The Burlingame Voice

The CA exodus is real, so why do we need SB 10?

There are plenty of people who foolishly believe we can build our way out of the so-called "housing crisis".  Dense development hasn't caused lower housing costs anywhere in the world--in fact, many of the densest locations are also the costliest.  And when the other quality of life components and job prospects are as good as the Bay Area, one would have to be extra foolish to try to out-build the demand and further diminish the quality of life.  But Sacramento has foisted SB 9 and SB 10 on us anyway.  Most of them couldn't get through Econ 101, but that is where we are at.

The Burlingame City Council will discuss what to do about SB 10 tomorrow night.  The Staff Report is super thin on SB 10:

SB 10. California Senate Bill (SB) 10 allows (but does not require) local agencies to adopt an ordinance to allow up to 10 dwelling units on any parcel if the parcel is within a transit-rich area or urban infill site. (Ed:  pretty much all of B'game).

The General Plan Update has already provided a range of multiunit residential and mixed use land use districts with a wide range of residential densities, and the Zoning Ordinance Update underway will provide refined development standards for the corresponding zoning districts.

Staff requests direction from the City Council on whether to pursue zoning allowed by SB 10.  Whereas SB 9-compliant zoning is required, municipalities may choose to adopt (or not adopt) SB 10-compliant zoning.

And the report claims that neither SB 9 or SB 10 will have any fiscal impact!  It might be time to double-check the thinking on that since residential property taxes never cover the cost of providing city services--never mind the costs to the school district that is pretty much out of real estate.

But let's look a little deeper courtesy of last Sunday's Mercury News piece with the sub-head "In an area noted for its booming economy, stunning weather and natural beauty, a majority feel their quality of life is in decline".  The Silicon Valley Leadership Group and the Bay Area News Group commissioned a survey by Embold Research to dig into this and it's not pretty.

In a foreboding breakthrough, for the first time since the poll began posing the question in 2018 a solid majority -- 56% -- said they expect to leave the Bay Area in the next few years...a similar majority said the region is headed in the wrong direction.  In the survey of 1,610 registered voters, 71% said the Bay Area's quality of life has declined in the last five years.

Two problems topped the list of increased concern being "serious or very serious"?  Drought (+41%) and Water Supply (+32%).  I'm glad to know I'm not alone on this.  The cost of housing was still the highest overall at 92% but only up 6%.  What if even half of the half of people that are considering leaving do so?  Even if it is only 10% that would be significant.   B'game has a huge amount of new housing already approved, in design and "in-the-dirt".  Maybe we should see how that all plays out?  I hope the council's direction to staff on SB 10 is a brisk, clear "forgetaboutit" so they can get back to ensuring our public safety, water supply, small business vitality, economic health and quality of life.

Gas Power: Throwing the Baby out with the Bath Water

The old saying "Don't throw the baby out with the bath water" seems appropriate for the latest climate edict out of Sacramento courtesy of Assemblyman Marc Berman from the "leafy suburb" of Menlo Park.  Newsom signed AB1346 that outlaws the sale (but not the use) of "off-road" gasoline engines by 2024; or later if the California air police deem it necessary.  The Wall Street Journal offers some helpful points to understanding this latest maneuver

As an Assembly bill analysis notes, “for commercial uses, there is very little market for zero-emission equipment as today’s technology is relatively expensive and requires multiple batteries and/or frequent recharging and replacement” and “may be inadequate even if money is no object, particularly when used in rural areas without convenient access to recharging.”  No market? No matter. Sacramento will dictate a new one by banning the old one.

Banning sales of new small-combustion engines in tools “could have a few unintended consequences,” the analysis added. For instance, it could “lead to prolonged use of older, dirtier engines,” and the “purchase of non-compliant engines out of state for use in California.”  Home Depot stores in Tijuana and Reno no doubt will appreciate the sales boost.

Even better is this hidden gem

You won’t read this in other newspapers, but many Democrats who represent working-class communities are starting to worry that the state’s environmental policies are driving up the cost of living for minority communities.  Notably, about one in five Democrats in the Assembly and a third in the Senate from mostly lower- and middle-income districts abstained or voted against the bill.

