1 Febr
uary 05, 2022
Patric
k Prescott
Community Development Director
City of Burbank
275 East Olive Avenue
Burbank, CA 91502
Dear Mr. Prescott:
The applicant, Pickwick Investment, LLC, is requesting an approval of The Pickwick project (Project) pursuant to Senate Bill (SB) 35. The Project consists of 96, three-story residential townhomes on a 5.05-acre site, of which 10 units will be reserved for purchase to Low-Income households (up to 80 percent of the Area Median Income (AMI)), resulting in a
10.2 percent of the total units being considered “affordable.” In addition to the non-discretionary entitlement, the approval shall also include an approval of the subdivision map pursuant to the SB 35:
Subdivision Map Act (Division 2 (commencing with Section 66410)) for a development that meets the provisions in (1) shall be exempt from the requirements of the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). Such an application shall be subject to a ministerial process as part of the Streamlined Ministerial Approval Process.
Part of the subdivision request includes the request for parkland credits, pursuant to Section 11-1-1308 of the Burbank Municipal Code, for the three (3) privately maintained parks provided as part of the project. Should there be any remaining parkland dedication requirements after the private park credits are applied, the applicant will pay the applicable park in-lieu fee pursuant to Section 11-1-1307 of the Burbank Municipal Code.
Enclosed are SB 35 application materials for your review. • SB 35 Application Form
• SB 35 Eligibility Checklist and Attachments
• ALTA Survey
• Development Standards Consistency Analysis
• Prevailing Wage Letter
• Historic Resource Memo
• Architectural and Site Plans
• Landscape Plans
• Tentative Tract Map and Civil Plans
• Request for Concession Letter
ATTACHMENT 4-1
2 If you have any questions regarding this letter, please contact me at 949.221.6216. Thank you.
Sincerely
,
John Moreland, AICP
Director, Planning
KTGY Architecture + Planning
ATTACHMENT 4-2
ATTACHMENT 4-3
1 February 15, 2022
Patrick Prescott
City of Burbank Community Development Director
275 East Olive Avenue
Burbank, CA 91502
Re: Application for SB 35 Approval of The Pickwick Project, 1001 W. Riverside Drive Dear
Mr. Prescott:
On behalf of Pickwick Investment, LLC (“Applicant”), we hereby submit an application requesting approval of The Pickwick Project (“Project”) pursuant to SB 35. This letter provides a summary of the Project’s consistency with the eligibility criteria pursuant to SB 35, which was previously submitted to the City of Burbank on July 1st, 2021.
Pro
ject Description
The Project site is located at 1001 W. Riverside Drive in the City of Burbank, and it is comprised of 5.1 acres. As shown in Exhibit 1, Site Aerial, the Project site is currently developed with an approximate 51,082-square foot bowling alley and an approximate 2,713-square foot ancillary, non-residential building. The remainder of the site is developed with either ornamental landscape, the bowling center sign, or a surface parking lot. The Project site does not include the ice-skating rink, the building attached to the rink, or the Pickwick sign. The existing site does not include any residential uses. Easements and existing site encumbrances are identified in Attachment A, ALTA Survey.
ATTACHMENT 4-4
2 Exhibit 1, Site Aerial
All improvements on the Project site will be demolished and cleared. Grading activities will generally include excavating and recompacting the topsoil of the previously-graded site. Including stormwater treatment devices, it is not anticipated that excavations will exceed 10 feet below existing grade.
The Project consists of approximately 96 three-story townhomes ranging from 1,200 to 1,850 square feet in size. Each home will have a two-car garage with direct, private access into the home as well as private open space in the form of patios and/or upper level decks. The primary project entry opens to a 21,000 square feet central open space element. This is intended to create an inviting space for recreation activities and passive outdoor space, while at the same time creating a sense of arrival into the neighborhood.
Of these 96 townhomes, 10 units will be reserved for purchase to Low-Income residents (80 percent of the Area Median Income (AMI)), resulting in a total of 10.2 percent of the total units being affordable.
These units will remain affordable at these levels for a period of at least 55 years. One incentive is being requested for the Project and described in a separated concession request letter.
A site plan depicting the proposed project is included in Attachment B. The buildings fronting along Riverside Drive and Main Street break into smaller modules to allow for pedestrian access into the property and to the network of walks that lead to individual townhome entries as well as secondary and primary open spaces. The buildings are arranged in a series of landscaped paseos that lead to entries of each residence, and auto courts serve the private garages throughout. The overall design concept ATTACHMENT 4-5
3 strives to embrace the neighborhood with front facing homes to enhance the street scene. Front doors and private patios will help activate the streets with pedestrian movement from these spaces and out to public sidewalks and street adjacent parking.
The Project provides for a responsible urban infill location, allowing access to existing City services, infrastructure, amenities, shops, restaurants, and jobs.
SB 35 Eligibility Checklist
Criterion #1: Number and Type of Units
The Project meets this criterion. The project is a multi-family housing development consisting of 96 residential dwelling units. The type of unit proposed for the project is townhomes. The Project also complies with the minimum and maximum residential density range permitted for the site, which is 20 dwellings per acre. The 5.1-acre Project site is allowed up to a maximum of 102 dwelling units, which is more than the currently proposed number of dwelling units for the project site.
Criterion #2: Affordability
The Project meets this criterion. The Project applicant will provide the requisite number and income levels for affordable for-sale housing units in compliance with both SB 35 and the City’s Inclusionary Housing Ordinance for approval and recording by the City prior to the issuance of the first building permit.
More specifically, the Project will dedicate a minimum of 10 percent of the total number of for-sale units affordable to households making at or below 80 percent of the AMI, and a covenant or restriction shall be recorded against the Project dedicating the minimum percentage of units to housing affordable to households making at or below 80 percent of the AMI. Pursuant to Section 10-1-646 of the Burbank Municipal Code, at least 15 percent of all newly constructed dwelling units in residential developments shall be developed, offered to, and sold to low or moderate-income households. Section 10-1-646, Paragraph C allows for credits for units sold to low-income residents (80 percent of the AMI) at a rate of two (2) units for every one (1) unit provided. Currently, the Applicant will reserve 10 units for low- income residents (80 percent of the AMI), resulting in a total of 10.2 percent of the total units being affordable. This would result in a total credit of 20 affordable units, exceeding the 15 percent inclusionary housing requirement identified in Section 10-1-646 of the Burbank Municipal Code.
Criterion #3: Urban Infill
The Project meets this criterion. The project is located on two legal parcels within the incorporated City limits. Moreover, at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses.
Criterion #4: Zoned or Planned Residential Uses
The Project meets this criterion. According to the City’s General Plan (2013) and the General Plan’s Land Use Diagram (General Plan, Exhibit LU-1), the General Plan designation for the property is Rancho ATTACHMENT 4-6
4 Commercial. This designation allows for a maximum of 20 units per acre, typically (i.e., when not being processed as an SB 35 approval) with discretionary approval. The designation is described in the General Plan as allowing for “a variety of low-intensity multi-family residential and commercial uses.” (General Plan, p. 3-16.) Thus, the City’s General Plan Rancho Commercial designation allows residential uses.
The property is also subject to supplemental land use goals and policies as provided in the City’s Rancho Master Plan (1993). The Rancho Master Plan identifies the property as zoned Commercial Recreation (C-R), and it cross-references the City’s Planning Code for land uses and development guidelines that apply to the C-R zone.
According to the City’s Zoning Map (2019), the Property is zoned C-R (Zoning Code Art. 24, Div. 6).
Pursuant to Section 10-1-2436.5 of the Burbank Municipal Code and as applicable, in the C-R Zone, all uses shall be consistent with the maximum residential density, as prescribed in the General Plan, which allows 20 units per acre. However, pursuant to Section10-1-2437, in the C-R Zone, uses are allowed as set forth in Section 10-1-502 of the Municipal Code, where residential is not listed as a permitted use in the C-R Zone. Nevertheless, pursuant to Government Code Section 65913.4(a)(5)(B), in the event that objective zoning, general plan, subdivision, or design review standards are mutually inconsistent, a development shall be deemed consistent with the objective zoning and subdivision standards if the development is consistent with the standards set forth in the general plan. As the residential use of the Proposed Project is consistent with the General Plan, the Proposed Project is consistent with this provision.
Criterion #5: Consistent with Objective Standards
The Project meets this criterion. As demonstrated in the chart included as Attachment C, the Project is consistent with relevant development standards. As to the consistent determinations relative to those items in the chart designated as “TBD,” the Project applicant will consult with City staff to ensure that the Project will comply with those development standards as the Project may be further refined.
Criterion #6: Parking
The Project meets this criterion. Parking will be provided at a rate of 2.25 spaces per unit. This assumes that each residence will be provided with two cars in a private, enclosed garage, and 0.25 space per unit will be left uncovered and available for guest parking. The Project is providing more parking than the one space/unit ratio authorized pursuant to SB 35 (Section 65913.4.(d)(2)).
Criterion #7: Location
The Project meets this criterion. The Project satisfies the SB 35 requirements related to location within any area designated as farmland, wetlands, very high fire severity zone, hazardous waste site, delineated earthquake fault zone, flood plain, floodway, conservation lands, habitat for protected species, or lands under conservation easement. Moreover, the site does not require the demolition of housing and it did not previously contain housing occupied by tenants. The site also does not require demolition of an historic structure, and the site is not governed by the Mobilehome Residency Law, the ATTACHMENT 4-7
5 Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act.
Criterion #8: Subdivision
The Project meets this criterion. Although the Project will involve an application for a Vesting Tentative Tract Map, the project will satisfy, as applicable, the prevailing wage and skilled and trained workforce requirements identified in the Eligibility Checklist.
Criterion #9: Prevailing Wage
The Project meets this criterion. The Project will comply with all the labor provisions identified in SB 35, including the requirements regarding payment of prevailing wages and use of a skilled and trained workforce in the construction of the Project, as applicable. The Project will commit, to the extent required, to these labor provisions.
