Burbank — Variances and Exceptions

Last reviewed: July 3, 2026

Overview

This page summarizes how the City of Burbank’s zoning ordinance handles variances, exceptions, and related administrative waivers. It covers who can grant them, the mandatory findings, special exception tracks (Hillside, fences, North San Fernando Boulevard, signs), termination/revocation, and where these rules differ by district. For the underlying zoning rules and development standards, see the city’s Burbank zoning & planning overview and the detailed Burbank Zoning chapters cited below.

All quotes and requirements here are drawn from the local zoning ordinance (Title 10 Zoning), with the controlling code sections indicated in each statement. Verify parcel‑specific facts with the Community Development Department.

How Burbank defines and processes Variances and Exceptions (big picture)

• The Planning Commission is the primary body authorized to grant a Variance from the zoning ordinance, subject to the specific provisions of Article 19, Division 3; the standard authority is stated at § 10-1-1916 .
• A variance may only be granted after the Commission makes the required findings set out in § 10-1-1917 (exceptional circumstances; preservation of substantial property rights; no material detriment to public welfare; consistency with the General Plan) .
• Applications and hearing procedures for Variances follow § 10-1-1920 through § 10-1-1927 (application form, notice, City Planner investigation, Commission action, appeal to Council) .
• Some specialized exceptions are handled through separate permits or administrative tracks: Hillside Development Permits for R‑1 hillside exceptions (§ 10-1-607 and cross‑references to § 10-1-603) ; Major/Minor Fence Exception Permits (Article 19, Division 11 — § 10-1-19200 / § 10-1-19201) ; Sign Variances under § 10-1-1918 (with special criteria in MPC zones) ; and exceptions specific to the North San Fernando Boulevard Article (exceptions allowed to design standards, processed as Planning Commission exceptions) § 10-1-2704(F) .
• Variances/Exceptions can terminate, expire, or be revoked per § 10-1-1932 and § 10-1-1933 (termination triggers and revocation procedure with notice/hearing before the Council) .
• Narrow, minor exceptions to setbacks may be granted administratively by the Building Director (limited to ten percent of the setback) at § 10-1-1212 .

Note: some development incentives, density bonus waivers, or concessions have distinct waiver/modification findings and procedures in the Housing/Density Bonus divisions; these are processed under their own findings (see § 10-1-641 et seq.) and may use tiered approval (Director, Planning Commission, Council) rather than the standard Variance track .

District-by-district guidance (what to expect when you ask for an exception or variance)

Each subsection below identifies the district name in bold, its purpose, typical permitted uses, the most decision-relevant dimensional/development standards that commonly trigger variance requests, where the district applies, and the specific exception/variance provisions to use.

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

• Purpose and where it applies: R-1 and R-1-H are the city’s single‑family zones; R-1-H adds horse‑keeping standards and applies to properties where equestrian uses are allowed; see § 10-1-601 – § 10-1-606 for use lists and hillside overlays .
• Typical permitted uses: single family dwellings, accessory structures, Accessory Dwelling Units (ADUs) (permitted subject to ADU rules) — uses enumerated in § 10-1-602 and ADU rules cross‑referenced in the code (ADU rules interact with zoning but are separately defined) . For ADU details see the city ADU guidance at the Burbank ADUs menu page (link for convenience).
• Key dimensional standards that generate variance requests: setbacks, height, lot coverage, Floor Area Ratio (FAR), and maximum stories — summarized in Table 10‑1‑603(A) and the R‑1 property development standards at § 10-1-603 (minimum lot area 6,000 sq ft, max FAR formula, height limits, etc.) .
• Hillside exceptions: where a property lies in the designated hillside area, exceptions to R‑1 standards may be requested through a Hillside Development Permit rather than a Variance in some cases; those exceptions require the Hillside permit findings and notice radius rules in § 10-1-607 and cross‑reference § 10-1-603(H/I) for required findings (exception not detrimental to public health/safety; not a special privilege; consistent with neighborhood character; unique hillside conditions) .
• Practical guidance: If your request is a modest front‑yard setback relief (≤10% in many cases), check whether the Building Director’s limited exception authority in § 10-1-1212 applies before preparing a full variance application; bigger changes (height, FAR) will require the Planning Commission Variance track and the § 10-1-1917 findings .

Reference table (R‑1 highlights)

(See the city’s Burbank Development Standards menu page for graphics and tables that parallel Table 10‑1‑603 in the code.)

