Local zoning · Burbank

Burbank — Land Use

Q: What can I build on an R-1 lot in Burbank?

In Burbank R-1 zones you can build a single‑family dwelling and accessory uses (garages, accessory structures), including Accessory Dwelling Units (ADUs) in accordance with Article 6; some uses like additional dwellings or certain home occupations require Administrative or Conditional Use Permits. See the permitted‑use table at § 10-1-602 and the development standards in Table 10-1-603(A) (§ 10-1-603 ) for setbacks, heights and lot-size minimums .

Q: What are Burbank setback requirements for single‑family homes?

Setbacks for R-1 are set in Table 10‑1‑603(A) and summarized in § 10-1-603 : typical rear setback 15 ft , interior side setback at least 10% of lot width (min 3 ft , max 10 ft ), and an averaged front-yard setback calculated from nearby lots; consult Table 10‑1‑603(A) for full encroachment rules and exceptions .

Q: Can I put commercial uses on the ground floor of a downtown Burbank property?

Yes — BCC zones are intended for retail/professional uses with allowance for residential above commercial . Some downtown live‑work and residential‑above‑commercial configurations require an Administrative Use Permit and must follow the Storefront/Live‑Work standards in § 10‑1‑2706.8 ; check whether your building type and Storefront Zone (Zone 1 vs. Zone 2) trigger additional standards .

Q: Where do I find the full “Use Table” that shows which uses are P/AUP/CUP?

The code’s consolidated Use Table is referenced as § 10-1-502 and individual zone articles state “uses are allowed as set forth in Section 10-1-502 .” The full table and notes must be consulted for exact P/AUP/CUP listings and use‑specific notes; the excerpts here refer to that master table but do not reproduce every row in full in the provided fragments .

Land Use under the Burbank local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page summarizes how the City of Burbank’s zoning ordinance (commonly Title 10 in the copied materials) regulates land use: which activities are allowed in each zone, when discretionary review is required, and the controlling dimensional and use tables you must follow. It is strictly drawn from the city code excerpts provided (use tables and zone-by-zone articles) and cites the controlling local sections. For how land-use requirements interact with parking, building technical rules and permits, see the linked guidance below as noted in text.

The ordinance structures land-use controls by zone (residential, commercial, industrial, special plan/center zones, and Media District zones) and a single consolidated Use Table referenced from § 10-1-502; individual zone articles then repeat or modify the Use Table and set property development standards (heights, setbacks, FAR, lot coverage). See § 10-1-502 for the master use table and each zone article for modifications .

(First-time readers: this page links the ordinance topics below to the GoCodebook menu — see links to development standards, parking, design review, overlay districts, ADUs, and Title 24 where they are discussed in the local rules and elsewhere.)

Burbank zoning & planning overview: Burbank zoning & planning overview
When this page mentions site-level technical constraints, refer to the city's development standards: Burbank Development Standards
When parking counts or reductions matter, consult: Burbank Parking
Many projects require design-level review: Burbank Design Review
Special rules often live in overlays: Burbank Overlay Districts
Rules affecting ADUs are cross-referenced: Burbank ADUs
Structural construction standards are in the state code: California Building Standards Code

District-by-district breakdown

All districts below quote the ordinance article that controls uses and the article that contains the property development standards (height, setbacks, FAR, lot coverage). For each district I list: purpose, typical permitted uses (short synthesis), key dimensional/quantitative standards, and where that district typically applies (as stated in the code).

Note: the city’s master Use Table is incorporated by reference in individual zone sections (see § 10-1-502) and then each zone states whether it “uses are allowed as set forth in Section 10-1-502” or provides its own Table (see citations below) .

R-1 and R-1-H (Single‑Family Residential)

Purpose: The R-1 and R-1-H zones are the City’s single-family districts; R-1-H applies to hillside/special conditions. See § 10-1-602 for the allowed uses and table .
Typical permitted uses: single-family dwellings, accessory structures, Accessory Dwelling Units (ADUs) (per the ADU rules in Article 6), home occupations (subject to Article 6 standards), limited daycare and community care facilities per the table in § 10-1-602 .
Key dimensional standards (Table 10-1-603(A); § 10-1-603): Minimum lot area 6,000 sq ft, minimum lot width 50 ft, maximum height to top plate 20 ft and to pitched roof 30 ft, maximum lot coverage 50%, maximum FAR (where hill standards apply) roughly 0.4 for smaller lots, sliding with lot area; rear setback 15 ft; interior side setbacks = at least 10% lot width (min 3 ft, max 10 ft) — see § 10-1-603 and Table 10-1-603(A) for precise calculations and notes .
Where it applies: citywide established residential neighborhoods; R-1-H overlays the hillside special standards (see § 10-1-605/10-1-606 references in the R-1 standards) .