Criterion #10: Skilled and Trained Workforce
The Project meets this criterion. As described above, the Project will comply with all the labor provisions identified in SB 35, including the requirements regarding payment of prevailing wages and use of a skilled and trained workforce in the construction of the Project, as applicable. The Project will commit, to the extent required, to these labor provisions. * * *
ATTACHMENT 4-8
6 If you have any questions regarding this letter, please contact me at [email protected] or at 949.221.6216. Thank you.
Sincerely,
John Moreland, AICP
Director, Planning
KTGY Architecture + Planning
Attachments
Attachment A – ALTA Survey
Attachment B – Site Plan
Attachment C – Development Standard Consistency Analysis Attachment D - Critical Habitat for Threatened & Endangered Species Map Attachment E – Very High Fire Hazard Severity Zones
Attachment F – United States Fish and Wildlife Service Wetlands Mapper Attachment G1 – EnviroStor Database Map
Attachment G2 – GeoTracker Database Map
Attachment H – FEMA’s National Flood Hazard Map
Attachment I – Fault Activity, California Geological Society Attachment J – Historical Resources Memo
ATTACHMENT 4-9
Attachment A
ATTACHMENT 4-10
Attachment A
ATTACHMENT 4-11
Attachment A
SCALE IN FEET
0 15 30
1"=30'
ALTA/NSPS LAND TITLE SURVEY
PREPARED BY:
CONSULTING ENGINEERS/SURVEYORS/PLANNERS
17530 Von Karman - Suite 200 Irvine, California 92614 (949) 756-6440 Fax (949) 756-6444 STREET
ALLEY
ELM AVENUE
RIVERSIDE
DRIVE
921-1001 W. RIVERSIDE DRIVE
1105 S. MAIN STREET
BURBANK, CALIFORNIA 91506
RIVERSIDE
DRIVE
MAIN
PARCEL 1
PARCEL 2
ATTACHMENT 4-12
Attachment B - Site Plan FEBRUARY 2022
NTS
6 1
8 7
5 2
22 23
9 10
11 15
17 18
19 20
21 12
16' Storm Drain Easement
Power Pole to be verified
Power Pole to be verified
Corner
Enhancement (typ)
Featured "The PICKWICK"
Marquee Signage and Corner Stair
Existing
Property Line
Existing
Property Line
25'
28'
30'
24'
26'
15'
26'
12'
26'
17'
15'
17'
10'
10'
13'
25'
26'24'
26'
18'
18'
15'
15'
10'
10'
17'
10'
27'
23'
29'
25'
26'
17'
15'
26'
25'
26'
24'
20'
25'
21'
13 14
3 4
26 27
OPT.
24 25
24'
24' 30'
28'
22'
BT-300
BT-300
BT-500
BT-600
BT-202 (ALT)
Open
Space
Open
Space
PL TO BE VERIFIED
Neighborhood
Entry
BT-400
BT-501 (ALT)
BT-500
BT-100
BT-500
BT-500
BT-500
Existing LA
Equestrian
Center Entry
Existing
Commercial
Existing
Calvary Bible Church
Existing Commerical
Existing
LA Kings Ice Rink at
Pickwick Gardens
NAP
Existing
Existing Residental
Townhouses
Existing International
School of LA
Existing Ranch House
and Park
Existing
Pickwick Gardens
Ice Rink
NAP
Existing
MF/Apart
(AU)
(AU)
(AU)
(AU)
(AU)
(AU)
(AU)
(AU) BT-202 (ALT)
BT-502 (ALT)
BT-202 (ALT)
BT-202 (ALT)
BT-200
BT-300
BT-501 (ALT)
BT-101
BT-100
(AU)
17'
13'
16 Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
Plot Date: 01.31.2022
#
RIVERSIDE & MAIN
BURBANK, CA 2021-0094
THE PICKWICK
1st (Full) Planning Submittal: 2022-02-01
Matthew J. Waken
MW Investment Group, LLC
MJW Investments, LLC
27702 Crown Valley Parkway, Ste D-4-197
Ladera Ranch, CA 92694
[email protected] (626) 710-6377
www.mwinvestmentgroup.com
0 40 8020 A1.0ARCHITECTURAL SITE PLAN
OPTION 13-C
SITE INFORMATION
Address: 1001 W. Riverside Drive
City: Burbank, CA
APNs: 2443-001-018 & 2243-001-019
County: Los Angeles
Zoning/Land Use: CR Zone - Commercial Recreation
(Article 24 Rancho Master Plan Zones - Division 6)
Construction Type/Fire Rating: V-B
Occupancy Type: R3
Fire Sprinkler Type: NFPA 13-D
DEVELOPMENT STANDARDS
Front Yard Setback: 25' Min.
Interior Side Yard Setback: 5' Min.
Street-facing Side Yard Setback: 25' Min.
Rear Yard Setback: 5' Min.
Minimum Parking Lot setback
from Street: 10' Min.
Building Height: 35'
Building Separation: 10'
Maximum Residential Density: 20 DU/AC
Required Resident Parking: 1 space/unit (Per Section 65913.4.(d)(2)
SITE PLAN SUMMARY
Site Area: ± 5.05 acres/ 220,041 SF (Net - After
Dedication at Main/Riverside corner)
Units**:
4 Units - Plan 1 - 1333 sf - 2ba/2.5 ba - 68 sf Deck - 2 car/side by side garage 4 Units - Plan 1X - 1325 sf - 2bd/2.5 ba - 68 sf Deck - 2 car/side by side garage 50 Units - Plan 2 - 1816 sf - 3bd/3.5ba - 2 car/side by side garage** 26 Units - Plan 3 - 1912 sf - 4bd/3.5ba - 72 sf Deck - 2 car/side by side garage 12 Units - Plan 3X - Corner (ALT) Condition
96 Units - Total
** (Accessible Units (AU) Provided - Total 9 Units, based on 10% of 87 Units - Building Types larger than a Tri-Plex)
Site Density: ±19.0 DU/AC
Parking Provided:
Garage 192 spaces
Drive way (Opt.) 2 spaces
Guest Open Spaces 25 spaces
Total: 219 spaces (2.28 spaces/DU)
OPEN SPACE
* For Open Space and Landscape Areas refer to Landscape Sheet L-8.
ARCHITECTURAL SITE PLAN STUDY
REDESIGN OF ENTRY
ATTACHMENT 4-13
Objective Standards Consistency Analysis Consistency
Determination
10-1-2436.5 Maximum Residential Density: 20 du/ac The project site is comprised of 5.05 acres. The allowed number of units on the 5.05-acre site at 20
units per acre is 101 units. The Project provides 96
dwelling units at 19.0 du/ac.
Consistent
10-1-2441 A. Structure Height
1. The maximum height of a structure shall be 35 feet as measured from grade, as defined in this chapter. Roof and architectural features may exceed the maximum height up to 15 additional feet without the need of a Conditional Use Permit if a 45 degree angle is maintained as depicted in Diagram No. 1.
2. Maximum building height shall be measured to the ceiling height of the highest room permitted for human occupancy.
3. A Conditional Use Permit is required for a structure higher than 35 feet.
The proposed maximum building height as measured
from grade is 35' to ridge.
Consistent
10-1-2441 B. Open Space
1. Distance Requirements.
Each lot which abuts or is adjacent to an R-1, R-1-H or R-2 lot shall provide open space not less than 20 feet wide along the area that abuts the residential property. Lots abutting or adjacent to R-3 and R-4 lots shall provide a minimum five (5) foot open space between the properties.
2. Determination of Open Space.
This open space shall be measured from the lot line of the residential property to the commercial structure. Public rights-of-way may be included within the calculation of such area, except as otherwise provided in this section.
3. Landscaping Requirement. When the commercial property abuts or is adjacent to R-1, R-1-H, or R-2 property, a five (5) foot strip of the open space which lies adjacent to the residential property shall be landscaped, unless a public right-of-way is utilized in the calculation of the open space. This landscaping is intended to provide screening between the different zones.
4. Parking Allowed in Open Space.
When the commercial property abuts property other than R-1, R-1-H, or R-2, open space may be used for surface parking.
1. This standard does not apply because the lot does
not abut or is adjacent to an R-1, R-1-H, or R-2 lot.
Lots that are zoned R-4 are located across Main
Street and Riverside Drive. Nonetheless, the lot
provides 25 feet of open space along Main Street
and Riverside Drive.
2. The 25 feet of open space is measured from the
lot lint to the structure.
3. This standard does not apply as the project site
does not abut, nor is adjacent to an R-1, R-1-H, or R-
2 zone.
4.The project does not include commercial
components, so the requirement is not applicable to
the project. No open space will be used for surface
parking.
Consistent
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
ATTACHMENT 4-14
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-2441 C. Yard
2. Setbacks.
a. Front Yards.
All structures shall be set back at least 25 feet from the front lot line. A minimum of a ten (10) foot setback from the front lot line to any surface parking area is required. b. Side Yards.
A five (5) foot side yard building setback is required; provided, however, if the side yard abuts or is adjacent to a residentially zoned property, a minimum ten (10) foot setback is required. A minimum of a five (5) foot setback from the side lot line to any surface parking is required. c. Rear Yards.
A five (5) foot rear yard building setback is required; provided, however, if the rear yard abuts or is adjacent to a residentially zoned property, a minimum ten (10) foot setback is required. A minimum five (5) foot setback from the rear lot line to any surface parking area is required. a. Pursuant to Section 10-1-635 of the Burbank
Municipal Code, the project is eligible to receive a
concession since it reserves at least 10 percent of the units to Low-Income Earners. The project is
requesting front yard setback reduction concession
from 25 feet to 13 feet along Main Street due to a
required dedication for street improvements along
Main Street. Building setbacks are 25’ from Riverside
Drive.
b. 10 min. setback is proposed.
c. Rear yards do not abut or are adjacent to
residentially zoned properties. 5 min. setback is
proposed.
Consistent with
Density Bonus Law
concession for front
yard setbacks.
3. Landscaping.
a. Californian native plants and California Sycamore trees shall be used as required landscaping materials. California Sycamore trees shall be used as the required street trees. b. The following landscaping requirements shall apply in the CR Zone:
a. A minimum of 50 percent of front and exposed side yards shall be landscaped. b. The provision of outdoor amenities and decorative hardscape, such as outdoor seating areas with benches permanently affixed to the ground or hardscaped areas enriched with decorative materials which are under a tree canopy, shall be credited toward up to 50 percent of the required landscaping in all yards. Vehicular access areas may not be considered as decorative hardscape.
c. The planting of vines on masonry buildings is encouraged. d. To qualify as landscaped area, all areas not occupied by trees or shrubs must be planted with turf or other ground cover with a minimum soil depth of 12 inches. All planters must be a minimum of 18 inches deep and two (2) feet in their smallest inside dimension, unless a tree is required, in which case a three (3) foot planter depth shall be required and the planter must have a minimum inside dimension of four (4) feet.
