Burlingame questioning new growth

Amidst the first effort in nearly two decades to comprehensively update the city’s future development guidelines and regulations, commissioners examined the potential changes invited by projected expansion.

Establishing a new residential neighborhood blending industrial workspace with livable units along Rollins Road, managing expected enrollment growth at local schools, establishing historical protections for older homes and commercial development were among the issues raised, according to video of the meeting.

In an effort to balance demand to live in Burlingame invited by a wealth of lucrative jobs, officials and consultants hired to facilitate the update identified the Rollins Road area on the north end of town as a preferred location for new homes.

The light industrial region within a short distance of the Millbrae BART station is suitable for transit-oriented development, which could accommodate construction of projects offering space to live and work, according to the plan.

Laura Stetson, representing planning firm MIG, detailed the vision for the new neighborhood near the Millbrae border.

“If Burlingame is to grow and accommodate a regional share of housing and also provide housing for people who work here but can’t live here because there is not enough housing, there is an opportunity for property owners to create a new live-work neighborhood,” she said.

To jump-start the process, officials suggested zoning amendments may be prioritized in the Rollins Road area to soon allow construction of the joint commercial and residential projects, said Stetson.

Assuming the general plan amendments are approved as discussed, creating a new residential neighborhood could help push the amount of housing units in Burlingame from 13,000 to 16,000, which would grow the population from about 29,000 people to 36,000 people.

Though such figures are still short of the goals set by the Association of Bay Area Governments, after at least three years of discussion, Burlingame officials have suggested they feel reasonably comfortable with the projected level of growth.

Not everyone agreed though, as tenant advocate Cynthia Cornell said the planned residential development is likely insufficient to meet demand stemming from the 9,000 jobs expected to come to Burlingame over the life of the plan.

“When we are talking about plans for our future, we have to consider people, we have to consider where they are going to live,” she said. “And with respect to the school district, we are going to need another school.”

Cornell encouraged officials to consider building more homes as a means of addressing existing and future affordability concerns, while echoing sentiments regarding school enrollment expressed by Florence Wong, a member of the Burlingame Elementary School District Board of Trustees.

Wong said most of the district campuses are near capacity already, so development of more homes will likely require construction of a new school.

“It’s not that we are anti adding housing units, but we do think in the future we will need help from the city identifying some land to build a new school,” she said.

The general plan amendment notes an influx of new residents will likely put pressure on the existing housing stock too, as new construction or renovation could increase in coming years.

The updated document suggested properties built 50 or more years ago slated for renovation or reconstruction would require additional consideration of their historical context in the city.

Consultants suggested the time threshold is an industry standard for addressing historical significance, but commissioners shared fears that hurdles posed by construction limitations may make meeting development goals difficult.

“This is going to unnecessarily constrain the city and I think sort of stop us in our tracks,” said Commissioner Will Loftis, of the proposal to establish regulations on properties built circa 1970.

Commissioner Richard Sargent also said he would favor a more general regulation which would be less likely to pose an obstacle for construction.

“If there is a way to look at this more holistically, I’d be in favor of that,” he said.

The emphasis of the efforts aims to preserve historical attributes of neighborhoods, said Stetler.

“Community character is what the concern is,” she said. “And does the style of house fit with the neighborhood?”

Some residents suggested they would favor the historical regulations though, in an effort to maintain Burlingame’s historic charm.

“I’ve been concerned all along that we will lose our character,” said Leslie McQuaide, a member of the advisory committee which help guide the plan update.

There was no decision at the meeting and the public comment period of the plan revision will remain open through the next few weeks. Officials expect more talks will be held with the Planning Commission, before the issue arrives before the City Council for final consideration this fall.

austin@smdailyjournal.com

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