Burbank Municipal Code Div. 2 Media District Industrial (mdm-1) Zone

The Media District Industrial (MDM-1) Zone is intended for motion picture, television, recording production, other media-related activities, hospitals and medical-related uses and other restricted commercial/industrial uses compatible with these uses. [Added by Ord. No. 3224, eff. 2/16/91.]

In the MDM-1 Zone, all uses shall be consistent with the maximum FAR and maximum residential density, as prescribed in the General Plan, as follows:

[Added by Ord. No. 3839, eff. 5/24/13; amended by Ord. 24-4,022, eff. 1/17/25.]

In the MDM-1 Zone, uses are allowed as set forth in Section 10-1-502. [Added by Ord. No. 3224, eff. 2/16/91; Amended by Ord. No. 3504, eff. 12/26/98; 3464, 3439, 3400, 3376.]

[Deleted by Ord. No. 3504, eff. 12/26/98.]

Commercial uses which primarily serve the employees or residents of the Media District may be permitted provided a Planned Development (PD) application is submitted and the City determines that the proposed use is not likely to attract a substantial percentage of patrons from outside of the Media District, and provided that the Planning Commission determines that the proposed use will be compatible with the uses in the surrounding zones. [Added by Ord. No. 3224, eff. 2/16/91. Amended by Ord. 22-3,983, eff. 12/16/22.]

The following property development standards shall apply in a MDM-1 Zone:

A. DENSITY.

The density of all commercial and industrial property shall not exceed an office-equivalent gross square footage (OE-GSF) floor area ratio (FAR) of 1.1, except as provided for in this section.

1. Gross floor area. For the purpose of computing allowable density, “gross floor area” means the total horizontal area of all floors beneath the roof of a building. The computation excludes the columns, permanent interior walls, stair shafts, elevator shafts, duct shafts, mechanical equipment rooms that serve the building as a whole (offices only) and the area actually occupied by parking. The computation includes corridors, bathrooms, interior partitions which are not permanent or anything else not excluded above.

2. Office-equivalent gross square feet (OE-GSF) is a concept which allows more floor area for specific uses which generate less peak-hour trips per square foot than general office buildings. For example, a FAR 1.1 on a 10,000 square feet lot would allow 11,000 square feet of gross floor area of general office or 5,940 gross square feet of medical office pursuant to the “Office Equivalency Factors” set forth in Table 1 below.

OFFICE EQUIVALENCY FACTORS TABLE 1

(i) Employers with 1,000 or more workers may achieve office equivalency ratios by implementation of City-approved transportation demand management (TDM) plans.

(ii) The most recent edition of Trip Generation, Institute of Transportation Engineers (ITE) may be used to determine office equivalency ratios for uses not listed in Table 1. The ITE tables do not include ratios for some land uses in the Media District. Requests for an office-equivalency ratio not listed here can be approved through the Conditional Use Permit process. The applicant must demonstrate to the satisfaction of the City, through a study performed by a licensed traffic engineer, that the office-equivalency ratio proposed is appropriate. The City may also require a monitoring program to ensure that these factors are maintained over time.

(iii) Commercial land uses also includes general retail, saving institutions, food outlets, restaurant and all other uses permitted or conditionally permitted in the commercial zones except for those uses specified in Table 1.

(iv) Multi-family residential development is limited by the Burbank Municipal Code rather than FAR; however, for the purpose of calculating impact fees, one (1) dwelling unit is equivalent to 297 square feet of office floor area.

(v) General, non-profit hospital space is not limited by FAR; however, for the purpose of calculating impact fees, 1.24 square feet of hospital floor area is equivalent to 1.0 square feet of general office space.