The City required landscape palettes will be used in
combination with a fully developed landscape
architect's concept plan. The Project will comply with
all applicable
landscaping requirements.
a. A minimum of 50 percent of front and exposed
side yards is provided as landscaped, see Sheet L8-
Open Space Plan.
b. Noted and have been added to the required
Landscape area calculation, see Sheet L8 Open Space
Plan.
c. Vines have been added on the walls, see Sheet
L6-Planting Plan.
d. Noted, further specification and detail will be
added in the Construction document phase.
Consistent.
ATTACHMENT 4-15
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
e. In required front and exposed side yards, a minimum of one (1) tree shall be planted for every 40 linear feet of street frontage or fraction thereof. Turf is allowed in up to 50 percent of required landscaped areas. In shrub areas, a minimum of one five (5) gallon shrub is required for every ten (10) square feet of shrub area.
f. A minimum of 50 percent of required trees shall be a minimum 36-inch box size, with the remainder a minimum 24-inch box size. The required 36-inch box trees shall be equally distributed in required front or street side yards.
e. One Tree has been planted for every 40 linear
feet of street frontage or fraction thereof. Noted,
shrub / GC symbols will be shown in the planting
area will be added during the construction
document phase; see palette on Sheet L6-Planting
Plan.
f. 50 percent of required trees are 36-inch box size,
with the remainder are 24-inch box size. The
required 36-inch box trees is equally distributed in
required front or street side yards; see Sheet L6-
Planting Plan.
Consistent.
g. If trees are planted in planters, the planters must have a minimum length and width of five (5) feet.
h. For additional landscaping requirements for above-grade parking structures and surface parking lots, see Article 14, Division 4 of this Chapter. c. The requirements for parking structures and surface parking lots in Article 14 of this Chapter shall apply in the CR Zone.
g. The trees are planted in planters, the planters
have a minimum length and width of five (5) feet in
front / side yards. 4' min. tree planting width for
other internal tree planting areas.
h. The project meets criteria in Article 14, Division 4 as demonstrated later within this table.
C. The project meets criteria in Article 14, as
demonstrated later within this table.
Consistent.
5. Parking.
a. No surface parking area frontage shall comprise more than 50 percent of any street frontage. b. Surface parking shall be organized into parking courts not to exceed 40 stalls, surrounded on all sides with a minimum five (5) foot landscape buffer. c. Parking structures shall not be allowed in the rear 50 percent of the property if the property abuts or is adjacent to a residential zone.
a. The proposed off-street parking area does not
front onto any street.
b. Surface parking is distributed to the whole project
site. No one area exceeds 40 stalls.
c. No parking structure is provided in the project.
Not applicable
Consistent
ATTACHMENT 4-16
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
California Government Code, Section 65913.4 Parking Space Requirement (d) (1) Notwithstanding any other law, a local government, whether or not it has adopted an ordinance governing parking requirements in multifamily developments, shall not impose parking standards for a streamlined development that was approved pursuant to this section in any of the following instances:
(A) The development is located within one-half mile of public transit. (B) The development is located within an architecturally and historically significant historic district. (C) When on-street parking permits are required but not offered to the occupants of the development.
(D) When there is a car share vehicle located within one block of the development. (2) If the development does not fall within any of the categories described in paragraph (1), the local government shall not impose parking requirements for streamlined developments approved pursuant to this section that exceed one parking space per unit.
Pursuant to SB 35, the project t is eligible for 1
parking space per unit. Nonetheless, the Project
provides a total of 219 spaces at 2.28 spaces/du,
which exceeds the SB 35 parking requirement.
Consistent
10-1-2443: Design Review Standards for CR Zone
A. Pitched roofs are required. Mansard roofs are prohibited.
B. Architectural design-Mission, Rancho or Spanish Colonial style shall be used incorporating a number of the following elements; verandas, arbors, patios, courtyards, plazas, arches, simulated wood roofs, tile roofs, open beam ceilings or walkways, archways, colonial columns and heavy posts.
C. Color-Whites, natural wood grain finishes, earth tones, pale tones, tans, rusts, adobe pink, and copper patina shall be used and incorporated. No bright colors may be used.
D. Materials and Finishes-A number of the following may be incorporated, if otherwise permitted by the Burbank Municipal Code: wood, rough cut timbers, river rock, Spanish tile and textured stucco.
a. As indicated in the enclosed elevations, the
proposed design include pitched gable roofs and
gable ends. Mansards are not included.
b. The project includes the Spanish Colonial
architectural style. The design includes patios,
courtyards, arches, tile roofs, and archways.
c. These items will be
incorporated as appropriate.
d. The elevations include the use of Spanish tiles and
textured stucco.
Consistent.
ATTACHMENT 4-17
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
E. The design standards of Section 10-1-1113.1 shall apply in the CR Zone:
10-1-1113.1 Commercial and Industrial Design Standards:
A. ROOF DESIGN.
1. All parapets shall have returns equal to the height of the parapet. Parapets used for fire separation purposes should be visually integrated into the building.
2. All mansards shall be continuous on all sides of a building visible from neighboring properties and public rights-of-way, including those elevations facing a street, alley, yard, setback or open space. All mansards on all other elevations which are not exposed or visible to neighboring properties and public rights-of-way, shall have a return at least equal to the height of the mansard.
3. All roof mounted equipment shall be screened from view through the use of architectural screening systems which are visually integrated into building design with respect to color, material and form.
1. The project does not include the use of parapets
into the design.
2. The project does not include the use of mansard
roofs.
3. The project does not include any roof-mounted
equipment. Equipment will be located at grade or
within the attic space.
Consistent
B. WINDOW TREATMENT.
Those buildings on lots with 75 feet or less of street frontage which are built to the street property line shall have a minimum 25 percent of the building facade on the ground floor devoted to window treatment.
This guideline does not apply to
the project as there is more than 75 feet of street
frontage.
Consistent
C. BUILDING MATERIALS.
All facades visible to the public and surrounding neighbors must be designed, treated and finished in a manner compatible with the other visible sides of the building.
All publicly visible sides of the
building are equally and well-articulated.
Consistent
D. VARIATION ON PLANE.
All building elevations fronting public streets or residentially zoned lots shall contain elements designed for the purpose of providing visual variation including expressed floor or surface breaks, balconies, projections, recesses, awnings and horizontal setbacks.
The proposed buildings fronting onto the public
streets includes building variation elements such as
surface breaks, projecting facades, recessed entries,
and projecting archways.
Consistent
E. ENTRIES.
Pedestrian entrances on exposed elevations shall be recessed and architecturally highlighted.
Entries are either recessed within an alcove or
behind a projecting archway. Entries are also
highlighted by a window or tilework.
Consistent
ATTACHMENT 4-18
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
F. APPENDAGES, AWNINGS AND MARQUEES.
All appendages, awnings and marquees shall be flame resistant or erected with non-combustible materials and meet Uniform Fire Code requirements, and shall not protrude far enough to obstruct a ladder placed at ground level at a 70 degree angle to the building openings above the appendage, awnings or marquees.
All awnings use flame-resistant material and will
meet all applicable building and fire codes.
Consistent
G. EXTERIOR STAIRWAYS.
Enclosures or landscape barriers must be provided wherever there is less than seven (7) feet vertical clearance below stairs.
Front entry stair rails should be integrated into the overall building and site design. Thin section wrought iron and stair rails that have minimal form, mass or color reference to the design elements within the facades are discouraged.
Open risers are prohibited.
The project does not include any exterior stairways.
All stairways are within the individual units.
Consistent
H. LOCATION AND SCREENING OF TRASH BINS.
Trash bins shall not be located in any required front or street side yard, but may be permitted within the required interior side and rear yards.
Trash enclosures shall be recessed or within the structure, or enclosed by a six (6)foot high masonry wall on three (3) sides and have a solid permanent metal gate(s).
Doors and gates of trash enclosures cannot swing out into any public right-of-way.
If the lot abuts an alley, the trash bin must be directly accessible from the alley.
Trash containers will be stored within the garage of
each unit.
Consistent
ATTACHMENT 4-19
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
J. FENCES AND WALLS.
1. Height - Except as otherwise provided for property located at an intersection, the height of walls, fences and hedges may not exceed:
a. Three (3) feet above the finished grade of the lot within any required front yard and within the required side yard on the street side of a corner or reverse corner lot; provided, however, that where a parking lot abuts or is across the street from a residential zone, a six (6) foot high masonry wall may be constructed within the required front yard and within the required side yard on the street side of a corner or reverse corner lot to the extent specified in Article 14, Division 4 of this Chapter or in a Conditional Use Permit granted by the Board or the Council. b. Eight (8) feet above the finished grade of the lot within any yard area behind the required front yard or required side yard on the street side of a corner or reverse corner lot except cutoff area.
Where topographic features or other conditions create an unnecessary hardship the Building Director may permit these height limits to be exceeded, provided the modification will not have a detrimental effect upon adjacent properties or conflict with architectural characteristics of the surrounding neighborhoods.
a. Retaining walls are limited to 3 feet in height
within the front and street side setbacks. Patios walls will be updated to also have a maximum height of 3
feet.
b. All walls behind the front and street side setbacks
are limited to 6’-6” in height.
Consistent
2. All fences and walls must comply with the corner cutoff provisions of Section 10-1-1303.
3. The requirements of this Subsection do not apply to security fencing maintained by a governmental entity.
2. As described below, all fences and walls meet
corner cutback requirements.
3. N/A
Consistent
ATTACHMENT 4-20
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-1303: Corner Cutoff
No structure, object, or feature, including but not limited to fences, walls, and hedges, may be erected or maintained in any zone below a height of ten (10) feet and above a height of three (3) feet above the finished ground surface within a corner cutoff area. The corner cutoff area is defined by a horizontal plane making an angle of 45 degrees with the front, side, or rear property lines as the case may be, and passing through points as follows:
A. Streets
At intersecting streets, ten (10) feet from the intersection at the corner of a front or side property line.
