The Burlingame Voice

City Hall Moving Around the Corner?

We covered the shortcomings of the historic City Hall here last September when the search for alternatives started.  As we noted then, a central downtown location is an intangible that is hard to value and harder to replace. Right on cue, staff is recommending a move around the corner to 1440 Chapin Ave--across the street from Mollie Stone's.  The move would involve two phases--a leased period followed by a purchase of the building and inheriting some of the existing tenants.  Per the Staff Report

Pursuant to the Lease and Purchase Agreements, the City is required to purchase the building by June 30, 2027, for a price of $34,500,000. After the building is purchased, the City plans to retain existing tenants in office suites not occupied by the City, which will serve as a source of revenue for the City and offset some or all of the costs associated with purchasing 1440 Chapin. Revenue is estimated to be $1,656,000 per year from rental income.

The city as a landlord could also extend to "the opportunity to collaborate with other public agencies, if they would like to lease space in the new City Hall."  The plan is up for discussion at tomorrow night's city council meeting and as these things go, I would think the deal is basically done.  Enough ground has been laid and there are enough short-tenured councilmembers that staff's say-so will suffice.  We don't have a Rosalie O'Mahony to issue a caution that would prevail.

The real question is what of the current City Hall property?  The DJ piece raised the question, but the answer is "we'll figure that out later"

Nearly 10 years ago, Burlingame had weighed the possibility of developing housing at the current City Hall site, though (Mayor Peter) Stevenson said conversation around the fate of the old building would be held at a future date.

Engaged locals are already worried about the open space in front of city hall.  The holiday tree lighting is a classic B'game community event.  The pressure to flip it to a developer who would "stack and pack" it with a mix of "affordable housing" will be high.  Is there enough backbone to resist it and make the best use of the aging facility possible?  Are there potential tenants who don't need Class A space?  What about those "other public agencies"?  There is also a decent amount of parking on the site so if a Return to Office move is afoot for city staff, those spaces are a short, healthy walk to 1440 Chapin.  We shall see.  An eagle-eyed reader sent me the Instagram post about tomorrow's meeting.  I didn't know the city was posting there.

 

Wildfires, Insurance rates, Fuel management & Defensible space

A nice heavy rainy day in B'game is the perfect time to reflect on Not Forgetting about our wildfire risk.  Almost three years ago we covered the Emerald Hills fire here.  Then came Pacific Palisades and Altadena which has pushed FAIR into the red and will cost all of us a pretty penny in insurance increases.  It's one thing to write State Farm or Farmer's a bigger check, it's quite another to lose your home.

The risks are multi-dimensional.  How good is our fuel management, particularly up the hill with our neighbors?  The state is updating the high-risk maps as part of Newsom's latest revelation that the 5 foot "Zone 0" area next to dwellings needs to be clear of fuel.  One has to wonder where he's been for the last five or ten years?  You can get a sense of the Hillsborough high-risk area here.  Swapping email with the CCFD Chief, I learned

In Hillsborough, the town conducts fuel management on town owned parcels and we have an extensive Wildland Urban Interface inspection program. Inspections are conducted annually and education and enforcement is applied according to the situation.

I know from friends that there have been non-renewals and big increases in insurance rates up there.  The insurers have reportedly also used drones to find private parcels that are at high-risk from lack of fuel maintenance and some of that information may even be informing their rates for the neighbors.  "It takes a village".

Our water supply is another aspect of preparation.  Swapping email with Public Works, I learned

We tap SFPUC system near Magnolia/Trousdale and use its static head to a point near BIS on Trousdale, and from there it is pumped to the Mills Reservoir.  From there, it gets gravity fed to Sky View Reservoir, which then serves the hillside area below.  On the south side of the City, we pump the water to the Hillside Reservoir located next to the Fire Station 35, which then serves the water to the zone that is above and outside of the SFPUC aqueduct zone.  We have four other SFPUC turnouts that we tap into to serve the remaining parts of the City primarily by gravity.  Hillsborough has a separate system outside of Burlingame, much of their water supply is pumped to their hills and then served to the residents unlike Burlingame.