R-2, R-3, R-4 (Multiple‑Family Residential)

Purpose: R-2 through R-4 are multi‑family residential zones with ascending density and intensity; the ordinance treats permitted uses and density consistency with the General Plan in § 10-1-626.5 and provides a specific use table in § 10-1-627 .
Typical permitted uses: duplexes and multi-family apartments, accessory dwellings and ADUs (Article 6), supportive/transitional housing per state law (with notes), limited institutional/community uses and minor retail in specific circumstances (see Table 10-1-627 for full list) .
Key dimensional standards: see Table 10-1-627 references and the General Plan consistency table in § 10-1-626.5 (maximum densities by GP land use: e.g., 27 units/acre for medium density designations), and typical setbacks/height rules are described in the Article 6 development standards (refer to § 10-1-627 and associated Cited sections) .
Where it applies: corridors and medium/high‑density areas called out in the General Plan map and in zone maps; MDR zones in the Media District are treated like R-3/R-4 (see § 10‑1‑2124) .

C-1, C-2, C-3, C-4 (Commercial Zones)

Purpose:
- C-1 Neighborhood Commercial: everyday goods and services adjacent to neighborhoods; uses governed by § 10-1-702 with development standards in § 10-1-705 .
- C-2 General Commercial: broader commercial services; uses in § 10-1-709; standards in § 10-1-712 .
- C-3 Commercial General Business oriented to highway-related uses; see § 10-1-714 and uses at § 10-1-715 .
- C-4 Commercial Unlimited (wholesale/warehousing and limited manufacturing): purpose at § 10-1-720 and uses at § 10-1-721 .
Typical permitted uses: retail, restaurants, professional offices, personal services — each zone defers to the central use table (§ 10-1-502) and then applies zone‑specific exceptions (for example, residential above commercial may require an Administrative Use Permit in some center zones) .
Key dimensional standards: Commercial height limits are typically a function of distance to residential lots (stairstep/transition standard): e.g., in C-1/C-2/C-3 max heights and where roof/architectural elements may extend are defined in § 10-1-705, § 10-1-712, and § 10-1-714 (tables show 1 ft vertical per 1 ft of distance in the first 0–25 ft buffer, then 25 ft for 25–50 ft, 35 ft beyond that, etc.) .
Where it applies: along commercial corridors, downtown (BCC zones described below), and highway frontages as mapped in zoning maps and the General Plan consistency tables (see § 10-1-715 etc.) .

Burbank Center Plan zones (BCC-1, BCC-2, BCC-3, BCCM)

Purpose: BCC-1 (Retail‑Professional), BCC-2 (Limited Business) etc. are downtown/center plan subzones that allow a mix of retail/office and residential over commercial; their uses are governed by § 10-1-2503 (BCC-1), § 10-1-2508 (BCC-2), and BCCM in § 10-1-2520; most rely on § 10-1-502 Use Table with BCP adjustments .
Typical permitted uses: retail, restaurants, offices, and residential above ground-floor commercial often permitted with an Administrative Use Permit; live-work units and storefront requirements are specified in the BCP divisions (see § 10-1-2706.8 excerpt for Storefront/Live‑Work rules) .
Key dimensional standards: BCP area has its own stacked height/stepback regime (see § 10-1-2530 — e.g., 25–35 ft stepping to 50–70 ft depending on distance from R-1/R-2), and the BCP requires development review for most projects (§ 10-1-2531 and related) .
Where it applies: downtown Burbank center plan area (see the map and BCP sections in Article 7).

Media District and MPC/MDC Zones (MDC‑2, MDC‑3, MDC‑4; MDM‑1; MPC‑3)

Purpose: zones tailored to the Media District’s production, office, and mixed-use character. See § 10-1-2114 (MDC-3 purpose) and § 10-1-2119/2120 for MDC-4 and related sections .
Typical permitted uses: commercial, office, production-related uses; mixed‑use and residential uses are allowed subject to the Mixed‑Use development rules in § 10-1-915/916 (special standards for residential over commercial in nonresidential zones) .
Key standards: zone-specific heights (often lower in MDC-3), design standards require Development Review (see § 10-1-2116.5 and § 10-1-2123) and application of the General Plan consistency table for FAR/density; design standards emphasize pedestrian orientation and transitions to residential zones .
Where it applies: mapped Media District neighborhoods and production areas.

