingame Avenue. Closing Burlingame Avenue was not recommended since the concept often has mixed success because it cuts off businesses, said Gardiner.

An interesting aspect of the plan was requiring a design review for all projects within the downtown area to maintain the feel and design set forth in the specific plan. Creating a voluntary historic registry is part of the plan. Five hundreds buildings were looked at originally and 23 could potentially be on such a list, said Community Development Director Bill Meeker. Such a list would be in conjunction with efforts to create tax incentives for properties on the historic index.

A study session regarding the plan will go before the Planning Commission in January. It should go before the City Council in the spring. To review the Downtown Specific Plan visit www.burlingame.org.

Heather Murtagh can be reached by e-mail: heather@smdailyjournal.com or by phone: (650) 344-5200 ext. 105.