A bit more research is in order for the layperson to follow the plumbing described above.  It's also a fair question to wonder how up to date the various parts are right now.  I asked about how we go about flushing the hydrants?  It was a pretty common thing to see when I was a kid, but I can't recall seeing it in B'game.  I've must have missed it since Public Works states

Burlingame has proactively invested in a robust capital improvement program to modernize its aging water infrastructure over the past few decades. This includes replacing several miles of water mains and upgrading older fire hydrants with newer models and adding new fire hydrants if needed. These efforts have not only enhanced the City’s water capacity but have also significantly improved fire protection. The hydrant flushing program is active and we rotate the program throughout the City based on water quality parameters.  The public may see more at some times than others as needed based on our water quality requirements.

The bottom line is B'game is not one of the eight cities in San Mateo County at the highest risk as shown here.  We have a lot of infrastructure.  We have maintenance plans.  My discussions with a concerned H'borough resident lead me to continue to believe our biggest risk stems from big private parcels up there that may not be on top of fuel management.  With all of the eucs up there, the effort described in the Merc about the work at East Bay Parks is something to aspire to here.

East Bay Parks has nearly quadrupled its fuel reduction staff in the past five years to take on the Herculean task of bringing the forest back into order, including the addition of Fuels Reduction Coordinator Givonne Law.

“Eucalyptus is notorious for being a very difficult-to-handle tree. Not only is it very heavy, but there’s generally huge accumulations,” Law said. “A lot of machinery operators out there will see a project like this and will just walk away.”

Law’s task was to thin the forest from more than 750 eucalyptus stems per acre to 150 stems per acre. Her aim, she said, was not to eliminate eucalyptus — despite their oily, flammable properties — but to reconstitute the balance of the forest to allow less dangerous trees such as bay and oak to reestablish themselves.

That works out to about one stem per 300 square feet--a 17 x 17 foot area.  A drive through H'borough will easily show areas with more density than that.

Broadway: New cost estimate, same old story

The song remains the same on the grade separation at Broadway only a lot more off-key than before.  I wrote this five years ago here:

One of the common questions I hear in town is "When are they going to fix the rest of Broadway?" meaning now that the bridge has been replaced, what about the rail crossing?  My standard response is "There isn't nearly enough money socked away to even start".

That refrain got even worse this week as the DJ reports:

The grade separation — designated as a top priority at last year’s city goal-setting — would separate the train tracks from the road to mitigate traffic, increase public safety and allow more than one train at the Broadway station. At the beginning of 2024, project costs were estimated at $325 million.

Now, however, Caltrain recently informed the city about significant increases to project costs, raising totals to $500 to $600 million for construction alone, Public Works Director Syed Murtuza said.

Aside from the usual, completely predictable, extreme increases in the cost of labor and materials, now we get to add the fact that with electrification of Caltrain we have to de-electrify the lines to do the construction for four hours at night.  Less construction time equals more project time equals higher costs.  Rinse and repeat.

Pleas from the city to complete the grade separation before Caltrain electrification went unanswered, Murtuza said. “It’s just utterly poor management and mismanagement on the part of the organization, and we saw it directly,” (Donna Colson) said.  She urged the city to realistically communicate with residents about the realities of the long-awaited project moving forward.

"Realistic" is our middle name here at the Voice.  No shovels will be hitting dirt in the foreseeable future, so we need to make lemonade.  Is it AI like noted here?  Is it just an underpass?  Do we try to get a reprieve from the state on our RHNA numbers so we can stop building giant residential cell blocks on Rollins that will change the traffic grade on the intersection from an "F" to an "F--"?   Just kidding, not "realistic", but a nice fantasy.  There are timing tweaks to the various signals that could make marginal improvements.  All we can really do is better traffic enforcement and hope the accident and fatality rates don't climb.

