Local zoning · Burbank

Burbank — Zoning

Q: How do I find permitted uses for a zone like C‑3 or RBP?

Most zone sections reference the City’s use table at § 10-1-502 for the definitive list of permitted, conditionally permitted, and accessory uses. Many zone subsections (C‑1 through M‑1, RBP, etc.) explicitly say “uses are allowed as set forth in § 10-1-502 .” Pull that table for the parcel’s base zone (and check for overlay exceptions).

Q: Where can I find the base use table referenced throughout the Code?

The Code repeatedly refers to the City use table in § 10-1-502 as the source of permitted uses for most zones. That is the authoritative place to check whether a given land use is permitted, limited, or conditional in a zone.

Zoning 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 what the City of Burbank’s local zoning ordinance (commonly published as Title 10 / “Zoning” in the Municipal Code) says about zoning districts, the zone map, and the most decision‑relevant development controls you will encounter when evaluating a site in Burbank. It focuses strictly on zoning rules (districts, overlays, uses, setbacks/height formulas, development review triggers and map boundary rules) and points you to related topics such as parking, design review, development standards, overlay districts, and ADUs for procedural or technical details. For Building Code issues see the California Building Standards Code.

(Note: this page is grounded in the Burbank zoning code excerpts provided; verify parcel‑specific questions with the City.)

How the code is organized (quick)

The ordinance identifies base zones and special plan/center zones (for example the Burbank Center overlay and North San Fernando article) that may supplement or override base zones; the Code requires that the Zone Map be corrected and endorsed following amendments and provides rules for uncertain boundaries. See § 10-1-2501 and § 10-1-303.

District‑by‑district breakdown

Each subsection below gives the zone purpose, where it applies (when available in the retrieved materials), typical permitted uses (or where the Code points to for uses), and the key dimensional / operational standards called out in the ordinance excerpts.

Burbank Center — BCC-1 (Burbank Center Commercial Retail‑Professional)

Purpose: Downtown "village" retail and office; allows residential above commercial. See § 10-1-2503.
Typical permitted uses: Commercial retail and offices; residential above ground floor (subject to general plan/FAR limits and development review). Uses must be consistent with the General Plan limits (FAR and density table). See § 10-1-2503.5.
Key standards: General plan / FAR table governs maximum FAR and residential density for sites in the Burbank Center (e.g., Downtown Commercial up to 2.5 FAR and up to 87 units/acre under the General Plan consistency table) — see § 10-1-2503.5 (table referenced throughout the commercial articles).
Where it applies: defined Burbank Center area with boundaries described in § 10-1-2501.

Burbank Center — BCC-3 (Burbank Center Commercial General Business)

Purpose: Mixed commercial uses in the Center; has its own property development standards. See § 10-1-2514 and related Burbank Center Article.
Typical uses & standards: Uses follow the Article’s use tables and must meet the same General Plan consistency/FAR rules; property standards (setbacks, height) are located in the Burbank Center article (see § 10-1-2514 et seq.).

Burbank Center — BCCM (Commercial Manufacturing)

Purpose: Provide for mixed commercial/light industrial (office/industrial) uses by combining elements of C-4 and M-1. See § 10-1-2520.
Standards: Uses must conform to General Plan/FAR limits; property standards are in the Burbank Center Article. See § 10-1-2520.5.

Automobile Dealership (AD) Zone

Purpose: Area devoted primarily to new car sales; ancillary uses permitted incidentally (service, incidental retail). See § 10-1-2519.1.
Uses & standards: Uses are set by reference to the general use table in § 10-1-502 and development must comply with the BCC-3 standards where indicated; development review is required (Development Review per the Article). See § 10-1-2519.2 and § 10-1-2519.4.