B. Alleys
At the intersection of an alley with a street or another alley, ten (10) feet from the edges of the alley where it intersects the street or alley right-of-way.
C. Driveways
At the intersection of a driveway with a street or alley, five (5) feet from the edges of the driveway where it intersects the street or alley right-of-way.
A. No structure or fences or walls are located within
the corner cutoff zone of Main Street with Riverside
Drive.
B. The project does not have such intersection
condition. The requirement is not applicable to the
project.
C. No structure or fences or walls are located within
the corner cutoff zone of a driveway with a street or
alley.
Consistent
10-1-1401: Parking Space Dimensions
The following minimum parking space shall be provided:
Residential: Min. Width 8'-6"
The minimum width of parking spaces adjacent to walls, columns, or other vertical obstructions shall be determined by standards established by the Public Works Director.
The following requirement shall be used when determining overall parking space dimensions and aisle widths (Table No.4):
For 90' parking angle and 8'-6" stalls, parking bay widths for two-way traffic and single loaded aisles: 45'-4"
All parking spaces have a minimum dimension of 8'-
6" in width and 18' in depth.
Proposed 46' parking bay width meets the 45'-4"
requirement.
Consistent
10-1-1403: Ingress and Egress; Backing into Highway
Off-street parking shall be easily accessible from and to a street or other dedicated public right-of- way. The parking shall be so arranged that it shall not be necessary to back into a major or secondary highway to exit from the parking area. Exceptions from this requirement may be authorized by the Public Works Director if the parking area is located in an R-1 or an R-2 Zone.
The proposed off-street parking is easily accessed
from and to a street or other dedicated public right-
of-way, and no need to back into a major or
secondary highway to exit.
Consistent
ATTACHMENT 4-21
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-1405.5: Bicycle Parking Spaces:
B. INSTALLATION AND MAINTENANCE REQUIREMENTS.
Bicycle parking facilities shall be installed in a manner which allows adequate space for access when the facilities are occupied, and shall be located so as to minimize the blocking of any public sidewalks or right-of-way. An encroachment permit from the Public Works Department is required for any encroachment into the public right-of-way.
Bicycle parking facilities shall be located on a hard paved surface and shall be painted with a protective coating to prevent rusting and shall be well maintained.
C. BICYCLE PARKING FOR ARCADES/BILLIARD PARLORS.
For all arcades and billiard parlors, one (1) bicycle space shall be provided for each 150 square feet of adjusted gross floor area. [Added by Ord. No. 3316, eff. 11/14/92.] This requirement does not apply since it is only
required for arcades and billiard parlors.
Consistent
10-1-1408: Parking Spaces Required
Not applicable. See Parking requirements above (Section 65913.4 of the California Government Code)
Pursuant to SB 35, the project t is eligible for 1
parking space per unit. Nonetheless, the Project
provides a total of 219 spaces at 2.28 spaces/du,
which exceeds the SB 35 parking requirement.
Consistent
10-1-1412: Location of Parking Areas
A. DWELLINGS.
For single or multiple family dwellings, off-street parking shall be located on the same lot or building site as the building is required to serve.
B. HOSPITALS, ROOMING HOUSES, CLUBS, ETC.
For hospitals, sanitariums, homes for the aged, orphanages, rooming houses, lodging houses, clubrooms, fraternity and sorority houses, off-street parking shall be located not more than 150 feet from the building it is required to serve.
C. COMMERCIAL USES.
For commercial uses, off-street parking shall be located not more than 300 feet from the use it is required to serve.
D. MANUFACTURING USES.
For manufacturing uses, off-street parking shall be located not more than 750 feet from the use it is required to serve.
A. The proposed off-street parking is located on the
same lot.
B, C and D. The requirements are not applicable to
the project.
Consistent
ATTACHMENT 4-22
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-1417 Parking Lot Design Standards
A. All off-street parking areas and accessways shall be graded, paved, and marked as follows:
1. All paved areas used for parking, loading, or vehicle circulation shall be designed consistent with accepted engineering principles for the largest type of anticipated vehicle loading in order to minimize future maintenance and safety hazards.
2. Surfaces shall be paved with concrete or suitable asphaltic surfacing to prevent the emanation of dust.
3. Surfaces shall be graded and drained in accordance with standards prescribed by the Public Works Director.
4. Parking spaces and access lanes shall be clearly marked including the use of directional arrows when necessary to guide internal movements.
B. The Public Works Director, Community Development Director, and/or the Planning Board may place special requirements on an individual site to reduce or increase the number, width, and location of driveways in order to reduce traffic hazards, decrease paved area, or mitigate on-street parking problems. The Public Works Director, Community Development Director, and/or the Planning Board may require that access, either primary or secondary, take advantage of existing public alleys.
C. Parking and directional signs shall be provided in accordance with the Burbank Municipal Code or when required by the Public Works Director.
D. Barriers shall be provided as follows:
1. Safety barriers, protective bumpers, or curbing and directional markers shall be provided to ensure pedestrian and vehicular safety and efficient utilization and protection of landscaping, and to prevent encroachment onto adjoining public or private property.
2. Concrete curbs at least six inches high shall be installed to serve as wheelstops for cars next to streets, sidewalks, buildings, or other structures, and as protective edging for planting areas.
A. 1. All paved areas used for parking, loading, or
vehicle circulation will be designed consistent with
the engineering principles.
A.2. Surfaces will be paved with concrete or suitable
asphaltic surfacing to prevent the emanation of dust.
A.3. Surfaces will be graded and drained in
accordance with standards prescribed by the Public
Works Director.
A.4. Parking spaces and access lanes will be clearly
marked including the use of directional arrows when
necessary to guide internal movements.
B. Noted.
C. Parking and directional signs will be provided in
accordance with the Burbank Municipal Code or
when required by the Public Works Director.
D. Barriers will be provided as requested in Section
10-1-1417.
Consistent
ATTACHMENT 4-23
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
E. All open space areas designed for active or passive recreation purposes shall be physically separated from parking areas and driveways in a fashion necessary to protect the safety of all pedestrians.
F. Visibility of pedestrians, bicyclists, and motorists shall be ensured when entering individual parking spaces, when circulating within a parking facility, and when entering and exiting a parking facility.
G. Internal circulation patterns and the location and traffic direction of all access drives shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety. All vehicle movements involved in loading, parking, or turning around shall occur on-site.
H. All parking lots shall be maintained as follows:
1. All paved areas shall be maintained in the manner required to eliminate safety hazards, standing water, weeds, inefficient drainage patterns, and deterioration of sub-base materials.
Paved areas shall be impervious to water and shall be maintained in a sanitary condition free from refuse and debris.
2. All trees and landscape areas shall be maintained as per Section 10-1-1418:E.
3. All property owners shall perform such maintenance as required by the Community Development Director within 45 days following written notification of any pavement, landscaping, or irrigation maintenance deficiencies pursuant to this section and within seven days following written notification of unsanitary or unsafe conditions. [Formerly numbered Section 31-173; Renumbered by Ord. No. 3058, eff. 2/21/87; Amended by Ord. No. 3824, eff. 4/6/12; 3548; 2829.] E. All open space areas designed for active or passive
recreation purposes will be physically separated
from parking areas and driveways to protect the
safety of all pedestrians.
F. Visibility of pedestrians, bicyclists, and motorists will be ensured.
G. Internal circulation patterns and the location and
traffic direction of all access drives will be designed and maintained in accordance with accepted
principles of traffic engineering and traffic safety. All vehicle movements involved in loading, parking, or
turning around will occur on-site.
H. All parking lots will meet the maintenance
requirements.
Consistent
ATTACHMENT 4-24
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-1417.1 Setbacks and Walls
A. Parking areas, trash enclosures, and utility cabinets or equipment shall be fully screened from public view through the use of berming, landscape materials, walls, buildings, lowering the elevation of parking areas below street grade, or a combination thereof. All walls to be used for screening purposes shall be of solid masonry construction and ornamental in texture, pattern, or shadow relief and shall be used in conjunction with foreground landscaping.
B. Surface parking lots shall have four foot minimum front yard and street side yard landscaped setbacks. A three foot high masonry wall, or other such protective barrier as may be approved by the Community Development Director, shall be constructed along the street frontage of a parking lot, except at accessways, to insure against unchanneled motor vehicle ingress or egress. If a wall is used as a protective device, the required landscaping must be located between the wall and the street property line.
C. All walls and landscaping materials shall comply with the corner cutoff requirements in Section 10-1-1303.
A. All parking areas will be screened from view by
landscaping.
B. All surface parking areas have minimum 4 feet
landscaped setbacks. No surface parking lots are
next to the exterior streets.
C. All walls and landscaping materials meet with the
corner cutoff requirements.
Consistent
10-1-1417.2 Parking Lots Abuting and Adjacent to Residential Zones:
A. Where a parking lot abuts or is across the street from a residential zone, a front yard, or street side yard if on a corner, ten (10) feet shall be landscaped and continuously maintained to provide a buffer between the parking lot and adjacent residential properties.
B. Where a parking lot abuts property in a residential zone, a masonry wall six (6) feet above the grade of the parking lot shall be constructed along the common property line, provided, however, that if the residentially zoned property to which a parking lot abuts is also being lawfully used as a parking lot, this requirement shall not apply so long as such use continues.
C. Where a parking lot is across the street from a residential zone, a six (6) foot high masonry wall shall be constructed along the interior line of the front yard, or street side yard if on a corner, except at accessways to the parking lot. The wall may be omitted if landscaping sufficient to provide aesthetic screening of the parking area is provided as approved by the Community Development Director. [Added by Ord. No. 3548, eff. 9/2/00.] This requirement does not apply to the project. The
proposed off-street parking area does not abut nor is
across the street from a residential zone.
Consistent
ATTACHMENT 4-25
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-1418: Landscaping:
A. All interior areas not used for parking spaces or driving aisles in a parking lot shall be landscaped.
B. Landscaping and shading plans shall be prepared by a licensed landscape architect and shall be done to the satisfaction of the Director. The licensed landscape architect shall certify that the plans comply with the requirements of this Section as well as the provisions of AB 1881, the Model Water Efficient Landscaping Ordinance. The Director may prepare guidelines to assist applicants in drafting landscaping plans.