Industrial (M-1, M-2) and Special Districts (NB, RC, RBP, AD, Railroad)

Purpose & uses: M-1 limited industrial uses are defined in § 10-1-801/802 and include light fabrication; RBP, NB, RC, AD, and Railroad zones each adopt the central Use Table (§ 10-1-502) with zone-specific standards set out in their articles (see § 10-1-2445 for RBP, § 10-1-2412 for NB, § 10-1-2433 for RC) .
Key standards: industrial buffer and hazardous-materials storage controls (e.g., M‑1 buffer areas); neighborhood business (NB) and RC contain explicit open-space landscaping and yard/height transition rules where commercial abuts residential (see § 10-1-2433 and § 10-1-2417) .

Quick reference table — selected decision‑relevant items

District / Topic	Core (typical) permitted uses or standard	Code Reference
R-1 / R-1-H	Single-family dwellings; ADUs; home occupations (music AUP); accessory uses	Permitted uses: § 10-1-602; Development standards: § 10-1-603
R-2 / R-3 / R-4	Multi-family, duplexes, ADUs; limited institutional uses by CUP	Uses & table: § 10-1-627; General Plan consistency: § 10-1-626.5
C-1 / C-2 / C-3 / C-4	Retail, offices, restaurants; varying manufacturing/warehouse in C-4	Uses referenced to § 10-1-502 and zone articles: § 10-1-702, § 10-1-709, § 10-1-714, § 10-1-720; standards in § 10-1-705, 10-1-712, 10-1-714.5
BCC‑1/BCC‑2/BCCM	Downtown retail/professional, residential above commercial (AUP in places); live‑work rules	BCC-1 purpose: § 10-1-2503; BCCM purpose/uses § 10-1-2520/2521; storefront/live-work rules § 10-1-2706.8
BCP height stepbacks	Stairstep height tied to distance from residential lots (e.g., 25–35 ft then 50–70 ft etc.)	See BCP heights: § 10-1-2530; setbacks § 10-1-2531
Live‑work / Storefront	Live‑work allowed on Storefront ground floors with AUP; home‑occupation rules (limits on clients, parking) apply	Live-work / home occupation rules: § 10-1-2706.8; parking reduced rules § 10-1-2706.9

Information Gaps / What the retrieved materials do not establish

Complete master Use Table text and full per-use conditions (Table 10-1-502) are referenced heavily in zone articles but the full consolidated table rows are not fully present in the excerpts I reviewed. Verify the exact allowed/conditional status for edge-case uses directly in § 10-1-502 (not fully reproduced here) .
Parcel‑specific GP overlay or Housing‑Element Opportunity Sites mapping (2021–2029 HEOS‑OZ) shows special density/FAR overrides in the General Plan consistency notes; the exact parcel-level application requires map lookup — verify with the jurisdiction and the HEOS‑OZ map (referenced in the code notes) .
Some specialized use-specific restrictions (distance separation for firearms retailers and certain cannabis rules) are present in the code excerpts but the controlling section numbers for those snippets were not unambiguously listed in the excerpt preview; verify the exact subsection in the full code. See the excerpted firearm retail rules (Division/section text included in supplied files) — confirm with the Planning Department for parcel-level applicability .

Checklist — what an applicant must satisfy (high‑level)

Confirm the property’s zoning district and any overlay(s) (e.g., Burbank Center Plan, HEOS‑OZ). Verify the zone map with the Planning Department. (See § 10-1-502 referencing use table)
Confirm the proposed use appears as P/AUP/CUP in the master Use Table and the applicable zone article (examples: § 10-1-602, § 10-1-627)
Meet development standards for the zone (height, setbacks, lot coverage, FAR) — R-1 standards: Table 10-1-603(A) / § 10-1-603; commercial stepback rules: § 10-1-705/712/714
Provide required off-street parking or request shared‑parking/reduction per code procedures (see § 10-1-2706.9 and § 10-1-1408 as cited) and consult Burbank Parking
If in a center or media district, prepare materials for design review (many zones require Development Review; see § 10‑1‑1914 exemptions and zone-specific development review rules such as § 10-1-2513, § 10‑1‑2123) and consult Burbank Design Review
Check overlay-specific exceptions (e.g., Burbank Center Plan, Media District, HEOS‑OZ); consult Burbank Overlay Districts and the specific overlay code citations (§ 10-1-2525 et seq.)
If proposing an ADU, follow the ADU division: see Article 6 and consult Burbank ADUs and state ADU law as applicable
Confirm compliance with the California Building Standards Code/Title 24 for structural/mechanical/energy standards (this page does not cover Title 24) and link to the state code: California Building Standards Code