EV Chargers: On the blink in Lot Y

The bloom is off the EV market for a variety of reasons.  Unit growth is slowing dramatically.  Now that early adopters have made their purchases, the mainstream buyers' reluctance to go all-electric is hitting home hard with car companies, parts suppliers, battery factories and infrastructure players.  A number of EV start-ups will likely go bankrupt by summer according to the WSJ analysis and the big manufacturers are losing their rear bumpers on every sale.  Some to the tune of more than a $100,000 loss per sale!  Ironically, sales of high-end gas pickups and SUVs are propping up companies' EV divisions!

Range anxiety is one of the key causes of EV reluctance--and it is helping the hybrid market accordingly.  My only experience with a Tesla rental drove that anxiety home as I got about half of what the range gauge estimated.  Paying the supercharger rate wasn't dramatically cheaper than gas in the state I rented in.  Heightening range anxiety is charger malfunctions and vandalism (stealing the copper filler wire for scrap value).  Malfunctions are a national problem (estimated to be one in five) and very much a local issue as reported by the DJ this weekend:

In Burlingame’s Broadway District, continued issues with its electric vehicle charging stations are inconveniencing businesses and residents alike, Broadway Burlingame Business Improvement District president John Kevranian said.   A representative for EVgo, which owns and operates the six fast-charging electric vehicle stations located at 1133 Chula Vista Ave., confirmed that five of the six stations have likely been out of operation at times for a couple of months. One has been out of operation for weeks, she said.

Now, however, eight parking spots in the tightly packed Broadway District have become largely nonfunctional.   “This is the holiday season, too. It’s crucial these work during the holiday season. If EVgo is not going to repair them, maybe they can cover the stations, and use them as public parking,” Kevranian said.

John is on-the-money with the idea of covering a charger if it is broken so everyone could see that they can use the space.  Given they don't have meters, it would be a freebie, too. The sad part is that EVgo cannot keep chargers working that only went live in 2019, as we noted here.  The DJ piece notes that EVgo may not be complying with the city contract.  I'd say that is a safe bet, but did we negotiate any performance penalties?  Usage in Lot Y ramped up pretty slowly as we noted here, but random outages are likely to stunt future usage.  Anxiety is bad for business.

Treehugger Update: Cheap at double the price

This is a treehugger post of a different species.  Instead of celebrating our amazing City of Trees foliage as usual, we are left to decide what is the right price to cut down a mature tree.  The new ordinance is still in progress as the DJ notes

The updated draft ordinance would include increased replacement standards, according to the staff report, as well as the incentivization of native tree planting.  The city has yet to finalize a fee schedule for in-lieu fee amounts for those who do not replace removed trees, Richard Holz, parks superintendent and city arborist said, but similar fees in Sacramento are set to $325 per one inch of Diameter Standard Height of tree removed.

Those relatively high fees would cover the cost of staff time and effort to plant trees elsewhere in the city.  “It’s not meant to be punitive, this is just what the actual cost would be for our staff to establish a tree somewhere else, if you are not going to comply with the ordinance and plant a tree on your own property,” he said.

I don't think paying less than $4,000 to cut down a one-foot diameter tree and not "replacing" it is a "relatively high fee" at all.  In fact, I would like to see it be double that since I doubt $4K covers nearly all the costs of having city staff source it, transport it, plant it and track all this work just to get a 24' or 36" box tree somewhere else that doesn't replace a one to four foot wide mature tree.  And of course, one of the driving forces behind this is Sacramental authoritarianism as discussed

In previous conversations, councilmembers discussed the city’s limited ability to deny tree removals for projects like accessory dwelling units or Senate Bill 9 housing, which have state-mandated zoning requirements.

Crank up the density and cut down the neighborhood trees--remind me again about how important net-zero carbon emissions and carbon capture are.