1. Minimum Landscape Areas. A minimum of ten percent of the open parking and driveway areas shall be landscaped, exclusive of required front and exposed side yard setbacks. a. All interior parking lot landscaping, exclusive of required front and exposed side yard setbacks, shall be located within a planter bounded by a concrete curb at least six inches high. No planter shall have a minimum dimension of less than six feet by six feet, or if no tree is located in the planter, four feet by four feet, excluding curbing. Each planter shall include a permanent automatic irrigation system appropriate for the type of landscaping installed. Each planting area shall be of adequate size for the landscaping provided.
A. All interior areas not used for parking spaces or
driving aisles in a parking lot are landscaped. See the Sheet L1 for the detail information.
B. Landscaping and shading plans are prepared by
licensed landscape architects. The plans comply with
Burbank's code requirements.
1. The project's parking spaces are distributed
throughout the site. There are no more than 3
parking spaces grouped together. In an effort to
conservatively calculate this requirement, the total
are of all drives, driveways, alleys and parking spaces total 65,295 square feet. As depicted on Sheet L-8,
there is a total of 20,046 square feet of common
landscape, resulting in 30.7% landscape.
a. All interior lot landscaping are bounded by a six-
inch tall curb.
Consistent
b. Trees, shrubs, and ground cover shall be provided at suitable intervals in order to break up the continuity of the parking area and shall be designed so as not to block the view of motorists and pedestrians. All shrubs and groundcover shall be a minimum five gallon size. c. Groundcover or shrubs may not exceed three feet in height above the parking lot surface. d. No one species shall comprise more than 75 percent of the planting within each of the following categories: trees, shrubs, and groundcover.
e. Not more than 25% of the plant or planter or landscaped area may be covered with non-plant surfaces such as gravel, landscaping rock, artificial turf or concrete. f. All landscaped areas shall be designed so that plant materials are protected from vehicle damage or encroachment.
b. Trees, shrubs, and ground cover are provided for
the project. Each surface parking area is no more
than 3 spaces, so no views will be blocked.
c. Groundcovers and shrubs will be limited to 3 feet
in height in the common landscape areas.
d. Different types of species, including trees, shrubs
and groundcover will be provided in the parking
areas. No one species is more than 75%. See Sheet
L6 for the detailed information.
e. As depicted on Sheets L-1 and L-2, the common
landscape area does not consist of gravel, rocks,
artificial turf or concrete.
f. All landscape areas are design so they are
protected from vehicle damage or encroachment.
Consistent
ATTACHMENT 4-26
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
C. Tree Shading Requirements
1. Trees shall be planted and maintained throughout the parking lot to ensure that, within 15 years after establishment of the parking lot, at least 50 percent of the parking lot will be shaded. a. The shade trees shall be a species that will provide a canopy-style effect. b. Shade trees shall be a minimum 36-inch box size at planting. If a minimum 36-inch box size is determined to be technologically infeasible or impractical, the 36-inch box size may be substituted with two, 24-inch box sized trees at the discretion of the Director.
2. Upon completion of the installation of the shade trees, a licensed landscape architect shall certify that the shading complies with all requirements of this section. Certification shall be accomplished in a manner to be determined by the Director.
3. Tree species appropriate for providing shade in parking lots shall be selected from “Street Trees Recommended for Southern California” as published by Street Tree Seminar, Inc. unless an applicant can demonstrate that it is technologically infeasible, impractical or inconsistent with the landscape design of the proposed parking lot to select such tree.
D. Tree Shading Calculation
1. Landscape and shading plans shall show the estimated tree canopies after 15 years of growth, the specific names, sizes and locations of trees to be planted, and the total area in square feet of the area shaded by tree canopies. In determining the area shaded, the following methodology shall be used:
a. Shading shall be calculated using the expected diameter of the tree canopy at 15 years. The Director may establish assumed expected canopy diameters. b. Shaded area on the pavement shall be measured assuming that the shaded area is only that area directly under the tree canopy or dripline. Diagram 10-1-1418(A) illustrates the manner in which shade is credited under various conditions.
c. The shading plans shall include a shade calculation table identifying the quantity and type of trees used and the percentage of shade credited to each. Diagram 10-1-1418 (B) illustrates the format of the shade calculation table.
d. Landscape planters under the canopy may be counted as shaded area, except in required setback areas.
The project provides 70% treee shade as shown on
the L-11 Tree Shading Exhibit.
ATTACHMENT 4-27
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
E. Maintenance
1. The maintenance obligations provided herein shall apply to all parking facilities, whether approved prior to or after the effective date of these requirements.
2. All trees and landscape areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
3. All plant materials shall be maintained free from physical damage or injury arising from lack of water, chemical damage, insects, and diseases.
4. Planting areas shall be kept free from weeds, debris, and undesirable materials which may be detrimental to safety, drainage, or appearance.
5. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning conducted as part of regular maintenance.
6. Trees may not be trimmed or pruned to reduce the natural height, canopy size, or overall crown of the tree, except as necessary for health of the tree and public safety. All tree care shall comply with the current appropriate International Society of Arboriculture and American National Standards Institute standards.
7. Any required tree or other plants that die or are improperly maintained shall be replaced with healthy specimens of similar species or size, provided that the replacement trees shall be a minimum of 36-inch box size and shall not be required to exceed 48-inch box size.
8. Removal and replacement of trees that have caused damage to City sidewalks or other City infrastructure shall be reviewed and approved by the appropriate City Department. [Formerly numbered Section 31-174; Amended by Ord. No. 3824, eff. 4/6/12; 3548; 3297, 3058, 2930, 2599, 2193.]
The project will meet the maintenance
requirements.
Consistent
ATTACHMENT 4-28
Objective Standards Consistency Analysis Consistency
Determination
ARTICLE 24. RANCHO MASTER PLAN ZONES
DIVISION 6. COMMERCIAL RECREATION (CR) ZONE
Attachment C - Objective Standard Consistency Analysis
10-1-1602: Curb Cuts
No vehicular access way shall be located nearer than 30 feet to the ultimate curb lines of an intersecting street, nor be provided with a curb cut of more than 18 feet in residential zones and 30 feet in other zones. The Public Works Director may permit a curb cut of not more than 38 feet in nonresidential zones if the adjacent parking area is provided with an internal circulation pattern requiring two (2)-way vehicular movement in the driveway. Curb cuts on the same lot shall be separated by at least 20 feet of uncut curb. In residential zones, each lot is limited to one curb cut for each 100 feet of street frontage along any one street except that lots with less than 100 feet of street frontage may provide one curb cut. Minor deviations from the foregoing standards may be authorized by the Public Works Director to accommodate the safe ingress and egress of vehicles.
No vehicular access ways are located nearer than 30'
to the ultimate curb lines of an intersecting street.
Consistent
10-1-1603: Driveway Width
Every driveway shall be at least 10 feet wide, and a maximum as approved by the Director. Each driveway is 16' wide.
Consistent
10-1-1604: Driveway Slopes
The slope of a driveway or driveway ramp shall not exceed a grade of 20 percent. A grade transition shall be provided at each end of a driveway or driveway ramp in accordance with standards prescribed by the Public Works Director.
The slope of the driveway is less than 20%.
Consistent
10-1-1606: Turn Around Areas
A 24 foot turning radius shall be provided for access to driveways and right-angle parking stalls. A 24'-minimum turning radius is provided project wide.
Consistent
ATTACHMENT 4-29
Objective Standards Consistency Analysis Consistency
Determination
10-1-640: Development Standards Modified as Incentive or Concession
1. A reduction of site Development Standards or a modification of zoning code requirements or architectural design requirements which exceed the minimum building standards provided in Part
2.5 (commencing with Section 18901. of Division 13 of the California Health and Safety Code and which result in identifiable, financially sufficient, and actual cost reductions, including, but not limited to:
a. Reduced minimum lot sizes and/or dimensions.
b. Reduced minimum lot setbacks.
c. Reduced minimum outdoor and/or private outdoor living area. d. Increased maximum lot coverage.
e. Increased maximum building height and/or stories.
f. Reduced minimum building separation requirements.
b. Pursuant to Section 10-1-635 of the Burbank
Municipal Code, the project is eligible to receive a
concession since it reserves at least 10 percent of
the units to Low-Income Earners. The project is
requesting front yard setback reduction from 25
feet to 13 feet along Main Street due to a required
dedication to the City of Burbank for street
improvements along Main Street.
Consistent
10-1-646: Inclusionary Unit Requirement
A. Calculation
At least 15 percent of all newly constructed dwelling units in Residential Developments shall be developed, offered to and sold or rented to Very Low, Low and Moderate Income Households, at an Affordable Rent or Affordable Ownership Housing Cost, as follows:
1. For-sale projects - All Inclusionary Units 15 percent of the total Residential Development) shall be sold to Low and/or Moderate Income Households.
2. Rental projects - A minimum of five percent of units in the total Residential Development shall be Very Low Income; the remaining ten percent of the units shall be Low Income.
In calculating the required number of Inclusionary Units, any decimal fraction shall be rounded up to the nearest whole number. Any additional units authorized as a density bonus under Section 10- 1-635 of the Burbank Municipal Code will not be counted in determining the required number of Inclusionary Units.
The Project will dedicate a minimum of 10 percent
of the total number of for-sale units affordable to
households making at or below 80 percent of the
AMI (Low Income). Section 10-1-646, Paragraph C
allows for credits for units sold to low-income
residents (80 percent of the AMI) at a rate of two
(2) units for every one (1) unit provided. Currently,
the Applicant will reserve 10 units for low-income
residents (80 percent of the AMI), resulting in a
total of 10.2 percent of the total units being
affordable. This would result in a total credit of 20
affordable units, exceeding the 15 percent
inclusionary housing requirement identified in
Section 10-1-646 of the Burbank Municipal Code.