(vi) With respect to Media Office, Media Workshop, Warehouse Storage, and Stage Area Uses, the office-equivalency factor shown in Table 1 is based on preliminary data. It shall not be used unless verified by a report prepared by a certified traffic engineer to the satisfaction of the Director of Community Development. The report shall include a monitoring program which requires the applicant to periodically supply to the Director of Community Development sufficient information to ensure that the factors remain valid over time. The applicants may, alternatively, elect to use the following factors: Media Office - 1.33; Media Workshop/Storage/Technical Space - 2.00; and Sound Stage - 4.00. If these alternative factors are used, the applicant shall supply a monitoring plan to the satisfaction of the Community Development Director prior to issuance of building permits for cumulative development of more than 25,000 adjusted gross square feet. This monitoring plan shall document the total and peak trips generated by the applicant’s entire complex to verify that the alternative factors are a reasonable representation of the complex’s trip generation. This monitoring plan shall include provisions requiring the applicant to periodically supply to the Director of Community Development sufficient information to ensure that the factors remain valid over time. If the monitoring plan fails, in the opinion of the Community Development Director, to substantiate that the alternative factors are a responsible representation of the complex’s trip generation, the Community Development Director shall not allow the building permit to be issued until a report prepared by a certified traffic engineer has been accepted by the Community Development Director that documents the office-equivalency factors of the applicant’s complex. The Community Development Director shall apply the office-equivalency factors determined by the certified traffic engineer’s study. In order to use any media factors, the applicant shall execute and record an agreement, found acceptable to the Community Development Director, restricting the use of the building to those media uses which form the basis of the office-equivalency factor for which the applicant is applying. Violation of this agreement will be subject to enforcement.

3. Studio Lots as one (1) Parcel. Parcels within the main studio lots of each studio as shown on Figure 1, entitled “Land Considered Studios” shall be considered as one (1) parcel for the purposes of density calculation.

4. Development Opportunity. The allowable development opportunity for a given parcel of land shall be computed according to the following formula:

5. Density Requirement. Exceptions to the density requirements in this section are as follows:

(i) Media Center South - Media Center South has been recognized since the inception of the West Olive Redevelopment Project Area as a suitable location for more intensive development. Furthermore, the Media District Overlay Zone identifies this property as the focal point of the Media District, occupying a prominent, central location bounded by the Ventura Freeway, Olive Avenue and California Street. For these reasons, Media Center South has a density limit of FAR 2.0 OE-GSF, with the provision that this site is ineligible for the allocation of any development opportunity reserve, as discussed below.

(ii) Transportation Demand Management Plan - Any employer of 1,000 or more employees may apply for a Development Agreement to control development density by a Transportation Demand Management (TDM) Plan. These plans provide means of reducing peak-hour trip generation and require regular monitoring to ensure that the peak-hour trips generated by the employer do not exceed the number of trips that would be generated if the employer’s site were developed to the FAR 1.1 limit with general office. In reviewing an application for such a Development Agreement, the City shall impose conditions on the additional development which ensure that the employer’s peak-hour trip generation projections are not exceeded.

(iii) Development Opportunity Reserve - The Media District Overlay Zone includes a Development Opportunity Reserve (DOR) that allows the stated FAR limit to be exceeded through the Conditional Use Permit process for projects which provide benefits to the City by meeting the goals of the Media District Overlay Zone.

The DOR is limited to 800,000 gross square feet of development. The DOR is designed primarily to assist smaller properties which may have difficulty recycling at the FAR 1.1 density limit. Consequently, DOR is only available to properties where contiguous lots under one (1) ownership are four (4) acres or less in size.

(iv) Medical Offices Development Standards - Medical offices have a need to locate within the Media District to take advantage of proximity to St. Joseph Medical Center. The Media District Overlay Zone promotes medical office development within walking distance of the St. Joseph Medical Center by allowing DOR to be administratively allocated to medical offices within 750 feet of the center. Within this radius the density limits for medical offices are calculated as if those medical offices were general offices. The amount of DOR allocated to these medical offices must be subtracted from the DOR pool. The traffic impact fees charged within this area shall be based on the full office-equivalent square footage of the building.

(v) Transfer of Development Rights (TDR) - Any property owner may transfer development rights (TDR) from one (1) parcel under its ownership to any other parcel in the Media District with the City’s approval through the Conditional Use Permit process. In reviewing a TDR application, the City will seek to determine whether the development will promote the goals of the Media District Overlay Zone, and will be at a scale which is consistent with the land use/urban design goals of the plan and compatible with surrounding land uses. In approving an application for TDR, the City will not only ensure that the project proposed at the receiving site is appropriate, but also that the transfer is not detrimental to the site from which the rights are transferred. Any development opportunity transferred will be deducted from the donor parcel’s development opportunity; this reduction will be officially recorded with the deed to the property and noted on appropriate City and County records.