North San Fernando Boulevard Zone (special corridor / mixed‑use)

• Purpose and where it applies: corridor‑focused article with its own site zones and design standards; the Article explicitly allows exceptions to design standards that are processed like variances and cannot change core land‑use categories (§ 10-1-2704(F)) .
• Typical permitted uses: mixed commercial, storefronts, townhomes and live‑work arrangements per Article 27; parking, streets and storefront rules are specific to Zone 1 and Zone 2 (see § 10-1-2704 and § 10-1-2706–2707) .
• How exceptions work here: Exceptions are limited to design standards (not land use) and have the same fee and application requirements as a Variance; Planning Commission must make five findings tying the exception to design quality, corridor improvement, appropriate scale transition, no adverse health/safety effect, and consistency with the Article’s intent (§ 10-1-2704(F)) .
• Practical guidance: proposals that want to trade a strict design standard for demonstrable public benefit (e.g., improved storefront activation) should prepare strong design findings and neighborhood transition analysis and expect Planning Commission review; coordinate early with the Director’s office for pre‑submittal design review (see the Burbank Design Review guidance).

MPC‑1 / MPC‑2 / MPC‑3 (Magnolia Park / pedestrian‑oriented commercial districts)

• Purpose and where it applies: pedestrian‑oriented commercial districts with special sign, façade and pedestrian standards (referenced in the sign article and zone descriptions) — see signage rules and MPC specifics in Articles 10 and related MPC sections (§ 10-1-1007–1008, sign rules; and MPC references in § 10-1-1001 et seq.) .
• Typical variance issues: signage size/height/placement often require a sign Variance; the sign variance section adds design compatibility and pedestrian orientation criteria for MPC zones under § 10-1-1918 (Commission must find proportionality, unity, compatibility, and consistency with the General Plan; in MPC zones signage should be pedestrian scaled unless deviation is explicitly justified) .
• Practical guidance: for sign exceptions in MPC zones bring a site‑wide sign program to the Commission (the ordinance requires the whole sign program be evaluated, not just a single face) and demonstrate consistency with pedestrian scale and design.

BCC‑1 / BCCM / Other downtown Burbank Center zones

• Purpose and where it applies: downtown and center plan zones with tailored FAR, stepback, and height regimes (e.g., BCC‑1, BCCM) — see § 10-1-2503 and § 10-1-2520 for purposes and general plan consistency; BCP height/setback stair‑step rules exist for the Burbank Center Plan (§ 10-1-2530–2531) .
• Typical variance/exception triggers: step‑down height transitions adjacent to residential zones, buffer yards, and unique downtown design standards (exceptions to these design standards may be processed as Variances or as the Article’s exception procedures where applicable) .
• Practical guidance: in the BCP/BCC areas, expect combined findings that consider General Plan goals and pedestrian linkages; the Commission has constrained discretion where the Article prescribes specific exceptions procedures.

Common local exception types and their controlling sections

Checklist — what an applicant must satisfy for a Variance or Exception (practical)

• Prepare a complete Variance application on the city’s form and signed by property owner or agent (§ 10-1-1920) .
• Provide site plan and elevations showing the requested deviation and any grading, retaining walls, fences, or landscape changes (application submittal requirement in § 10-1-1920) .
• Demonstrate the four required Variance findings in § 10-1-1917 (exceptional circumstances; necessary to preserve property rights; not materially detrimental; consistent with the General Plan) with substantial evidence and neighborhood context .
• If a sign or fence exception, include the entire sign program or fence/wall design and address the specific findings in § 10-1-1918 (sign) or § 10-1-19200 / § 10-1-19201 (minor/major fence exceptions) .
• For Hillside Development Permit exceptions in an R‑1 hillside area, prepare the HDP application and demonstrate the Hillside findings in § 10-1-607 and the exception findings in § 10-1-603(I); provide required 300‑ft notice list and materials .
• Pay applicable fees (fees follow the Variance or equivalent permit fee schedule) and anticipate the notice radius and potential appeal to the City Council per § 10-1-1927 .
• Coordinate with related processes: if your project requires development review or triggers parking standards, coordinate concurrently (see Burbank Parking and Burbank Development Standards).

Risks & Ambiguities

Plain‑English Summary

If your Burbank project needs a rule relaxed (setback, height, fence, sign, or a special hillside/design standard), you usually apply for a Variance to the Planning Commission and must prove the property has unique conditions and that the change won’t harm neighbors or the General Plan; certain narrow exceptions can be handled administratively or through specialized permits (Hillside Development Permit, Minor/Major Fence Exception, sign Variance) — see the specific code sections cited here and check whether the Building Director or a Hillside permit process is a faster route for small changes (§ 10-1-1917, § 10-1-607, § 10-1-1212) .