City Hall: Assessing the structure

We touched on the move to replace our City Hall four months ago here and since then more details have been released on the state of the building.  Here are some of the key points from a presentation to the city council on Sept. 3rd.:

• City Hall was built to the seismic standards of the time (1969) - Estimate is $10M
• Mechanicals are beyond their useful life and parts availability is challenging (related asbestos issues estimated at $600K)
• ADA accessibility is an issue
• No fire sprinklers and inadequate fire alarm system
• Lighting and electrical upgrades to current standards - estimated at $1.5M
• The original roof is still on and being patched - replacement estimate $500K plus asbestos work

All of that is compounded by an estimated 20% growth in the space needed plus some better meeting room space although this could be handled by a satellite, leased office.  The five-year total is $16M and grows to $35M over the next decade.  The idea square footage would be between 6,000 and 14,000 ft² larger than the current space.

Should the city choose to do the repairs and upgrades, it estimates about three years of temporary employee relocation.  That sounds like an optimistic guess to me looking at how long everything takes.  The real challenge is how to pay for either approach (fix vs. lease vs. build).  The current central location is excellent which is an intangible that is hard to value--and harder to replace.  There's no easy answer here even if one has a fix-it mindset.

Topgolf: Is the cash cow running low on milk?

We noted the news that Callaway and Topgolf were looking to get a divorce here on the last Topgolf post.  I didn't fully catch that the financial struggles were on the Topgolf side instead of the equipment (Callaway) side, but a WSJ piece lays it all out.  The entertainment center business (i.e. the hi-tech driving range) is good--just not quite as good as it has been.  There are big hopes in City Hall that Topgolf will drive serious tax revenue allowing the city to shoot for the green with a smooth pitch and sink some long putts.  But.....

Serious golfers are reliably showing up on golf courses, spending money on their equipment and golf balls. But recreational players are no longer as keen on shelling out some $70 an hour on a driving range for fun these days.  Lately, the Topgolf business has been hit hard by slowing consumer spending. Same-venue sales fell 8% in the second quarter from a year earlier, the fourth consecutive quarter of declines. The sales drop was even worse for big-group events because of “corporate belt-tightening,” according to the company.  (Ed:  think Westin, Hyatt, Marriott).

The company initially thought that visitors to Topgolf would become newbie golfers who might seek out its products after trying them out at those venues, which carry Callaway equipment. As it turns out, hitting a few balls at a recreational driving range isn’t enough to convert people into Callaway faithful.

The steeper price tag might be one contributor: In its location in Edison, N.J., for example, it costs about $155 to reserve one bay for a two-hour session during peak hours. And that doesn’t include food or drinks. Topgolf is trying out different ways to lure customers, including variable pricing, tweaks to its promotions and adding concerts and live DJ nights.

Here's the bottom line

Topgolf itself isn’t a lousy business—it is profitable and generated a 15.5% margin on the basis of earnings before interest, taxes, depreciation and amortization last year. Its top line grew at a healthy 27% compound annual growth rate between 2021 and 2023 before the recent slowdown, and it still has a long runway of new locations. (Ed: especially our little B'game location).  It will, however, first need to prove that it can bring customers back after the first handful of visits.

Now, let's chat about those "DJ nights".  I never went to the movie nights at the old driving range during Covid, but I recall they did draw a bit of a crowd to Boringame.  What's the curfew policy these days on the Bayfront?

Top Golf: Rounding the turn?

I stopped by the Golf Center (aka the old city dump) to check on the progress of the Top Golf project.  My completely uneducated guess is they are about to round the turn.  In golf "the turn" is an expression used to denote the part of the golf course where the front nine turns into the back nine. When you've reached "the turn," you've reached the halfway point of an 18-hole golf course. So "making the turn" means leaving the front nine and moving on to the back nine.  It's been more than five years in the works as noted here.

It's an impressive build and the number of poles surprised me.  One can only hope it generates as much B'game revenue as some city elders are predicting.  The sooner the better!  Here's the view as of now.

Whither City Hall?