"Abstaining" is the classic legislative ploy to avoid responsibility.  No one can say you voted against it.  There are plenty of people, including some long time readers of the Voice, who will applaud the move against gas leaf blowers.  I'm ok with that too; except for the $30 million of taxpayer money that is allocated to subsidizing the shift.  The "baby in the bathwater" is the fact that the bill includes gas-powered generators!  Talk about an absolutely idiotic ban.  Generators are flying off the shelves due to unreliable electricity.  Generac, the largest vendor in the U.S., has an enormous backlog -- its company stock is up more than 400% since January 2020.

I don't own a generator.  I've been meaning to buy one for years, but my move to solar that went quite well now has me planning a battery back-up as Phase 2 of the project.  I'm fortunate that I can afford the project with a little planning.  For most people, an $800-1,300 generator with no installation costs is a reasonable choice--or was.

SFO Runway Noise: Legislation Needs a Push

I called Jackie Speier's office a couple of months ago to ask what was the progress on the various airport noise bills she introduced last congressional session.  Read about them from 2019 here.  When I spoke to the staffer-in-the-know I learned that the bills had expired and needed to be reintroduced for this House session.  That has finally happened.  The press release is here.  Here are some snips pertinent to us close by and more affected by the engine run-up noise than the overhead flight noise:

“For years, constituents have lived with the scourge of airport noise. One sleepless night after another takes a significant toll on an individual’s physical health, mental health and emotional well-being.” Rep. Speier said. “This year we finally received the results of the long-anticipated FAA Neighborhood Environmental Survey, which showed what so many already knew to be true: residents are annoyed by airplane noise levels far lower than the FAA uses for its current minimum standards. 

I can totally agree with that.  Unfortunately these two bit of proposed legislation, while better than nothing, are pretty limited:

Serious Noise Reduction Efforts Act (SNORE) Act, H.R. 4931: Establishes a program at San Francisco International Airport (SFO) to noise insulate 200+ homes per year in specific areas or provide financial support to the cities impacted by noise.

Restore Everyone’s Sleep Tonight (REST) Act, H.R. 4929: Allows airports, at their option, to impose a curfew, under specified circumstances, at any time between 10 p.m. and 7 a.m.

I'm not in favor of giving SFO the option on a curfew.  They (the City of SF) are about the Benjamins so why put in a curfew?  But this one shows a way forward on Burlingame's main problem (and Millbrae and Hillsborough too)

Low-frequency Energetic Acoustics and Vibrations Exasperate (LEAVE) Act, H.R. 4926: As an airplane leaves from an airport, its takeoff generates significant amounts of ground-based low-frequency noise and vibration impacting residents in the vicinity. The bill would lead to the establishment of standards and remedies related to ground-based noise (GBN).

Now the trick is to rally the House of Representatives to actually move these forward and to find sponsors in the Senate to do the same.  Maybe our three congresspersons can take a page out of the Manchin/Sinema playbook?  Time to play some hardball on the infrastructure bills since the Townhall meeting at Skyline college was three years ago.  Yes, three years ago and last night was every bit as loud and unhealthy as 2018.

Sewer Rates: Running Uphill

There are very few city services as important to keep functioning as our sewer system.  The city has just sent out the proposed new rates that will cover about $22 million of improvements at the Treatment Facility and $12 million of improvements to pipes and pumps.  The proposed rates are stratified by type of user and "based on a 3-year average of water use from bills between January - April."   The theory being that what-comes-in-must-go-out except for irrigation and that is minimized in the winter months.  The Single Family Residences & Duplexes rates per 1,000 gallons of water used are:

Current Rate                    2022 Proposed                    2023 Proposed                2024 Proposed

$12.25                                $13.58                                $14.91                            $16.25

Thus the increases off of today's baseline are:

                                            10.9%                                21.7%                              32.7% 

The city notice uses an example of a typical single-family home using 8,200 gallons every two months (that's the billing cycle).  Doing the math, that means an increase of $196.80 per year by 2024.  That is an average--your mileage may vary, but it appears to be a fait accompli since the means of protesting it are by writing to the city and seeing if "a majority of parcels" do the same.  Not gonna happen.  I'll bet a majority of the property owners didn't even open the mailer.  Keep all of this in mind as you do the laundry, shower and do whatever between January and April.