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay and HEOS‑OZ overrides	Overlay zones (e.g., BCP, HEOS‑OZ) can change FAR/density and allowable uses.	Confirm whether the subject parcel is inside an overlay and the applicable overlay section (verify map and § references in the code)
Mixed‑use in nonresidential zones	Mixed‑use is treated specially (additional design and safety standards, possible AUP/CUP).	See § 10-1-915/916 for mixed‑use applicability and confirm whether your project triggers the Division’s special review
Master Use Table omissions in excerpts	The consolidated Use Table text (Table 10‑1‑502) is the authoritative list; excerpts sometimes only cross-reference it.	Open the full Use Table § 10-1-502 to check precise P/AUP/CUP status for the proposed use (not all excerpt rows were reproduced here)
Parking reductions/shared parking	Reduced parking options exist (shared parking provisions) but require process and documentation.	Use § 10-1-2715 (shared parking cross‑reference) and the commercial parking standards in § 10-1-2706.9; verify required submittals and calculations
Distance‑separation or special‑use rules (e.g., firearms, cannabis)	Certain uses carry additional location or separation rules that can preclude eligibility in some zones.	Locate the specific subsection for the regulated activity in the full code (some excerpts show requirements — verify the exact section and measurement method)
Parcel-specific exceptions (variances, PDs)	Variances and Planned Development procedures can change what’s allowed but require hearings and findings.	Consult article on Variances and Exceptions and the specific zone’s PD/variance rules; verify what discretionary approvals are needed and likely conditions (see the AUP/CUP procedures referenced in zone tables)

Plain-English Summary

Burbank’s zoning code uses a central Use Table (referenced at § 10-1-502) and then applies zone-specific rules. Residential zones (R-1 through R-4) and commercial zones (C-1–C-4) specify which uses are permitted outright, which require an Administrative or Conditional Use Permit, and the development standards (height, setbacks, lot coverage, FAR) you must meet; downtown Center and Media District zones have additional design and height transition rules. Always check the zone article for the parcel and any overlays (BCP, HEOS‑OZ, Media District), and confirm parking and design review requirements early in project planning .

Source References

Master Use Table reference and zone cross-references: § 10-1-502 (use table referenced in many zone articles)
R-1 / R-1-H permitted uses: § 10-1-602; R-1 development standards: § 10-1-603 and Table 10-1-603(A)
R-2 / R-3 / R-4 uses and table: § 10-1-627; General Plan consistency for multi‑family: § 10-1-626.5
C-1 / C-2 / C-3 / C-4 zone purposes and standards: § 10-1-702 / 705 (C-1), § 10-1-709 / 712 (C-2), § 10-1-714 / 715 (C-3), § 10-1-720 / 721 (C-4)
Burbank Center Plan (BCC/BCCM) purpose, uses, and BCP standards: § 10-1-2503, § 10-1-2520, and BCP development rules § 10-1-2525–2531; live‑work/storefront rules § 10-1-2706.8
Media District / MPC / MDC uses and design review: § 10-1-2114, § 10-1-2123, and Mixed-Use Division § 10-1-915/916
Live-work, parking and storefront building parking ratios: § 10-1-2706.8 and 10-1-2706.9 (off-street parking for storefront/live-work)
Firearm and special location regulations (excerpted) — verify with code: Division excerpt included in materials (verify full section in code)

Sources

Retrieved passages

CBC § 2706.9 (Article 6) High relevance
Burbank Zoning Code (Title 10) High relevance
Burbank Zoning Code (Section 10-1-502.) High relevance
Burbank Zoning Code (SECTION RESERVED.) High relevance
Burbank Zoning Code (Section 10-1-502.) Medium relevance
Burbank Zoning Code (Article 6) Medium relevance
Burbank Zoning Code (section side) Medium relevance
Burbank Zoning Code (Section 10-1-2502) Medium relevance
CBC § 1596.70 (Article 6) Medium relevance
Burbank Zoning Code Medium relevance
Burbank Zoning Code (Section 3142) Medium relevance
Burbank Zoning Code (Section 10-1-606) High relevance
Burbank Zoning Code (Section 10-1-606) Medium relevance
Burbank Zoning Code (Section 10-1-608.1) Medium relevance
Burbank Zoning Code (Section 10-1-606) Medium relevance
Burbank Zoning Code Medium relevance