C‑1 (Neighborhood Commercial), C‑2 (Community Commercial), C‑3 (General Business), C‑4 (Commercial Unlimited)

Purpose (by zone):
- C-1: small neighborhood retail/service (see § 10-1-702 / property standards § 10-1-705).
- C-2: broader commercial; uses are in § 10-1-502 and property standards in § 10-1-712 (including the distance‑from‑residential height formula). See § 10-1-709 and § 10-1-712.
- C-3: highway‑oriented general business (purpose in § 10-1-714); development review requirement in § 10-1-719.
- C-4: general commercial/unlimited, including wholesale and restricted manufacturing; property standards and height/distance rules in § 10-1-720 and § 10-1-724.
Common features across C zones: Uses are generally referenced to § 10-1-502 (the city’s base use table), and many C zones compute maximum structure height by the distance to adjacent residential zones using stepped or 1:1 setback/height relationships; discretionary Development Review is commonly required (§ 10-1-713, § 10-1-719).

M‑1 (Light Manufacturing / Restricted Industry)

Purpose: Light industrial and restricted manufacturing. See § 10-1-802.
Operation rules: All processing/assembly generally must occur within an enclosed building; operations producing noise, smoke, odors, etc., must meet the standards in Article 17 (nuisance/operational limits) measured at property lines. See § 10-1-805.
Height and other property standards: Height tied to distance from residential lot lines; see § 10-1-806.

RBP (Regional Business / Professional?) Zone

Reference: Uses and standards for RBP are set by the Code and uses cross‑reference § 10-1-502; property development standards are listed in § 10-1-2449 and § 10-1-2450. A required landscaped buffer/separation from residential lots is explicitly called out (minimum 5 ft buffer plus 6 ft decorative masonry wall unless waived). See § 10-1-2449–2450.

Rancho Commercial (RC)

Purpose: Community retail and professional office orientation. See § 10-1-2428.
Uses: Specified by § 10-1-502; property standards in § 10-1-2433 including height limits and open space rules.

Magnolia Park Commercial (MPC‑1, MPC‑2, MPC‑3)

Purpose & standards: Divided by scale: MPC-1/MPC-2 for retail/professional and limited business uses (see § 10-1-2601–2603), and MPC-3 for general business with specific 27 ft height caps and open space requirements adjacent to residential (§ 10-1-2612–2613).

North San Fernando Commercial Zone

Purpose & approach: A tailored commercial article with its own site and storefront standards; it expressly replaces or suspends some general Zoning sections (for example parking and some yard standards) and requires Development Review for almost all projects. See § 10-1-2701–2706.
Notable standards: Storefront buildings with live‑work allowances, private & common open space minimums (private open space 50 sq.ft./unit, common open space 150 sq.ft./unit when 6+ units), and rules limiting drive‑throughs in street‑facing front yards. See § 10-1-2706 and § 10-1-2706.9.

Quick reference table — decision‑relevant standards and citations

Topic	Rule / Typical value	Code reference
Zone uses base table	Uses for most commercial/industrial zones are set by § 10-1-502 (zones reference this for allowed uses).	§ 10-1-502
Development review trigger	Many commercial and Center zones require Development Review before permits are issued (example: C-2 § 10-1-713, C-3 § 10-1-719).	§ 10-1-713, § 10-1-719
Height near residential	Height often tied to distance to residential lot lines (1 ft height per 1 ft distance within first 25 ft, stepped increases thereafter) — used in C-1, C-2, C-4 rules.	§ 10-1-705, § 10-1-712, § 10-1-724
Burbank Center boundaries	Burbank Center overlay boundary description and applicability — overlay supersedes where it provides regulations.	§ 10-1-2501
Landscaped buffer to residential	RBP and similar zones require a 5 ft landscaped buffer and 6 ft decorative masonry wall on common lines (waivable by Director under conditions).	§ 10-1-2449–2450
Storefront building residential open space	Private open space 50 sq.ft./unit; common open space 150 sq.ft./unit for storefront buildings with 6+ units.	§ 10-1-2706
Uses & ADUs	ADUs are regulated separately by State law and local ADU rules; zoning cannot impose unlawful size/setback limits inconsistent with state ADU law — see local ADU page and State law.	Local ADU rules: Not found in retrieved materials (see cross link to ADU guidance).