 

Say Goodbye to an Old Friend

I haven't railed about any home demolitions lately since it doesn't seem to do much good.  My little patch of B'game at least requires a home historical evaluation before the claw arrives.  There is a bit of movement in that direction elsewhere in town as noted here.  And there has been at least one successful move (on Oak Grove).

Long-timers in town will recall the ruckus years ago over a nice old house on Carmelita on a big lot that was going to be demo'ed.  There was enough space on one side of the lot to add a new house and that calmed folks down.  Now a resident in the Easton Addition has passed along this photo of its demise.  Say goodbye to an old friend.

 

Turf vs. Grass: More to it than meets the eye

Millbrae is leading the way in examining whether or not artificial turf is a good residential lawn -- or not -- according to the DJ

Artificial turf may soon be illegal to install in Millbrae, at least for a period of time, with the City Council citing environmental concerns and the need to establish permanent rules surrounding the landscaping material often seen as a low maintenance and low water use alternative to real grass.

The move comes amid a worsening drought in the state leading many residents to seek alternate yard treatments that require less water. But according to experts, the environmental drawbacks of artificial turf likely outweigh the upsides. The city is now seeking a moratorium on the installation of the plastic material until permanent guidelines on its use can be researched and established.  Among concerns are increased heat, reduced water absorption and toxic runoff from disintegrating plastic — problems that could exacerbate climate issues often linked with drought. 

“You have in the case of a field … baked, sealed, compressed dirt that is completely dead underneath,” said Diana Conway, president of Safe Healthy Playing Fields, a volunteer organization that advocates against artificial turf. “That means not only is there no worm or bee activity, you have no runoff capacity, you have no water infiltration capacity, you have no carbon sink that you would have with grass.”  Additionally, artificial turf is 30% to 60% hotter than ambient temperatures on a warm sunny day, Conway said.

There is more here concerning whether or not the turf is really recyclable as claimed and whether or not Millbrae cracking down on people paving their yards will use artificial turf to try to avoid the lot paving coverage limits.  No mention of how bad it is for any trees that are nearby and thus  do not get watered properly.  As usual, the Law of Unintended Consequences kicks in.  Kudos to Millbrae for taking a look.  B'game, what say you?  Perhaps we can copy something smart?

A Watchful Eye....Put Down the Phone!

One of the unexpected consequences of the Covid lockdown is that some people have forgotten how to drive properly.  I've had at least four conversations in the last few weeks with people commenting on unsafe lane changes, running red lights, blocking the box and the bane of everyone's safety--- texting or talking without a headset or hands-free speaker.  As a regular pedestrian around downtown and Broadway, I see it all the time.  I don't have the numbers, but the crosswalk in front of Walgreen's on B'way can feel like a game of chicken when the light at California is green.  So this was a welcome sight on California just north of B'way.

220 Park Rd: From Post Office to Class A Space

Wednesday was the official groundbreaking ceremony for the Old Post Office property; now dubbed "220 Park Rd."  About 50-75 people turned out to hear some speeches, tour the historic lobby that is undergoing asbestos removal and watch The Claw take the first bite out of the old garage.  The long saga documented here, here and here is moving into the final chapter.  There seems to be consensus among the cognoscenti that this is the best design B'game could hope for-- it is certainly better than the last proposal.

The lobby will be partially preserved in the sense that it will be modified with three doorways where the large windows are now.  The plan is to pick up the poured concrete structure, turn it slightly and move it 100' towards the Avenew, put it on piers and move it back near the end of the project (projected to be March 2024).  We'll keep an eye out for the date since that will be a bring-your-popcorn event.  There will be underground parking and the Town Square will feature amphitheater-style seating for concerts and the like.  The Daily Journal has some of the details

The ground floor, including a portion of the existing post office, will comprise 15,000 square feet of retail and dining space. Office space above will feature terraces at each level and larger patios on the third and sixth floors. The two-level underground parking garage will have room for 275 cars and be open to the public on weekends and evenings.