When the City approves a transfer of development rights (TDR) from land owned by one (1) owner to land owned by another owner, the City shall charge a TDR fee on a per-square-foot basis as established by a fee resolution. This fee is in recognition of the fact that TDR allows increased density on a site which, in turn, necessitates additional mitigation. The City, as part of the CUP process, will determine how the fee should be applied. The fee could be used to fund infrastructure or amenities, such as public art, streetscape treatments, landscaping or other public improvements which are not funded by impact fees. This fee shall not be deducted from the fees and improvements that would otherwise be required of the project without a TDR. The value of the fee shall be updated periodically, along with the impact fees, by a City Council fee resolution.

(vi) St. Joseph Medical Center - The St. Joseph Medical Center shall not be subject to the density limits which apply elsewhere in the Media District. The St. Joseph complex is considered a unique public service; plans for this area shall be reviewed for compliance with the goals and development standards of the Overlay Zone, but the limitation of FAR 1.1 shall not apply.

B. STRUCTURE HEIGHT.

1. Maximum Allowable Height. Subject to all other requirements of this section, the maximum allowable height for all commercial and industrial structures shall be determined as follows:

2. Conditional Use Permit. Unless as provided for in (3), or approved by Planned Development as provided for in (4), a Conditional Use Permit (CUP) is required for structures higher than 35 feet. By CUP, a structure may exceed 35 feet to a maximum height of 15 stories provided that the highest portion of the structure shall not exceed 205 feet above the average grade. A CUP may be granted if the City finds that the proposed structure will be compatible with the other uses surrounding the subject site and meets the goals and objectives of the General Plan for the Media District, including but not limited to, the goals of protecting the quality of life in single family residential neighborhoods, minimizing the potential for land use conflicts, promoting quality development and encouraging distinctive urban design elements and architectural standards.

3. Exception: Production-Related Studio Buildings. Production-related studio buildings of 125 feet or less in height within the main studio lots as shown in Figure 1 are not required to have a CUP for heights up to those provided as “maximum allowable height” in (B)(1) of this section. For the purpose of this exception, “production-related” shall mean that the proposed structure is designed for sound stage, warehouse, workshop, technical space, animation studios, wardrobe facilities or office space directly associated with studio operation.

4. Planned Development. By Planned Development, the City may approve a building higher than 15 stories or 205 feet but not higher than 18 stories or 246 feet above average grade, whichever is more restrictive, if the City finds that the proposed project not only meets or exceeds the goals of the General Plan for the Media District but also that the proposed project provides extraordinary features or amenities that make the proposed project an asset to the Media District and the City as a whole. Such features shall include fully-subterranean parking and open space/public plazas occupying a significant portion of the project site with mature landscaping. The City shall also require features and amenities that are appropriate to the proposed development, such as exceptional architectural design and the highest possible quality of construction materials, particularly exterior surfacing materials.

5. Floors of Parking. Floors of parking shall be counted the same as other floors for the purpose of the maximum floor limit and the maximum allowable height.

6. Measuring Building Height. The maximum allowable building height shall be measured from the average grade to the ceiling height of the highest room permitted for human occupancy.

7. Roof and Architectural Features. Roof and architectural features may exceed the maximum height up to 15 additional feet if a 45 degree angle or less is maintained as depicted in Diagram No. 1.

8. Olive Avenue Right-of-Way. The maximum height of any building within 150 feet of the Olive Avenue right-of-way south of Olive Avenue’s intersection with Pass Avenue shall be 70 feet.

9. Riverside Drive West. The maximum height of any building in the commercial zone on Riverside Drive west of Evergreen Street shall be three (3) stories.

10. Relay or Communication Paths. New development shall not block relay or communication paths of media related uses in existence at the time of Overlay Zone adoption or shall incorporate in the development, at no expense to the transmitter, whatever relay facilities are necessary to ensure the continuation of existing relay or communication paths. This requirement is applicable during construction as well as during operation of any future project.