(For full lists of permitted uses for any zone, see the use table referenced at § 10-1-502 in the Code excerpts above.)

How zoning map boundaries and ambiguity are handled

The Code requires that the Zone Map be corrected and endorsed for amendments and sets the rules for interpreting ambiguous boundaries: boundary along a street follows the centerline; boundary along a lot line follows the lot line; if uncertain the Planning Commission can determine the boundary. See § 10-1-303 (rules of uncertainty) and map correction language.

Practical guidance / comparisons and tips

If your property sits in or near the Burbank Center overlay (see § 10-1-2501) expect the overlay’s development standards and General Plan FAR/density table to control over generic base‑zone rules for height, setbacks and parking. Verify whether the parcel has a BC‑ prefix zone or retains a non‑overlay zone; the overlay text explains when the overlay supplements or overrides the underlying zone. § 10-1-2501.
For mixed use proposals in commercial zones, expect additional development review requirements and sometimes Administrative Use Permits for residential‑above‑commercial or live/work units (North San Fernando and the Storefront Building standards are explicit on these points). See § 10-1-2706.
When your proposal is near residentially zoned lots (R‑zones), check the distance‑based height rules: many C and M zones step height by distance (e.g., 1:1 slope within the first 25 ft, then discrete caps). See § 10-1-705, § 10-1-712, § 10-1-724.

First mention links to related topics (useful next steps):

For vehicle parking counts and rules see the parking guidance. (/us/california/burbank/parking)
For numeric setbacks, lot coverage and other checklist items see development standards. (/us/california/burbank/development-standards)
For design expectations and when design review is required see design review. (/us/california/burbank/design-review)
If your site is within one of the city’s special overlay areas consult overlay districts. (/us/california/burbank/overlay-districts)
If you are thinking about an Accessory Dwelling Unit, read the ADUs page and state ADU law. (/us/california/burbank/adu) (/us/california/california-adu-laws)
For historic properties check historic preservation guidance. (/us/california/burbank/historic-preservation)
For building‑code technical compliance see the California Building Standards Code. (/us/california/building-codes)

Checklist (what an applicant must satisfy before permits are issued)

Identify the parcel’s base zone and any overlay designation on the City Zone Map; confirm map signature/endorsement and recent amendments per § 10-1-303.
Confirm permitted uses via § 10-1-502 and any zone‑specific use sections (e.g., § 10-1-702–724 for C zones).
Apply the zone’s property development standards (height, setbacks, open space) — consult the specific zone section (examples: § 10-1-705 C‑1, § 10-1-712 C‑2, § 10-1-2706 North San Fernando).
Determine whether Development Review or an Administrative Use Permit / Conditional Use Permit is required (many commercial and Burbank Center zones require it; see § 10-1-713, § 10-1-719, § 10-1-2519.4).
Check parking requirements early (different articles may apply; North San Fernando suspends some general parking rules) and plan accordingly — see parking guidance and § 10-1-2706.9 for storefront parking rules. (/us/california/burbank/parking)
If adjacent to residential, calculate height limits using distance‑based rules and provide required buffers or walls (e.g., 5 ft landscaped buffer + 6 ft masonry wall if in RBP) — see § 10-1-2449–2450.
For ADUs confirm local rules do not conflict with State ADU law; consult local ADU page and State ADU law. (/us/california/burbank/adu) (/us/california/california-adu-laws)