Construction of the project will be handled by Sares Regis Group and Dostart Development Company, which will provide $2 million to the city for the town square development, as well as an additional $3.5 million in assorted fees to go toward affordable housing in Burlingame.

Click through if you are a subscriber so you can see the photo of Yours Truly in my chapeau and shorts along with my lovely bride in the left background.  Here is Dave Hopkins of Sares Regis, the Claw doing its thing and the official groundbreaking line-up.

Park it, Mack

The first phase of the new downtown parking structure is open for biz about 11 months after we discussed it here.  The ground floor has been offering free, try-before-you-buy parking for a couple of weeks, but that is now over.  It should relieve a little of the pressure from parklets and construction, especially at the old post office where today is groundbreaking day.  Here's the view of the ground floor--full-- except for the EV spots which were......empty.  I think they will be more successful than the spots near Broadway which shouldn't be hard to accomplish.

An eagle-eyed reader forwarded this photo of the rooftop parking and noted the absence of the concrete "wheel blocks" in front of the cable railing that appears a bit flimsy.  We've seen a few instances of drivers thinking they were in reverse when they weren't or hitting the gas instead of the brake, so the wheel blocks seem like a good idea here.

"Welcome Carpetbaggers"

I'm not sure there is much more to say about SB9 and SB10 than was said in the May post titled SB 9 and YIMBY Carpetbaggers except to note that Newsom only waited two days post-recall to sign them.  You can also go to the Comical's donation tracker and see that the CALIFORNIA REAL ESTATE POLITICAL ACTION COMMITTEE (CREPAC) - CALIFORNIA ASSOCIATION OF REALTORS was Newsom's seventh largest donor for the recall race at $1.5 million.  Can you say "For Sale By Owner"? 

Design review?  Psshawh.  Street parking?  Nah, everyone will have an e-scooter and take Lyft.  Water?  Don't get me started. The last line of the Daily Post article says "Many cities have organized against SB9, including Palo Alto, Los Altos and San Carlos."  We shall see if any real organized opposition appears.  In the meantime, mark Sept. 16th as the day we said "Goodbye single-family zoning".

 

Water Security: Nothing to Worry About?

The city council took up the 2020 Urban Water Management Plan last week with the hope of approving this latest five-year update.  We described the stated concerns about shortages that came up during the study session last May here.  Words like "alarming" and "worry" were in vogue back in May, but curiously absent last week as the UWMP was approved 5-0.  I had sent several comments to the council based on my reading of the draft plan where I thought some more work was wise.  We may get to all of them over time, but right now I just want to focus on the main question.  When droughts inevitably come, do we have enough water?  Apparently the various agencies involved think we do as seen in this Table 7-6 from the plan that covers the next 20 years.

These numbers are the SFPUC Regional Water System (RWS) estimates of our city's water availability if the "Save the Fish" maneuver called the Bay Delta Plan doesn't happen.  The "Save the Fish" plan is tied up in court and negotiations, so this looks like great news!  Over the next five years, if we have a dry year our availability drops 19.7% and then stays exactly the same even if the next four years are dry.  Over the long run, things look even better.  20 years from now, if we have a dry year, our availability only drops 12.6% and thankfully stays exactly the same for the next four continuously dry years.  I guess I have been worrying for no reason.  Let's move on.  The day after the council meeting, Wally from Dilbert explained why I feel better.

Growing Season Goes "Pear-shaped"

Right around Labor Day my pears usually ripen--if there are any pears.  It becomes man vs. squirrel.  Recall I had a bountiful crop in 2019.  Then last year was a bit of a bust, but regular contributor HMB noted "Some apple and pear trees/varieties are more likely to be biennial bearers. I have a pear like that.".  Thus I was hoping for another bounty, but alas this year has gone "pear-shaped".  Per Wikipedia, that term may have originated with the U.K Royal Air Force.  In any case, here is the total harvest this year.......the normally reliable Gravenstein apple yield was way down too.