11. Building on Two (2) Height Limit Lines. For a new building straddling the two (2) sides of a height limit line, up to 10 percent of the volume of the structure (but not more than 10,000 square feet of total floor area) may be built within the lower height zone up to the limit specified for the higher zone; provided, however, that within the higher height zone and between the structure and the height limit line, there shall remain uncovered an amount of land at least equal to the amount of land in the lower height zone covered by the intruding portion of the structure. This exception shall not apply within 80 feet of the closest R-1, R-1-H or R-2 lot line.

[Figure]

C. MINIMUM DEVELOPMENT STANDARDS FOR COMMERCIAL AND INDUSTRIAL PROPERTY.

All minimum development standards for Commercial and Industrial Property shall be those set forth in Table 2 below. Variations from these standards may be requested through the Planned Development process.

TABLE 2

1. Building Setback. The entire setback may be used for an open-air restaurant or half the required setback may be occupied by a one (1)-story structure reserved exclusively by covenant for retail uses; open-air restaurant seating may be located on top of this single-story retail structure.

2. Surface Parking.

(i) The required setback shall not be used for surface parking.

(ii) Surface parking shall not be located between the structure that it serves and any primary or secondary pedestrian route, as shown in Figure 3.

D. MINIMUM PARKING REQUIREMENTS FOR COMMERCIAL AND INDUSTRIAL PROPERTY.

Minimum Parking Requirements for Commercial and Industrial Property shall be those set forth in Table 3.

TABLE 3

1. Calculating Required Parking. For the purpose of calculating required parking, gross floor area means the total horizontal area of all the floors beneath the roof of a building. This computation excludes the columns, permanent interior walls, stair shafts, duct shafts, mechanical equipment rooms that serve the building as a whole (office only) and the area actually occupied by parking. The computation does include corridors, bathrooms, interior partitions which are not permanent nor anything else not excluded above.

2. Conditional Use Permit-Restaurants. By Conditional Use Permit, the City may approve a reduction in the minimum parking requirement for restaurants which can prove, to the satisfaction of the Planning Commission, that the restaurant will primarily serve a walk-in trade due to the nature of the proposed restaurant and its proximity to large concentrations of employment. An Employee Parking Plan shall be submitted to the Director of Community Development as part of Development Review performed on any restaurant west of Pass Avenue on Riverside Drive which requires Development Review.

E. SITE LANDSCAPING FOR NON-RESIDENTIAL USES.

1. Trees.

(i) Trees shall be planted in areas of public view adjacent to and along side and rear building lines. The standard shall be one (1) tree for every 20 linear feet of front and exposed side yard. The applicant shall submit a landscaping plan prepared by a licensed landscape architect for review and approval of the Parks and Recreation Director.

(ii) All required trees shall be a minimum 24-inch box size, unless otherwise approved by the Director of Parks and Recreation. Five (5) gallon trees may be substituted for 15 gallon trees at a 2:1 ratio at the discretion of the Director of Parks and Recreation.

2. Maintenance and Irrigation Equipment.

(i) All landscape areas shall be maintained in a healthy and growing condition and shall require regular pruning, fertilizing, mowing and trimming.

(ii) All landscape areas shall be kept free of weeds and debris.

(iii) All irrigation systems shall be kept operable, including adjustments, replacements, repairs and cleaning as part of regular maintenance.

(iv) Damaged planting and irrigation equipment will be repaired or replaced within 30 days.

3. Screening. Combinations of berming, landscaping, walls and buildings shall be used to screen loading areas, storage areas, trash enclosures and utilities from public view. When used as a screen, the landscaping shall be of adequate maturity to reach the height and density sufficient to provide the necessary screening within 18 months of installation to the satisfaction of the Director of Public Works.

4. All Areas. Except as otherwise permitted herein, all setback and non-paved areas shall be landscaped.

5. Drought Resistant Plants. Drought-tolerant and low-water requiring plant materials are encouraged for purposes of water conservation.

6. Construction. If construction of a phase will not begin within one (1) year following completion of the previous phase, areas proposed for development in the future shall be temporarily turfed, seeded, and irrigated with an automatic sprinkler system for dust and soil erosion control. If construction begins within one (1) year, the area shall be irrigated as necessary to prevent dust.

