ATTACHMENT 1
1 RESOLUTION NO. ______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURBANK CONFIRMING THE COMMUNITY DEVELOPMENT DIRECTOR’S
DETERMINATION THAT PROJECT NO. 21-0003649, LOCATED AT 2814 W. EMPIRE AVENUE IS CONSISTENT WITH ALL APPLICABLE
OBJECTIVE GENERAL PLAN, ZONING, AND DESIGN REVIEW
STANDARDS AND APPROVING THE PROJECT’S STREAMLINED
MINISTERIAL DESIGN REVIEW.
THE CITY COUNCIL OF THE CITY OF BURBANK FINDS:
A. Based upon the First Half Reporting Period of the 5th planning cycle (2014 – 2021), the City is subject to S enate Bill (SB) 35, Streamlined Ministerial Review and Approval Process.
B. On June 29, 2021, ABS Properties, Inc. (“Applicant”) submitted a Notice of Intent to submit a SB 35 A pplication for Streamlined Ministerial Design R eview for a housing development project located at 2814 W. Empire Avenue (the “Project”).
C. On July 28, 2021, the Planning Division requested Tribal Consultation as required by AB 168.
D. On January 6, 2022, the City notified the Applicant that the Project submitted at 2814 W. Empire Avenue was eligible for SB 35 Streamline Ministerial Approval Processing.
E. On January 13, 202 2, the City and the Fernandeño Tataviam Band of Mission Indians completed the Enforceable Agreement for monitoring of the Project site;
F. On January 28, 2022, the City and the Gabrieleño Band of Mission Indians- Kizh Nation completed the Enforceable Agreement for monitoring of the Project site.
G. On April 25, 2022, the Applicant submitted an SB 35 application for 148-unit seven-story multi-family residential development for Streamline Ministerial Design Review and Approval Process.
H. The City Council of the City of Burbank held a duly noticed public hearing on November 1, 2022, to consider the Community Director’s Determinati on that the Project is consistent with all applicable Objective General Plan, Zoning, and Design Review Standards, as well as to conduct Streamline Ministerial Review pursuant to Burbank Municipal Code Title 10, Chapter 1 (Zoning), Article 19, Division 12 (Streamlined Ministerial Approval Process).
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2 I. The Project is statutorily exempt from environmental review under Government Code Section 65913.4(d)(2) and the California Environmental Quality Act (“CEQA”) per CEQA Guidelines Section 15268.
J. The City Council considered the report and recommendations of the Community Development Director and the evidence presented at such hearing; and
K. The City Council considered the testimony and evidence from the Project Applicant, and the public presented at such hearing.
THE CITY COUNCIL OF THE CITY OF BURBANK RESOLVES:
1. The Community Development Director’s Determination that Project No. 21- 0003649, a proposal for 148 -unit seven- story multifamily residential development, is consistent with all Objective General Plan, Zoning, and Design Review Standards and California Government Code Section 65913.4 is hereby affirmed . Further the Burbank City Council approves the Ministerial Design Review for Project No. 21- 0003649 for the proposed 148-unit seven-story multifamily residential development subject to compliance with all standard Conditions of Approval (Exhibit A). This approval is based upon the City Council’s determination that all required findings for approval of the requested Project application could be made as required under the Burbank Municipal Code ( BMC) for Project No. 21-0003649, as follows:
a. Findings for Streamlined Ministerial Design Review:
The Project conforms to the requirements of Streamlined Ministerial Design Review as outlined in Burbank Municipal Code Title 10, Chapter 1 (Zoning), Article 19, Division 12 (Streamlined Ministerial Approval Process); and California Government Code Section 65913.4, respectively.
The Project has been reviewed under the requirements noted in BMC Title 10, Chapter 1 (Zoning), Article 19, Division 12 (Streamlined Ministerial Approval Process) . A publicly noticed City Council meeting was held on November 1, 2022. At this City Council meeting city staff, the Project Applicant and architect presented the Project and provided responses to questions regarding the proposed Project.
i. The Project complies with all requirements of California Government Code Section 65913.4(a), as detailed in Exhibits B, C, and D attached hereto and incorporated herein by this reference. Specifically, the 148-unit seven-story multifamily residential development is a housing development containing two or more units; the Project parcel is within incorporated City limits and at least 75 percent of the parcel is adjoining to urban uses , the Project site is surrounded by urban uses on all sides ; both the Project site General Plan land use designation and zoning permit residential or residential mixed-use development.
In this case, the General Industrial (M-2) zone and the General Plan Land Use Designation of Regional Commercial allow a density of up to 58 units to the acre; ATTACHMENT 1
3 the Project Applicant has committed one hundred percent of the units (excluding managers units) as affordable for extremely low -, very low -, and low-income households; the Project is consistent with all zoning, General Plan, and Design Review standards as provided in Exhibit B.
ii. The Project site is not located on prime farmland or farmland of statewide importance as provided in Exhibit C;
iii. The Project site is not located in Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993) as provided in Exhibit C;
iv. The Project site is not located in a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire P rotection pursuant to Section 4202 of the Public Resources Code as provided in Exhibit C;
v. The Project site is not a listed hazardous waste site pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code as provided in Exhibit C;
vi. The Project site is not located within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, as provided in Exhibit C;
vii. The Project site is not located in lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), or in a habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C.