Consistent
Attachment C - Objective Standard Consistency Analysis
ARTICLE 6. RESIDENTIAL USES AND STANDARDS
DIVISION 5. AFFORDABLE HOUSING INCENTIVES
ATTACHMENT 4-30
Objective Standards Consistency Analysis Consistency
Determination
Attachment C - Objective Standard Consistency Analysis
ARTICLE 6. RESIDENTIAL USES AND STANDARDS
DIVISION 5. AFFORDABLE HOUSING INCENTIVES
10-1-651: Standards for Inclusionary Units
A. DESIGN.
Except as otherwise provided in this Division, Inclusionary Units must be dispersed throughout a Residential Development and be comparable in construction quality and exterior design to the Market-rate Units. Inclusionary Units may be smaller in aggregate size and have different interior finishes and features than Market-rate Units so long as the interior features are durable, of good quality and consistent with contemporary standards for new housing. The number of bedrooms must at a minimum be the same as those in the Market-rate Units and at the same percentage.
Inclusionary units will be constructed in the same
manner as the proposed units. All units will be
designed to be a cohesive and uniform community.
The units designated as affordable will be as close
as possible to the mix for the market-rate units.
Consistent
B. TIMING.
All Inclusionary Units must be constructed and occupied concurrently with or prior to the construction and occupancy of Market-rate Units. In phased developments, Inclusionary Units must be constructed and occupied in proportion to the number of units in each phase of the Residential Development.
Both the market rate units and affordable units will
be occupied in phases in a similar mix as that of the
overall project.
Consistent
C. DURATION OF AFFORDABILITY REQUIREMENT.
Inclusionary Units shall be reserved for Very Low, Low and Moderate Income Households at the ratios established pursuant to Section 10-1-646, and shall be provided at the applicable Affordable Rent or Affordable Ownership Housing Cost.
1. An Inclusionary Unit that is for rent shall remain reserved for the target income level group at the applicable Affordable Rent in perpetuity for as long as the land is used for housing, which shall be less than 55 years.
2. An Inclusionary Unit that is for sale shall remain reserved for the target income level group at the applicable Affordable Ownership Housing Cost in perpetuity for as long as the land is used for housing, which shall be not less than 55 years, subject to the City provisions for earlier termination set forth in the Inclusionary Housing Agreement. Purchasers of affordable units must remain as owner-occupants, and may not rent out the unit.
The project includes a total of 10 units that will be
sold to Low-Income earners (80 percent Area
Median Income) or lower and will be affordable for
a period of no less than 55 years.
Consistent
ATTACHMENT 4-31
Objective Standards Consistency Analysis Consistency
Determination
10-1-630: Additional Requirements for the Rancho Area
B. Architecture Design
Architectural design and style for all structures must be oriented towards early California Rancho imagery, including but not limited to the following:
1. Strong horizontal elements such as long roof lines and verandas
2. Wide eave overhangs
3. Adobe or vertical board-and-batten wall surfaces
4. Deeply inset window and door openings
5. Heavy timber elements, such as post and beam support for porches or verandas
6. Multi-paned windows
7. Utilization of the following materials or similar materials approved by the Community Development Director:
a. Exterior woods, including rough cut timber and large section timber b. Slump
c. Block or other adobe-like masonry
d. Clay roof tile
The project includes the following
architectural elements:
•Strong horizontal element (long roof line)
•Adobe (stucco) wall surface
•Door recess alcoves behind archways.
•Recessed windows
•Faux wood corbels
•Mul8-paned windows
•Concrete ‘S’ 8les
Consistent
C. Vegetation
Landscaping must include the following types of trees and vegetation, or similar species complementary to the existing Rancho environment that are approved by the Community Development Director:
1. California pepper
2. Olive
3. Live oak
4. California holly
5. Eucalyptus
6. Cactus and succulents
The City required landscape palettes will
be used in combination with a fully
developed landscape architect's concept
plan. The Project will comply with all
applicable
landscaping requirements.
Consistent
Attachment C - Objective Standard Consistency Analysis
ARTICLE 6. RESIDENTIAL USES AND STANDARDS
DIVISION 4. MULTIPLE FAMILY RESIDENTIAL ZONE (R-3)
ATTACHMENT 4-32
Objective Standards Consistency Analysis Consistency
Determination
11-1-1009: Right of Way, Roadway, Parkway and Median Widths Each street shall have right of way, roadway, parkway and median widths conforming to the following (numbers indicate width in feet):
Collector: 64' min., (Right-of-Way); 40' min., (Roadway), 12' min., (Parkway) Streets shall conform to the above standards (Std.) unless the approving body determines that the widths specified as standard are not practical. Where no standard width is specified but a minimum width is indicated, the approving body may require a width in excess of the minimum. Such widths shall not be reduced below the minimums (Min.) specified except that in hillside or mountainous areas the above widths may be reduced below the minimums specified where evidence satisfactory to the approving body shows that such widths are impractical.
Per the City's Mobility Element, both Main Street
and Riverside Drive are classified as Collector
Streets. Main Street adjacent to the project site
currently has a right of way of 70 feet with 40 feet
for traffic lanes and 10 feet of parkway on the
project side of the street. Riverside Drive has an
existing right of way of 100 feet with 68 feet for
traffic lanes and 15 feet of parkway/sidewalk
adjacent to the project site. Part of the project
includes the right-of-way dedication on Main Street
of 5 feet, increasing the width of the parkway from
10 feet to 15 feet. In addition, 8 feet of additional
right of-way is being provided to lengthen the
existing 75-foot southbound right turn pocket by
approximately 40 feet.
Consistent
11-1-1101: Lot Area, Width and Depth
Each residential lot shall have a minimum width, depth and area to comply with the requirements specified in Article 6 of Title 10 of this code for the zone in which the lot is located unless a variance is granted pursuant to the provisions of Title 10, Article 19, Division 3 of this code. Lots in commercial and industrial zones shall have a minimum average width of forty feet (40') and a minimum area of four thousand eight hundred (4,800) square feet.
The project site has 220,041 square feet, which is
more than the 4,800-square foot minimum. The lot
width is approximately 210 feet, which is more than
40-foot minimum.
Consistent
11-1-1102: Lot Frontage
Each lot shall front on a dedicated street. In no case shall a lot intended for residential use have a frontage of less than twenty feet (20'), except that in hillside areas the approving body may in the exercise of sound discretion approve narrower frontage if necessitated by the terrain. Where lots adjoin arterial or collector streets, they shall front on such streets; and where they adjoin local streets, they shall front on the streets which parallel the long dimension of the block. Key lots and double frontage lots are not permitted if they can be avoided Parcel 1 has a minimum lot frontage of 281.71 feet
and Parcel 2 has a minimum lot frontage of 586.99
feet, which is more than the 20-foot minimum.
Consistent
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
ARTICLE 11. LOT DESIGN
ATTACHMENT 4-33
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
Development Standards Consistency Analysis Consistency
Determination
11-1-1302: Limitation on Applicability of Article:
The provisions of this article shall be applicable only to subdivisions for which tentative maps were applied for and accepted for processing prior to November 1, 1986. [Added by Ord. No. 3045; formerly numbered Section 27-133.1; renumbered by Ord. No. 3058, eff. 2/21/87.]
The requirement does not apply since the project
inclu
des a map after November 1, 1986.
11-1-1306: Amount of Land for Park Dedication:
Density Formula
Net Density Per Dwelling Unit % of Gross Area Required When Park Land is Dedicated 10 to 19 dwelling units per acre - 5.79%
The requirement does not apply pursuant to 11-1-
1302 since the project includes a map after
November 1, 1986.
Consistent
Development Standards Cons
istency Analysis Consistency
Determination
11-1-1402: Subdividers Must Offer School Site:
Every subdivider and his successors who, within three (3) years or less, develop or complete the development of one or more subdivisions comprised of a single parcel or contiguous parcels having more than four hundred (400) dwelling units within the Burbank Unified School District shall dedicate to the school district such lands as the Council shall deem to be necessary for the purpose of constructing thereon schools necessary to assure the residents of the subdivision adequate elementary school service.
The project consists of 96 units on a 5.05-acre site
and is less than the threshold for school site
dedication.
Consistent
ARTICLE 13. DEDICATION OF PARK AND RECREATION FACILITIES ARTICLE 14. DEDICATION OF SCHOOL SITES
ATTACHMENT 4-34
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
Development Standards Consistency Analysis Consistency
Determination
11-1-1509: Drainage Improvements
The subdivider shall provide such drainage facilities as are considered necessary by the approving body for the drainage requirements of the subdivision. Such facilities shall be constructed in accordance with standards and specifications approved by the Public Works Director.
Drainage facilities are provided for the project. The
facilities will be constructed in accordance with
standards and specifications approved by the PW
Director.
Consistent
11-1-1512: Sanitary Sewers
The subdivider shall install sanitary sewers to serve each lot in the subdivision and all off site sewers required to carry the sewage to the nearest public sewer. Such sewers shall be designed and constructed in accordance with City specifications and Title 8, Chapter 1 of this code.
Sanitary Sewers are provided for the project.
Consistent
11-1-1513: Sidewalks
The subdivider shall construct Portland cement concrete sidewalks on both sides of all streets in the subdivision. The sidewalks shall be at least five feet (5') wide and three and one-half inches (3 1/2") thick, and otherwise constructed in accordance with City specifications. Sidewalks on one side of a street may be deleted where the approving body determines that they are not needed.
Sidewalks are provided for the project and will be
constructed in accordance with City specifications.
All sidewalks will have a minimum width of 5 feet as
depicted on Sheet 2 of VTTM No. 83627.
Consistent
11-1-1514: Street Lighting System
The subdivider shall provide a continuous street lighting system on ornamental standards throughout the subdivision. The plans and specifications for such system shall be submitted to the General Manager of the Public Service Department for approval before the parcel or final map is submitted for certification. The installation of the system shall be subject to inspection by the Public Service Department.
Light standards are provided on the streets. See
Schematic Lighting Plan, Sheet L-7.
Consistent
11-1-1515: Underground Utilities
Utility lines which serve the subdivision, including, but not limited to, electric, communications, street lighting and cable television, shall be placed underground. The subdivider shall make the necessary arrangements for the installation of such facilities in accordance with the requirements of each such utility and subject to its inspection and approval. Appurtenances and associated equipment such as, but not limited to, surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, and concealed ducts in an underground system may be placed aboveground if acceptable to the utility concerned.
