Economic Study on Downtown Plans

 In March 2006 the city of Burlingame commissioned an economic study of its Burlingame Avenue downtown area.  The purpose of the plan was:

To provide a guide for how much and what types of development are realistic in the real estate market place over the next 20 years in preparation for the upcoming Downtown Burlingame Specific Plan.

To educate interested community members about how economics affect land planning and development decisions.

To encourage the redevelopment of the Safeway properties in a manner that serves both property owner and community interests.

The final report was published on May 17, 2006 and is available on the city website (http://www.burlingame.org/ERA_Study051906.pdf) (NOTE this is a 27MB PDF file).

CBB commends the report because it addresses many issues that we believe are essential to good city planning. Among these are mixed-use and the size limitation of the Safeway redevelopment. The CBB has played a constructive role in bringing these issues to the attention of the city and the residents of Burlingame. 

The report by Economic Research Associates studies the prospects for and dynamics of the downtown commercial area (bounded by Peninsula Avenue, Oak Grove, El Camino and the train tracks) during the next twenty years.  Because the effects of the report may be felt almost immediately and will affect both city policy and structure over the next few decades, it is important that residents of Burlingame become familiar with it rather than surprised by it.

In March the City of Burlingame commissioned an economic study of the downtown commercial area. In preparing this economics study, the City had several objectives:

MAJOR AREAS OF STUDY

The big issues are the Burlingame Avenue train station, mixed use and the development of the Safeway property.

CALTRAIN STATION:  The report stressed the enormous importance of a passenger service train station to the residential property market, suggesting that the added value of the train station to property within a one half mile radius is roughly 15 percent, or approximately $l00,000,000.  The obvious value of train service to commercial interests was not discussed.  CBB feels that continued local train service is essential in this time of dwindling energy resources and to the sense of belonging to and having access to this vital peninsula region.  CBB held a public forum on the CalTrain station issue in the fall.

MIXED-USE:  Mixed use, for the purpose of this study, refers principally to the development of street level retail space with residential space (condominiums) above.  To many, this concept, which is growing in popularity across the country, is a means of revitalizing urban areas while fostering a keen sense of community and can help Burlingame deal with a downtown increasingly populated by large national chains.   CBB has held two public forums on mixed-use.  Areas recommended by the study as appropriate are Howard Avenue, and the areas of Primrose, Park and Lorton between Howard and Burlingame Avenue.  The concept is particularly appropriate for the Safeway properties along Primrose.

SAFEWAY PROPERTY DEVELOPMENT:  The report recommends that the city work with Safeway to develop the property with a 46,000 square foot Safeway and a 12,000 square foot Walgreens, with parking to the west and south of Safeway and a one level parking garage below.  Mixed-use retail shops with residential units above would face Primrose.  They would have one level of parking below.   CBB has long advocated the application of mixed-use to the Safeway property, and has been especially concerned that Safeway and Walgreens be housed in separate buildings to break up the enormous and inappropriate apparent size of one building to house both businesses

Other areas that suggest city attention

• The report stresses the importance of maintaining the delicate balance between national chains and local businesses. 
• Owners of historic buildings should be aided in finding ways to maintain and use these buildings without undue economic hardship.
• The city should carefully regulate the construction of new office space when it becomes needed to ensure that it is appropriate and consistent Burlingame’s village charm.
• The report stressed the sensitivity to appropriate development of office space, condominiums and the preservation of historic buildings.

In many ways, it is a very encouraging document. For example,

• it recommends physically separating the Safeway and Walgreens stores.
• It incorporates the concept of a pedestrian passageway through to the Safeway building.
• It underscores the importance of continued CalTrain passenger service.
• It recognizes the value mixed-use development in the downtown area, and specifically recommends it not only for the Primrose frontage of the Safeway site, but for Howard Avenue and Lorton, Park and Primrose between Howard and Burlingame Avenues.

Copies of the Executive Summary of the report can be obtained at the city Planning Department.