7. Stake Trees. All trees shall be staked with a double steel pipe and seared with rubber or plastic strip or other commercial tie material. Wire shall not be used to tie the tree to the stakes.

8. Mounds. Graded mounds shall not exceed a 3:1 slope. Mounds over 30 inches high shall not be placed within ten (10) feet of any street and/or alley intersection.

9. Planters. All landscaping planters shall have a minimum dimension of five (5) feet.

10. Irrigation Systems. All landscaped areas shall be provided with an irrigation system approved by the Parks and Recreation Director consisting of waterlines and sprinklers designed to provide head to head coverage and to minimize overspray onto structures, walks and windows.

11. Exemptions. At the discretion of the Community Development Director, a barrier-free, four (4)-foot wide paved walk may be provided through the required planter at street and driveway intersections to provide unencumbered access for the handicapped from the sidewalk to the parking lot. Such walks shall be located so as to facilitate the most direct movement of persons using sidewalk curb ramps, if such are provided. Bus shelters may be located within this planter, if approved by the Community Development Director and the Parks and Recreation Director.

F. This section deleted by Ord. No. 3548, eff. 09/02/00.

G. This section deleted by Ord. No. 3548, eff. 09/02/00.

H. LIGHTING.

1. Design.

(i) All project lighting should be designed to eliminate glare onto adjacent properties.

(ii) The design of light standards shall be compatible with the building architecture and adjacent light standards in the public right-of-way and adjacent projects.

2. Security.

(i) Carports, garages, parking areas and driveways shall contain security lighting.

(ii) Primary pedestrian walkways shall be lighted for pedestrian safety.

3. Low-Level. Low-level architectural lighting of the buildings and landscaped areas is encouraged.

4. Conservation. Energy conservation shall be an important consideration in nighttime lighting plans. Plans for the design and operation of lighting and illumination shall be developed consistent with the latest technical and operational energy conservation concepts.

I. WALLS AND FENCES.

1. Design. Walls and fences shall be designed to complement the building’s architecture and that of adjacent fences and walls through the use of similar materials and construction details. Walls or fences that are of opaque construction at the front of the property should be low enough so as not to impair traffic safety by obscuring or blocking views of oncoming traffic (maximum height of 30 inches within five (5) feet of an entrance).

2. Surface. Where long lengths of fence or wall surfaces are required, periodic articulation or change of material shall be used to prevent monotony. Undifferentiated wall lengths shall be no longer than 100 feet.

3. Height. Except as otherwise provided, the height of walls, fences and hedges of property located at or within ten (10) feet of the property line adjacent to an intersection, shall not exceed the following:

4. This section deleted by Ord. No. 3548, eff. 09/02/00.

J. STUDIO EXEMPTION.

On main studio lots, as depicted in Figure 1, fences, hedges and other enclosures shall be permitted in required yards subject to the approval of the Director of Community Development.

K. ADDITIONAL STANDARDS.

The standards contained in Articles 11 through 16 of this Chapter also apply to the Media District commercial and industrial zones. In the event of any conflict between the requirements contained in Articles 11 through 16 and the other requirements of this Section, the requirements of this Section rule.

L. Mixed-Use and Multifamily Residential-Only Development.

Notwithstanding the foregoing, this Section shall not apply to the following projects:

1. Mixed-use developments (multifamily residential with nonresidential use) allowed as set forth in Section 10-1-502. These projects shall be governed by the provisions of Article 9, Division 4 of this Code, commencing with Section 10-1-915.

2. Multifamily residential-only developments allowed as set forth in Section 10-1-502. These projects shall be governed by the provisions of Article 6, Division 3.5 of this Code, commencing with Section 10-1-621. [Added by Ord. No. 3224; amended by Ord. No. 25-4,028, eff. 7/25/25; 23-3,996; 23-3,994; 22-3,983; 15-3,860; 3716, 3700, 3548, 3488, 3457.]

No structure shall be erected in a MDM-1 Zone until a site plan has been submitted for Development Review and approved by the Director, as provided in Division 2, Article 19 of this chapter. [Added by Ord. No. 3224, eff. 2/16/91.]