The overhead utilities within the abutting ROW will
be undergrounded. A note is added on the VTTM.
Consistent
ARTICLE 15. IMPROVEMENTS
ATTACHMENT 4-35
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
11-1-1516: Water System and Fire Hydrants
The subdivider shall install a water system and fire hydrants in the subdivision and shall pay to the Public Service Department such amount as is required, in the judgment of its General Manager, to conform off tract water facilities to the requirements of the subdivision. The design of the water distribution system and fire hydrants for the subdivision and of all off site water facilities shall conform to the requirements of the General Manager, and installation of the water system and fire hydrants shall comply with all applicable statutes, ordinances, rules and regulations. Unless the water system and fire hydrants have been constructed and accepted, the agreement and the improvement security required by Section 11-1-604 of this chapter shall provide therefor.
Water system and fire hydrants are provided for
the project.
Consistent
11-1-1517: Street Trees and Plants
The subdivider shall plant and install trees in the parkways of the subdivision. If the subdivision contains service road islands, street trees and plants shall be installed in the islands. The type or species and location of the trees and plants shall be subject to the approval of the Park, Recreation and Community Services Director. When a service road island is provided, the subdivider shall install a stub-out water line consisting of a minimum two inch (2") feeder pipe to, and centrally located within, the island.
Street trees are provided as part of the project. See
Schematic Planting Plan, Sheet L-6.
Consistent
ATTACHMENT 4-36
Objective Standards Consistency Analysis Consistency
Determination
11-1-1009: Right of Way, Roadway, Parkway and Median Widths Each street shall have right of way, roadway, parkway and median widths conforming to the following (numbers indicate width in feet):
Collector: 64' min., (Right-of-Way); 40' min., (Roadway), 12' min., (Parkway) Streets shall conform to the above standards (Std.) unless the approving body determines that the widths specified as standard are not practical. Where no standard width is specified but a minimum width is indicated, the approving body may require a width in excess of the minimum. Such widths shall not be reduced below the minimums (Min.) specified except that in hillside or mountainous areas the above widths may be reduced below the minimums specified where evidence satisfactory to the approving body shows that such widths are impractical.
Per the City's Mobility Element, both Main Street
and Riverside Drive are classified as Collector
Streets. Main Street adjacent to the project site
currently has a right of way of 70 feet with 40 feet
for traffic lanes and 10 feet of parkway on the
project side of the street. Riverside Drive has an
existing right of way of 100 feet with 68 feet for
traffic lanes and 15 feet of parkway/sidewalk
adjacent to the project site. Part of the project
includes the right-of-way dedication on Main Street
of 5 feet, increasing the width of the parkway from
10 feet to 15 feet. In addition, 8 feet of additional
right of-way is being provided to lengthen the
existing 75-foot southbound right turn pocket by
approximately 40 feet.
Consistent
11-1-1101: Lot Area, Width and Depth
Each residential lot shall have a minimum width, depth and area to comply with the requirements specified in Article 6 of Title 10 of this code for the zone in which the lot is located unless a variance is granted pursuant to the provisions of Title 10, Article 19, Division 3 of this code. Lots in commercial and industrial zones shall have a minimum average width of forty feet (40') and a minimum area of four thousand eight hundred (4,800) square feet.
The project site has 220,041 square feet, which is
more than the 4,800-square foot minimum. The lot
width is approximately 210 feet, which is more than
40-foot minimum.
Consistent
11-1-1102: Lot Frontage
Each lot shall front on a dedicated street. In no case shall a lot intended for residential use have a frontage of less than twenty feet (20'), except that in hillside areas the approving body may in the exercise of sound discretion approve narrower frontage if necessitated by the terrain. Where lots adjoin arterial or collector streets, they shall front on such streets; and where they adjoin local streets, they shall front on the streets which parallel the long dimension of the block. Key lots and double frontage lots are not permitted if they can be avoided Parcel 1 has a minimum lot frontage of 281.71 feet
and Parcel 2 has a minimum lot frontage of 586.99
feet, which is more than the 20-foot minimum.
Consistent
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
ARTICLE 11. LOT DESIGN
ATTACHMENT 4-37
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
Development Standards Consistency Analysis Consistency
Determination
11-1-1302: Limitation on Applicability of Article:
The provisions of this article shall be applicable only to subdivisions for which tentative maps were applied for and accepted for processing prior to November 1, 1986. [Added by Ord. No. 3045; formerly numbered Section 27-133.1; renumbered by Ord. No. 3058, eff. 2/21/87.]
The requirement does not apply since the project
inc
ludes a map after November 1, 1986.
11-1-1306: Amount of Land for Park Dedication:
Density Formula
Net Density Per Dwelling Unit % of Gross Area Required When Park Land is Dedicated 10 to 19 dwelling units per acre - 5.79%
The requirement does not apply pursuant to 11-1-
1302 since the project includes a map after
November 1, 1986.
Consistent
Development Standards Con
sistency Analysis Consistency
Determination
11-1-1402: Subdividers Must Offer School Site:
Every subdivider and his successors who, within three (3) years or less, develop or complete the development of one or more subdivisions comprised of a single parcel or contiguous parcels having more than four hundred (400) dwelling units within the Burbank Unified School District shall dedicate to the school district such lands as the Council shall deem to be necessary for the purpose of constructing thereon schools necessary to assure the residents of the subdivision adequate elementary school service.
The project consists of 96 units on a 5.05-acre site
and is less than the threshold for school site
dedication.
Consistent
ARTICLE 13. DEDICATION OF PARK AND RECREATION FACILITIES ARTICLE 14. DEDICATION OF SCHOOL SITES
ATTACHMENT 4-38
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
Development Standards Consistency Analysis Consistency
Determination
11-1-1509: Drainage Improvements
The subdivider shall provide such drainage facilities as are considered necessary by the approving body for the drainage requirements of the subdivision. Such facilities shall be constructed in accordance with standards and specifications approved by the Public Works Director.
Drainage facilities are provided for the project. The
facilities will be constructed in accordance with
standards and specifications approved by the PW
Director.
Consistent
11-1-1512: Sanitary Sewers
The subdivider shall install sanitary sewers to serve each lot in the subdivision and all off site sewers required to carry the sewage to the nearest public sewer. Such sewers shall be designed and constructed in accordance with City specifications and Title 8, Chapter 1 of this code.
Sanitary Sewers are provided for the project.
Consistent
11-1-1513: Sidewalks
The subdivider shall construct Portland cement concrete sidewalks on both sides of all streets in the subdivision. The sidewalks shall be at least five feet (5') wide and three and one-half inches (3 1/2") thick, and otherwise constructed in accordance with City specifications. Sidewalks on one side of a street may be deleted where the approving body determines that they are not needed.
Sidewalks are provided for the project and will be
constructed in accordance with City specifications.
All sidewalks will have a minimum width of 5 feet as
depicted on Sheet 2 of VTTM No. 83627.
Consistent
11-1-1514: Street Lighting System
The subdivider shall provide a continuous street lighting system on ornamental standards throughout the subdivision. The plans and specifications for such system shall be submitted to the General Manager of the Public Service Department for approval before the parcel or final map is submitted for certification. The installation of the system shall be subject to inspection by the Public Service Department.
Light standards are provided on the streets. See
Schematic Lighting Plan, Sheet L-7.
Consistent
11-1-1515: Underground Utilities
Utility lines which serve the subdivision, including, but not limited to, electric, communications, street lighting and cable television, shall be placed underground. The subdivider shall make the necessary arrangements for the installation of such facilities in accordance with the requirements of each such utility and subject to its inspection and approval. Appurtenances and associated equipment such as, but not limited to, surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, and concealed ducts in an underground system may be placed aboveground if acceptable to the utility concerned.
The overhead utilities within the abutting ROW will
be undergrounded. A note is added on the VTTM.
Consistent
ARTICLE 15. IMPROVEMENTS
ATTACHMENT 4-39
Attachment C - Objective Standard Consistency Analysis
TITLE 11 SUBDIVISION REGULATIONS
11-1-1516: Water System and Fire Hydrants
The subdivider shall install a water system and fire hydrants in the subdivision and shall pay to the Public Service Department such amount as is required, in the judgment of its General Manager, to conform off tract water facilities to the requirements of the subdivision. The design of the water distribution system and fire hydrants for the subdivision and of all off site water facilities shall conform to the requirements of the General Manager, and installation of the water system and fire hydrants shall comply with all applicable statutes, ordinances, rules and regulations. Unless the water system and fire hydrants have been constructed and accepted, the agreement and the improvement security required by Section 11-1-604 of this chapter shall provide therefor.
Water system and fire hydrants are provided for
the project.
Consistent
11-1-1517: Street Trees and Plants
The subdivider shall plant and install trees in the parkways of the subdivision. If the subdivision contains service road islands, street trees and plants shall be installed in the islands. The type or species and location of the trees and plants shall be subject to the approval of the Park, Recreation and Community Services Director. When a service road island is provided, the subdivider shall install a stub-out water line consisting of a minimum two inch (2") feeder pipe to, and centrally located within, the island.
Street trees are provided as part of the project. See
Schematic Planting Plan, Sheet L-6.