Risks & Ambiguities

Issue	Why it matters	What to verify
Boundary uncertainty on Zone Map	Parcel could be in a different zone than assumed; small shifts change permitted uses and standards.	Verify the City’s official Zone Map endorsement and, if ambiguous, request a Planning Commission boundary determination under § 10-1-303.
Overlay preemption	Burbank Center and other articles may override base zone rules (height, parking, FAR).	Confirm whether the parcel has a BC‑ overlay or is within an Article area (see § 10-1-2501).
Use table cross‑references	Many zone sections simply reference § 10-1-502 for uses; the precise allowable uses and accessory uses depend on that table.	Pull the City’s § 10-1-502 use table for the parcel’s zone and any overlay modifications.
Height measured from "grade" and distance rules	Height and grade definitions affect allowable building envelope (step/angle rules).	Confirm how “grade” is defined for measurement and apply the distance‑to‑residential formulas in the applicable zone section (examples: § 10-1-705, § 10-1-712, § 10-1-724).
ADU local limits vs State law	Local zoning cannot impose ADU rules inconsistent with the State; missing local ADU language may mean state rules control.	Check local ADU ordinance text (Not found in the retrieved materials) and State ADU law. Verify with the city.

Plain‑English summary

Burbank’s Zoning Ordinance divides the city into many named zones (commercial C‑zones, industrial M‑zones, special Burbank Center zones such as BCC‑1/BCC‑3/BCCM, and area‑specific articles like North San Fernando). Each zone points to the City’s use table (see § 10-1-502) and has zone‑specific development standards (height tied to distance from residential lots, buffers, open space minimums, and Development Review triggers). Overlays such as the Burbank Center can supersede base rules; when a rule is not in the overlay the underlying zone applies. Verify the official Zone Map and the applicable article for your parcel before designing.

Source References

Zone map boundaries, Burbank Center overlay applicability — § 10-1-2501.
BCC‑1 purpose and General Plan consistency / FAR table — § 10-1-2503 and § 10-1-2503.5.
Automobile Dealership (AD) Zone (purpose, uses, development review) — § 10-1-2519.1, § 10-1-2519.2, § 10-1-2519.4.
Burbank Center Commercial General Business (BCC‑3) and related Table of Contents citations — § 10-1-2514 et seq.
C‑zone purposes and property standards (C‑1 § 10-1-702/705, C‑2 § 10-1-709/712, C‑3 § 10-1-714/719, C‑4 § 10-1-720/724).
M‑1 zone operations and standards (enclosed processing, distance‑based height) — § 10-1-802, § 10-1-805, § 10-1-806.
RBP zone location/operation and development standards including landscaped buffer requirements — § 10-1-2445, § 10-1-2449–2450.
North San Fernando commercial article (storefront buildings, development review, open space minima) — § 10-1-2701–2706 and § 10-1-2706.9.
Rules for uncertain zone boundaries — § 10-1-303.
Use references throughout the Code point to the City’s use table at § 10-1-502.
ADU / state law note: California ADU guidance in the provided ADU handbook (State law excerpts; local ADU text was Not found in retrieved materials).

Sources

Retrieved passages

Burbank Zoning Code (Article 26.) High relevance
Burbank Zoning Code (Section 10-1-502.) High relevance
Burbank Zoning Code (Article creates) High relevance
Burbank Zoning Code (Section 31-7) High relevance
Burbank Zoning Code (Section 10-1-502.) High relevance
Burbank Zoning Code (Title 10) High relevance
Burbank Zoning Code (Section 10-1-502.) Medium relevance
Burbank Zoning Code (Title 10-1-19119) Medium relevance

