Planning commission approves 1454 Balboa design with condition on colors and door review

The Burlingame Planning Commission voted 4–0–0–1 on July 13 to approve a major design review for a new 3,254‑square‑foot, two‑story single‑family dwelling at 1454 Balboa Avenue, with a condition requiring a revised exterior color palette and staff review of the changes.

Planning staff told commissioners the project would replace an existing one‑story dwelling and recommended that the commission add a condition requiring the applicant to "revise the proposed color palette to be reviewed and approved by the planning commission prior to building permit submittal," and to avoid a high‑contrast white facade paired with a black standing‑seam metal roof and black window muntins. Staff noted that ADUs are reviewed ministerially under state law and are not subject to design review: "ADUs are reviewed and approved ministerially and are not subject to design review." (staff)

The applicant, James Chu of Chu Design Associates, said the client prefers the modern farmhouse aesthetic but indicated willingness to provide alternate color options: "We have no problem changing the color palette." (James Chu)

During deliberations commissioners repeatedly praised the design’s conformity to standards while raising aesthetic and privacy concerns. Commissioner Lowenthal called the design "a lovely project" but said the farmhouse/board‑and‑batten style "has run its course in Burlingame" and urged the applicant to consider more stucco and a different front door to make the entry clearer. Other commissioners expressed worry that a fully glazed front door could create privacy issues by making interior spaces visible from the street.

Commissioner Pfaff moved to approve the project with the staff‑recommended color‑palette condition; Commissioner Lowenthal seconded. The roll call vote was 4–0–0–1 in favor. Chair Shores read appeal instructions and noted the commission’s action is appealable to the City Council within 10 days and becomes final if not appealed by 5 p.m. on the 10th day.

The condition approved by the commission requires the applicant to submit a revised color palette using earth tones and alternate roof/window colors for staff review at building permit. Commissioners discussed adding a specific door‑design requirement but did not adopt a hard condition; staff said the building permit review would allow the department to evaluate an alternate, less‑glazed door design if presented.

Next steps: the applicant will submit revised exterior color selections for staff review at plan check. The commission’s approval can be appealed in writing, with any appeal subject to the city’s master fee schedule.