Consistent
ATTACHMENT 4-40
JUNE 2021
NTS
Attachment D - Critical Habitat for Threatened & Endangered Species Map 6/11/2021 Critical Habitat for Threatened & Endangered Species [USFWS] https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe09893cf75b8dbfb77 1/1 About Content Legend
Legend
Final Linear Features
Final Polygon Features
Proposed Linear Features
Proposed Polygon Features
+
−
Details Basemap Share Print Measure Bookm
Critical Habitat for Threatened & Endangered Species [USFWS]Home
PROJECT SITE
ATTACHMENT 4-41
JUNE 2021
NTS
Attachment E - Very High Fire Hazard Severity Zones
Burbank
Very High Fire Hazard Severity Zones in LRA
As Recommended by CAL FIRE
Fire Hazard Severity Zones
Local Responsibility Area State or Federal Responsibility Areas
VHFHSZ VHFHSZ
Non-VHFHSZ Non-VHFHSZ
City Boundary
Parcels
County Boundary
Government Code 51175-89 directs the California Department of Forestry and Fire Protection (CAL FIRE) to identify areas of very high fire hazard severity zones within Local Responsibility Areas (LRA). Mapping of the areas, referred to as Very High Fire Hazard Severity Zones (VHFHSZ), is based on data and models of, potential fuels over a 30-50 year time horizon and their associated expected fire behavior, and expected burn probabilities to quantify the likelihood and nature of vegetation fire exposure (including firebrands) to buildings. Details on the project and specific modeling methodology can be found at http://frap.cdf.ca.gov/projects/hazard/methods.htm . Local Responsibility Area VHFHSZ maps were initially developed in the mid-1990s and are now being updated based on improved science, ©mapping techniques, and data. 0 2In late 2005 to be effective in 2008, the California Building Commission adopted California Building Code Chapter 7A This map was developed using data products such as parcel and city boundaries provided by Miles requiring new buildings in VH FHSZs to use ignition resistant construction methods and materials. These new codes local government agencies. In certain cases, this includes copyrighted geographic information. include provisions to improve the ignition resistance of buildings, especially from firebrands. The updated very high fire 0 3hazard severity zones will be used by building officials for new building permits in LRA. The updated zones will also be The maps are for display purposes only - questions and requests related to parcel or city used to identify property whose owners must comply with natural hazards disclosure requirements at time of property Kilometers sale and 100 foot defensible space clearance. It is likely that the fire hazard severity zones will be used for updates to boundary data should be directed to the appropriate local government entity. the safety element of general plans.
This specific map is based on a geographic information system dataset that depicts final CAL FIRE recommendations for Very High FHSZs within the local jurisdiction. The process of finalizing these boundaries involved an extensive local California Teale Albers, NAD 1983 review process, the details of which are available at http://frap.cdf.ca.gov/projects/hazard/btnet / (click on "Continue Scale 1: 15,000 as guest without logging in"). Local government has 120 days to designate, by ordinance, very high fire hazard severity zones within its jurisdiction after receiving the recommendation. Local government can add additional VHFHSZs.
There is no requirement for local government to report their final action to CAL FIRE when the recommended zones are at 36" x 36"
adopted. Consequently, users are directed to the appropriate local entity (county, city, fire department, or Fire September 2011 Protection District) to determine the status of the local fire hazard severity zone ordinance.
The State of California and the Department of Forestry and Fire Protection make no representations Jerry Brown, Governor, S
MAP ID: Burbank
or warranties regarding the accuracy of data or maps. Neither the State nor the Department shall be tate of California liable under any circumstances for any direct, special, incidental, or consequential damages with John Laird, Secretary for Resources, DATA SOURCES respect to any claim by any user or third party on account of, or arising from, the use of data or maps. The Natural Resources Agency CAL FIRE Fire Hazard Severity Zones (FHSZL06_1) Ken Pimlott, Director, CAL FIRE Very High Fire Hazard Severity Zones in LRA - Los Angeles (c19fhszl06_5) Obtain FRAP maps, data, metadata and publications on the Internet at http://frap.cdf.ca.gov Department of Forestry and Fire Protection For more information, contact CAL FIRE-FRAP, PO Box 944246, Sacramento, CA 94244-2460, (916) 327-3939.
Project Site
ATTACHMENT 4-42
JUNE 2021
NTS
Pickwick
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Wetlands
Estuarine and Marine Deepwater
Estuarine and Marine Wetland
Freshwater Emergent Wetland
Freshwater Forested/Shrub Wetland
Freshwater Pond
Lake
Other
Riverine
June 1, 2021
0 0.25 0.50.125 mi
0 0.4 0.80.2 km
1:14,567
This page was produced by the NWI mapper
National Wetlands Inventory (NWI)
This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site.
Attachment F - United States Fish and Wildlife Service Wetlands Mapper
PROJECT SITE
ATTACHMENT 4-43
Attachment G1 - EnviroStor Database Map JUNE 2021
NTS
6/11/2021 EnviroStor Database
https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=Sacramento&tour=True 1/1 100 m Map data ©2021
ENVIROSTOR
Sites and Facilities
Cleanup Sites
Federal Superfund
State Response
Voluntary Cleanup
School Cleanup
Evaluation
School Investigation
Military Evaluation
Tiered Permit
Corrective Action
Field Points
STATUS
All Statuses
Permitted Sites
Operating
Post-Closure
Non-Operating
Other Sites
GIS Layers
Tools
TAKE A TOUR SHARE THIS MAP
SITES CURRENTLY VISIBLE ON MAP 3 SITES LISTED EXPORT THIS LIST TO EXCEL
PROJECT NAME STATUS PROJECT TYPE ADDRESS CITY
ALL METALS PROCESSING CO., INC. REFER: OTHER AGENCY TIERED PERMIT 264 W. SPAZIER AVENUE BURBANK
GRIFFITH PARK EXP LAB INACTIVE - NEEDS EVALUATION MILITARY EVALUATION LOS ANGELES
GRIFFITH PARK PHOTO CENTER INACTIVE - NEEDS EVALUATION MILITARY EVALUATION LOS ANGELES 1001 West Riverside Drive, Burbank, CA, USA Map Address
PROJECT SITE
ATTACHMENT 4-44
Attachment G2 - Geotracker Database Map JUNE 2021
NTS
PROJECT SITE
ATTACHMENT 4-45
Attachment H - FEMA’s National Flood Hazard Map JUNE 2021 NTS
PROJECT SITE
ATTACHMENT 4-46
JUNE 2021
NTS
/0/1 /2/1 /3/4/3/2 /5 /6 /7 /8/9□/11 /12 /9/13/14 /13/9/15 □/16 /6 /17 □/18 /19□/20 /6 /8/13/19/18 /21/22 /13/6 /23/9 /9 /17/24/25 /1 /1 /26 /6/17/24/27 /12/18/22/24/28/21 /14/6/9 /13 /18/22/27 /12/6/27 /29/18/14/1 /12/29/24/1 /19 /6/26 /1 /6/17/17/1 /2 /1/2 /30 /31/32/33/34/35□/31 /37□/38 /31 /39 □/40 /33/41/42 /43/42 /39 /44□/45 /32 /46/42 /47 /32 □/31 /37□/38 /47 /33 /48 □/49 /47 /33 /47/41/42 /50 /42 /33 /34/44□/51 /39 /46 /52/44□/53 /51 /54 /51 /44□/55 /47 /46 /50 /52/33 /44□/56/57 /30 /54 /51 /49 /51 /57 /58 □/59 /44□/60 /61 /55 /61 /44□/49 /62 /63/63/64/65 /66/66/64□ /66/67/65 /68/63/69□ /70 /42/41/46 /42/42/39 /71
/72 /73 /74/75/76/77 /78 /79 /75/73 □/81 /82 /77 /74/77 /83 /75/84 /73 /74□/85 /86 /78 /87 /82 /88 /89/2/4/4/2□ /90 □ /91 /13 /14/28/21 /24/13 /92/28□ /93 /21 /94 □ /95 /7/21 /96/6/22/97/94 □ /20/98 /61 /99 /31 /100 □/39 /42 /47 /46/101 /99 □/46/42 /39 /32 /43/34/39 □/37/31 /46 □ /102
Attachment G - Fault Activity Map, California Geological Society Project Site
ATTACHMENT 4-47
Attachment J
087751\12702034v1
CONFIDENTIAL -- SUBJECT TO ATTORNEY-CLIENT PRIVILEGE
1 MEMORANDUM
Teresa Grimes | Historic Preservation
[email protected]
323-868-2391
Date: May 10, 2020
For:
Scott B. Birkey, Esquire
Cox Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, CA 94111
Subject: 921-1001 W. Riverside Drive and 1105 S. Main Street, Burbank ______________________________________________________________________________
This memorandum was prepared in response to your request for information regarding the property at 921 W. Riverside Drive in the City of B urbank. According to the Los Angeles County Office of the Assessor, the property is comprised o f one parcel, 2443-001-018 and 019, and is occupied by buildings constructed in 1958, 1961, 19 64, and 1987. The property was historically known as the Pickwick Recreation Center and is now called Pickwick Gardens.
The property is not included in the Built Environment Resources Directory (BERD), which is an inventory that includes properties listed as National Historic Landmarks, listed and determined eligible for listing in the National Register of Hi storic Places, listed and determined eligible for listing in the California Register of Historical Resources, California Historical Landmarks, California Points of Historical Interest, and properties that have been identified and evaluated in historic resource surveys (but only those that have been submitted to the State Office of Historic Preservation). The BERD replaces the former Historic Properties Directory (HPD) that previously provided evaluation status information for properties processed through State Office of Historic Preservation. Therefore, the property at 921 W. Riverside Drive is not listed under national and state landmark or historic district programs including the National Register of Historic Places or California Register of Historical Resources.
The City of Burbank has a Historic Preservation Ordinance, which was adopted by the City Council and the Heritage Commission in 1994, a Historic Pre servation Plan adopted in 1999, and a Historic Context Statement prepared in 2009. The pr operty at 921 W. Riverside Drive is not mentioned in any of those documents. In 2014, a historic resource survey was conducted of signs. The Pickwick Bowl sign was identified and ev aluated as eligible for listing under the local ordinance; however, it is not formally listed on the local historic register. Thus, neither the property as a whole nor any of the buildings or features thereon are listed as listed on the local historic register.
A list of registered historic properties in Burbank is attached for your information. The property is not included on this list.
ATTACHMENT 4-48
Attachment J
087751\12702034v1
CONFIDENTIAL -- SUBJECT TO ATTORNEY-CLIENT PRIVILEGE
2 HISTORIC PROPERTIES IN BURBANK
National Register of Historic Places
U.S. Post Office, 125 E. Olive Avenue
Burbank City Hall, 275 E. Olive Avenue
California Register of Historic Places
Bellarmine Jefferson High School, 465 E. Olive Avenue
California Point of Historic Interest
Bob’s Big Boy, 4211 Riverside Drive
Burbank Historic Resources
The Rock House, 902 E. Olive Avenue
834 E. Magnolia Boulevard
923 E. Magnolia Boulevard
901 Sherlock Drive
910 Sherlock Drive
The Mentzer House, 1015 W. Olive Avenue
922 N. Bel Aire Drive
1258 E. Elmwood Avenue
837 E. Olive Avenue
ATTACHMENT 4-49