Cited sections

Zone map boundaries, Burbank Center overlay applicability — **§ 10-1-2501**. (§ 10-1-2501)
BCC‑1 purpose and General Plan consistency / FAR table — **§ 10-1-2503** and **§ 10-1-2503.5**. (§ 10-1-2503)
Automobile Dealership (AD) Zone (purpose, uses, development review) — **§ 10-1-2519.1**, **§ 10-1-2519.2**, **§ 10-1-2519.4**. (§ 10-1-2519.1)
Burbank Center Commercial General Business (BCC‑3) and related Table of Contents citations — **§ 10-1-2514** et seq. (§ 10-1-2514)
C‑zone purposes and property standards (C‑1 **§ 10-1-702/705**, C‑2 **§ 10-1-709/712**, C‑3 **§ 10-1-714/719**, C‑4 **§ 10-1-720/724**). (§ 10-1-702)
M‑1 zone operations and standards (enclosed processing, distance‑based height) — **§ 10-1-802**, **§ 10-1-805**, **§ 10-1-806**. (§ 10-1-802)
RBP zone location/operation and development standards including landscaped buffer requirements — **§ 10-1-2445**, **§ 10-1-2449–2450**. (§ 10-1-2445)
North San Fernando commercial article (storefront buildings, development review, open space minima) — **§ 10-1-2701–2706** and **§ 10-1-2706.9**. (§ 10-1-2701)
Rules for uncertain zone boundaries — **§ 10-1-303**. (§ 10-1-303)
Use references throughout the Code point to the City’s use table at **§ 10-1-502**. (§ 10-1-502)
ADU / state law note: California ADU guidance in the provided ADU handbook (State law excerpts; local ADU text was Not found in retrieved materials).
Burbank_ZoningCode.md
2025 California ADU handbook.md

Frequently asked questions

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

The city excerpts provided do not include the standalone R‑1 zoning text in the retrieved materials; R‑zone references appear in distance/height formulas and buffer rules but the explicit permitted uses and dimensional table for R‑1 were Not found in retrieved materials. Verify permitted uses and dimensional standards with the City’s full code or the official Zone Map and the use table § 10-1-502.

What are Burbank setback and height requirements for commercial zones?

Commercial zones commonly set height by distance to residential lot lines (for example the C‑zones use stepped rules or a 1:1 height:distance within the first 25 ft). See the property development standard sections such as § 10-1-705 (C‑1), § 10-1-712 (C‑2), and § 10-1-724 (C‑4) for exact formulas that apply to each zone.

Do I need Development Review in Burbank?

Many commercial and special plan zones require Development Review before permits are issued; for example C‑2 and C‑3 expressly require Development Review in § 10-1-713 and § 10-1-719. Check the specific zone section for your parcel; some area articles (e.g., North San Fernando) also require Development Review for nearly all structures.

Where is the Burbank Center overlay and how does it affect my project?

The Burbank Center overlay area and its purpose are described in § 10-1-2501; the overlay contains its own zones (e.g., BCC-1, BCC-3, BCCM) whose standards supplement or override the underlying zone. If an overlay standard exists it controls; where the overlay is silent the underlying zone applies. Verify parcel inclusion in the overlay per § 10-1-2501.

How do I find permitted uses for a zone like C‑3 or RBP?

Most zone sections reference the City’s use table at § 10-1-502 for the definitive list of permitted, conditionally permitted, and accessory uses. Many zone subsections (C‑1 through M‑1, RBP, etc.) explicitly say “uses are allowed as set forth in § 10-1-502.” Pull that table for the parcel’s base zone (and check for overlay exceptions).

Are there buffering or screening requirements next to residences?

Yes. Some zones require landscaped buffers and walls abutting residential lots — for example the RBP standards call for at least a 5‑ft landscaped buffer and a 6‑ft decorative masonry wall along shared lot lines (waiver possible by the Community Development Director if already provided). See § 10-1-2449–2450.

How does the code treat height for buildings near R‑zones?

The Code uses distance‑to‑residential formulas: within the first 25 ft a building may be limited effectively to a 1:1 slope (one foot of height per one foot of distance), then discrete caps at greater distances (e.g., 25 ft = 25 ft height, 50 ft = 35 ft, 150 ft = 50 ft in some zones). See the height/distance tables in § 10-1-705, § 10-1-712, § 10-1-724 for details tied to each commercial zone.

Does the North San Fernando article change standard parking or yard rules?

Yes. The North San Fernando article expressly states that certain general Zoning sections (including standard parking rules and yard standards) do not apply there because the Article contains more specific rules. See § 10-1-2702 and the list of non‑applicable sections.

Where can I find the base use table referenced throughout the Code?

The Code repeatedly refers to the City use table in § 10-1-502 as the source of permitted uses for most zones. That is the authoritative place to check whether a given land use is permitted, limited, or conditional in a zone.

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