I underestimated how many people have noticed (complained?) about the possibility of a new City Hall being considered during a time of tight finances.  The Daily Journal did a piece on it a couple weeks ago and since then, it has been the second most common complaint after the California Dr. reconfiguration.  Who knew that many people are paying attention?  The DJ writes

Burlingame’s City Council is taking next steps toward a new City Hall, approving commercial real estate broker CBRE to identify commercial real estate within the city that could work for a new space.  Burlingame has been exploring options for a new City Hall location since 2023 — hiring architectural firm Group 4 Architecture for a space-needs and cost estimate and real estate advisor Keyser Marston Associates to review existing city-owned property.

But hiring a real estate advisor doesn’t mean any decisions are a “done deal,” Councilmember Michael Brownrigg emphasized at the May 6 meeting, adding that the need for a new City Hall should be better explained to the public.

By my reckoning, Michael Brownrigg has that right.  When I sat through the budget study session recently, he was the first councilor to highlight the drop in the Unassigned Fund Balance from $7.7M to zero dollars in the proposed budget.  Don't hold me to the exact number, but that was what I jotted down off the Zoom call.  Here are the details for what's next:

CBRE will look into Burlingame’s available commercial real estate, representing the city in negotiating transaction terms if the city prefers existing commercial office space, according to a staff report detailing the two-year agreement.  The brokerage group will receive a commission on any purchase or lease agreement, and will be paid $70,000 if no lease, purchase or lease-to-purchase transaction is completed, the staff report said.

From my conversations, the first thing that is needed is a statement of what is wrong with the existing facility.  Having spent a fair amount of time in there over the last 30 years, it ain't great, but it's not terrible either.  Maybe we should have made the new Rec Center a little larger.

Bumpingame: Taking the car out of Carmelita Ave.

One way to get people griping less about California Ave. is to roll out another project unpopular with drivers.  While the aversion to the California conversion is on-going (just mention it at the grocery store!), the multitude of new speed bumps on Carmelita east and west of ECR is jarring drivers' senses--and common sense.  A review of the accident history via the Crimegraphics tracker on the city website doesn't yield nearly enough incidents to cause speed bumps to multiply like rabbits there.  Is the city trying to take the "car" out of Carmelita Ave.?  Shall we rename it Melita Ave.--a main thoroughfare from H'borough to Bumpingame?

The Sunday SF Comicle had a front-page piece titled Drivers feel under siege with S.F. limits.  It described some senior drivers' anxiety over the navigational mazes being implemented as "improvements".  It's more than just banning cars on Market St. or so-called "Slow streets".  And it's not just in EssEff.  I like to pick up the pink Financial Times (of London) sometimes and was amazed to see a Letter to the Editor from a guy in Oakland under the headline Why the nanny state is partly to blame for US road carnage!  He writes:

Meanwhile, endless reconfiguration of America's streets and pavements by traffic engineers who dream of "Amsterdam in Santa Monica" has cluttered once open roadways with mountains of superfluous signage and millions of plastic bollards; new parking arrangement, often in the middle of the street, bicycle paths switched to different lanes every other corner; and elevated bulbs wherever possible--all designed to slow traffic under the guise of creating bike and bus-friendly streets.

The addition of all this visual noise impedes every driver's view, making it ever harder to see that bicycle or pedestrian while elevating the stress.  Alas, too many American drivers have reacted to these safety-related distractions and stressors by developing the habits of road rage.

So don't just blame the culture of freedom that Americans enjoy for the roads mayhem.  At least some fault is due to the nanny state at work, killing us softly with safety enhancements.

George P Csicsery

Zala Films, Oakland, CA, US

My guess is Mr. Csicsery has been to Bumpingame recently.  My wishlist is to take out at least half of the new speed bumps on Melita Ave. and put a moratorium on any more as well as on the cheesy plastic bollards and floppy mid-crosswalk signs that are already looking beat after just a few weeks.  Then bank the money to pay for another police officer to catch scofflaw drivers.  While we're at it, let's check what all of these "improvements" are doing to police, fire and ambulance response times.....

Hat tip to a local wag for the name Bumpingame.