Cited sections

Master Use Table reference and zone cross-references: § **10-1-502** (use table referenced in many zone articles)
**R-1 / R-1-H** permitted uses: § **10-1-602**; R-1 development standards: § **10-1-603** and Table 10-1-603(A)
**R-2 / R-3 / R-4** uses and table: § **10-1-627**; General Plan consistency for multi‑family: § **10-1-626.5**
**C-1 / C-2 / C-3 / C-4** zone purposes and standards: § **10-1-702 / 705** (C-1), § **10-1-709 / 712** (C-2), § **10-1-714 / 715** (C-3), § **10-1-720 / 721** (C-4)
**Burbank Center Plan (BCC/BCCM)** purpose, uses, and BCP standards: § **10-1-2503**, § **10-1-2520**, and BCP development rules § **10-1-2525–2531**; live‑work/storefront rules § **10-1-2706.8**
**Media District / MPC / MDC** uses and design review: § **10-1-2114**, § **10-1-2123**, and Mixed-Use Division § **10-1-915/916**
Live-work, parking and storefront building parking ratios: § **10-1-2706.8** and **10-1-2706.9** (off-street parking for storefront/live-work)
Firearm and special location regulations (excerpted) — verify with code: Division excerpt included in materials (verify full section in code) (section in)
Burbank_ZoningCode.md

Frequently asked questions

What can I build on an R-1 lot in Burbank?

In Burbank R-1 zones you can build a single‑family dwelling and accessory uses (garages, accessory structures), including Accessory Dwelling Units (ADUs) in accordance with Article 6; some uses like additional dwellings or certain home occupations require Administrative or Conditional Use Permits. See the permitted‑use table at § 10-1-602 and the development standards in Table 10-1-603(A) (§ 10-1-603) for setbacks, heights and lot-size minimums .

What are Burbank setback requirements for single‑family homes?

Setbacks for R-1 are set in Table 10‑1‑603(A) and summarized in § 10-1-603: typical rear setback 15 ft, interior side setback at least 10% of lot width (min 3 ft, max 10 ft), and an averaged front-yard setback calculated from nearby lots; consult Table 10‑1‑603(A) for full encroachment rules and exceptions .

Do I need design review in Burbank?

Most projects in commercial, center‑plan, Media District, and many multi‑family zones require Development Review or design review before building permits are issued; see zone-specific development review statements (for example § 10-1-2513 for BCC areas, § 10-1-2123 for MDC zones) and the general Development Review article and exemptions (§ 10‑1‑1914 referenced in the code) .

Can I put commercial uses on the ground floor of a downtown Burbank property?

Yes — BCC zones are intended for retail/professional uses with allowance for residential above commercial. Some downtown live‑work and residential‑above‑commercial configurations require an Administrative Use Permit and must follow the Storefront/Live‑Work standards in § 10‑1‑2706.8; check whether your building type and Storefront Zone (Zone 1 vs. Zone 2) trigger additional standards .

Where are mixed‑use developments regulated?

Mixed‑use developments in nonresidential zones (residential over commercial) are governed by the Mixed‑Use Division (§ 10‑1‑915/916) — these sections lay out special design, safety, and transition standards for allowing residential units in commercial zones and refer to use authorization in § 10‑1‑502 .

How does parking impact whether a use needs a Conditional Use Permit?

The master Use Table and some zone notes link permit requirements to parking conditions (e.g., AUP or CUP if within X feet of residential or if parking ratio is below a threshold). Shared‑parking options and reductions are available per the code (see § 10‑1‑2715 and storefront parking rules in § 10‑1‑2706.9); confirm whether a parking shortfall triggers an AUP/CUP in the Use Table entry for your use .

Are ADUs allowed in all residential zones?

ADUs (Accessory Dwelling Units) are recognized as permitted accessory uses in R-1 and multiple‑family zones (see Article 6 references in the R‑zone tables). The R-1 table explicitly lists Accessory dwelling unit and Junior accessory dwelling unit as P and cross‑references Article 6, Division 3 for ADU rules; also consult Burbank ADUs for procedural and sizing rules and state law interactions .

Where do I find the full “Use Table” that shows which uses are P/AUP/CUP?

The code’s consolidated Use Table is referenced as § 10-1-502 and individual zone articles state “uses are allowed as set forth in Section 10-1-502.” The full table and notes must be consulted for exact P/AUP/CUP listings and use‑specific notes; the excerpts here refer to that master table but do not reproduce every row in full in the provided fragments .

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