Source References

• § 10-1-1916 – § 10-1-1919 (Authority to grant variances; variance findings)
• § 10-1-1920 – § 10-1-1927 (Application, notice, City Planner report, Commission action, appeals)
• § 10-1-1923 – § 10-1-1925 (EIR requirement where variance may have significant environmental effects; Commission action and decision transmittal)
• § 10-1-1932 – § 10-1-1933 (Termination and revocation of variances)
• § 10-1-1212 (Building Director authority to grant limited setback exceptions; ≤10%)
• § 10-1-607 and § 10-1-603(I) (Hillside Development Permit applicability and exception findings for R-1 hillside properties)
• § 10-1-19200 / § 10-1-19201 (Minor and Major Fence Exception Permits; processing, findings, notice radius differences)
• § 10-1-1918 (Variances from sign regulations; MPC criteria)
• § 10-1-2704(F) (North San Fernando Boulevard Article — exceptions limited to design standards; Planning Commission findings)
• § 10-1-603 and Table 10‑1‑603(A) (R‑1 and R‑1‑H development standards, FAR, setbacks, heights)
• § 10-1-2530 – § 10-1-2531 (Burbank Center Plan height/stepback rules; conditional exceptions)
• Density bonus / waiver references: § 10-1-635 – § 10-1-642 (density bonus incentives, concessions, and waiver/modification findings and process)

Also consult these menu pages for topic connections and city guidance (used as internal navigation references in this page): Burbank Zoning, Burbank Development Standards, Burbank Parking, Burbank Design Review, Burbank Overlay Districts, Burbank ADUs, and the State rules at California Building Standards Code.

Retrieved passages

• Burbank Zoning Code (Section 31-237) High relevance show source text
• Burbank Zoning Code (Section 10-1-603) High relevance show source text
• Burbank Zoning Code (Section 31-226) High relevance show source text
• Burbank Zoning Code (chapter on) High relevance show source text
• Burbank Zoning Code (Section 31-1914) High relevance show source text
• Burbank Zoning Code (Section 10-1-1303) High relevance show source text
• Burbank Zoning Code (Article 19.) Medium relevance show source text
• CBC § 1596.70 (Article 6) Medium relevance show source text
• Burbank Zoning Code (Article 12) Medium relevance show source text
• Burbank Zoning Code (Section 10-1-2502) Medium relevance show source text
• Burbank Zoning Code (Section 10-1-2701) Medium relevance show source text
• Burbank Zoning Code (Section 10-1-606) Medium relevance show source text
• Burbank Zoning Code (Section 31-126) Medium relevance show source text
• CBC § 31 (Article is) Medium relevance show source text
• Burbank Zoning Code (Section 10-1-1914) Medium relevance show source text
• Burbank Zoning Code (Article 19) High relevance show source text
• Burbank Zoning Code (Article 19) Medium relevance show source text
• Burbank Zoning Code (Article 19) Medium relevance show source text
• Burbank Zoning Code (Article 19) Medium relevance show source text
• Burbank Zoning Code (Section 10-1-19127) Medium relevance show source text

Cited sections

• **§ 10-1-1916 – § 10-1-1919** (Authority to grant variances; variance findings) (§ 10-1-1916)
• **§ 10-1-1920 – § 10-1-1927** (Application, notice, City Planner report, Commission action, appeals) (§ 10-1-1920)
• **§ 10-1-1923 – § 10-1-1925** (EIR requirement where variance may have significant environmental effects; Commission action and decision transmittal) (§ 10-1-1923)
• **§ 10-1-1932 – § 10-1-1933** (Termination and revocation of variances) (§ 10-1-1932)
• **§ 10-1-1212** (Building Director authority to grant limited setback exceptions; ≤10%) (§ 10-1-1212)
• **§ 10-1-607** and **§ 10-1-603(I)** (Hillside Development Permit applicability and exception findings for **R-1** hillside properties) (§ 10-1-607)
• **§ 10-1-19200 / § 10-1-19201** (Minor and Major Fence Exception Permits; processing, findings, notice radius differences) (§ 10-1-19200)
• **§ 10-1-1918** (Variances from sign regulations; MPC criteria) (§ 10-1-1918)
• **§ 10-1-2704(F)** (North San Fernando Boulevard Article — exceptions limited to design standards; Planning Commission findings) (§ 10-1-2704)
• **§ 10-1-603** and Table 10‑1‑603(A) (R‑1 and R‑1‑H development standards, FAR, setbacks, heights) (§ 10-1-603)
• **§ 10-1-2530 – § 10-1-2531** (Burbank Center Plan height/stepback rules; conditional exceptions) (§ 10-1-2530)
• Density bonus / waiver references: **§ 10-1-635 – § 10-1-642** (density bonus incentives, concessions, and waiver/modification findings and process) (§ 10-1-635)
• Burbank_ZoningCode.md