Section1531 et seq.), or other adopted natural resource protection plan as provided in Exhibit C;
viii. The Project site is not located within a habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 15 31 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code) as provided in Exhibit C;
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4 ix. The Project site is not located under a conservation easement as provided in Exhibit C;
x. The Project would not result in the demolition of housing, a site that would require demolition of housing that is subject to recorded rest rictions or law that limits rent to levels affordable to moderate, low, or very-low income households, subject to rent control currently occupied by tenants or that was occupied by tenants within the past 10 years, or a site that previously contained housi ng occupied by tenants that was demolished within the past 10 years because it has been occupied by a commercial use;
xi. The Project will not result in the demolition of a historic structure that is on any local, state or federal register;
xii. The Project site is not a parcel of land or site governed by the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act;
xiii. A portion of the site is within a special flood hazard area s ubject to inundation by the 1 percent annual chance flood (100- year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. The Project A pplicant was able to demonstrate they can safely construct within the 100-year flood way as provided in Exhibit D;
xiv. The Project is exempt from labor standards contained in the streamlined ministerial approval process inclusive of prevailing wages and employment of skilled and trained workforce pursuant to State Department of Housing and Community Development (HCD) SB 35 Guidelines Section 403(b) and for which this exemption is applied pursuant to California Government Code Section 65913.4(a)(8)(B).
xv. The Project complies with all applicable development standards noted in the BMC, unless deviations are otherwise permitted through the incentives, concession and waiver requests and exemptions sought under local and State density bonus law (BMC Section 10- 1-634 et. seq. and California Government Code Section 65915) and SB 35 streamlined ministerial approval process (California Government Code Section 6591 3.4), as shown in Exhibit B – Objective Standards Consistency Analysis . More specifically, the Project complies with the M-2 zone development standards related to: 50% landscaping requirement along exposed front and side yards, 36 -inch box tree installation throughout the Project site, design review standards with recessed front entrance, building modulations, surface breaks , and use of neutral and earth tone colors for exterior finishes that are complementary and consistent across all building elevations, and all other applicable standards as identified in Articles 6, 8, and 11 through 16 of Chapter 1 (Zoning) of Title 10 (Zoning Regulations).
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5 b. Findings For Concession
The Project conforms to the requirements outlined in Burbank Municipal Code (BMC) Section 10-1-634 et. seq. and California Government Code Section 65915.
In accordance with BMC Section 10-1-634 et. seq. and California Government Code Section 65915, the Project is requesting two exemptions and one concession from the City’s development standards that would faci litate the Density Bonus request. Additionally, in accordance with California Government Code Section 65913.4, the Project is requesting one exemption to facilitate development of a 148-unit multifamily residential building. The Project is requesting the following development standard concession and exemptions from the BMC:
1. Setbacks: BMC Section 10- 1-812 of the City’s Zoning Code states that all structures within the General Industrial (M-2) zone shall be set back at least 5 feet from the front lot line or 20 percent of the building height, whichever is greater. The minimum required front setback for the proposed building is 15 feet and 2 inches.
The Project is requesting an exemption from the required front yard setback to allow a zero feet front yard setback due to a required dedication to the City of Burbank for street improvements along Empire Avenue. The requested modification is necessary to accommodate the required building envelope to facilitate development of the permitted units and needed accessory facilities for the proposed housing development as provid ed for under local and State density bonus law . The requested concession is identified as a Tier 3 in the City’s inclusionary housing regulations, as a 100 percent reduction to the minimum front setback is not identified in Tiers 1 or 2.
2. Density: The area of the Project site is 0.84 acres. The base density allowed on the lot is 58 units per acre. Thus, the allowed number of units on the approximate
0.86-acre site at 58 dwelling units per acre is 49 dwelling units. Pursuant to California Government Code Section 65915(f)(3)(D)(ii), the Project is eligible for unlimited density because one hundred percent of the units proposed under the Project (excluding manager’s units) are affordable to extremely low-, very low-, and low- income households and the Project site is located within one- half mile distance of major transit stops. Specifically, the Project is located within one- half mile of two major public transit stations – the Project is approximately 68 feet from the Empire/Niagara station and approxim ately 0.41 miles from the Regional Intermodal Transportation Canter (RITC). Public Resources Code Section 21064.3 defines a Major Transit Stop as a site containing a rail or bus rapid station or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak headway periods. Its proximity to Major Transit Stops and 100% affordable units make the Project eligible for the requested 302% density increase, pursuant to the State De nsity ATTACHMENT 1
6 Bonus law. Therefore, the requested density is necessary to facilitate development of the permitted units as provided for under local and State density bonus law.
3. Building Height: The maximum allowed building height on the Project site pursuant to B MC Section 10- 1-812 of the Burbank Zoning Code is 50 feet. The Project qualifies for an increase in building height from the maximum allowed 50 feet to
75.75 feet pursuant to California Government Code Section 65915(d)(2)(D), which allows for a 33-foot increase in height if a multi-family development is located within half a mile distance of a major transit stop and proposes one hundred percent of all units as affordable units. The additional 25.75 feet increase in building height will allow the Project to accommodate the proposed 148 units on the Project site.
The requested modification is necessary to accommodate the required building envelope to facilitate development of the permitted units and needed accessory facilities for the proposed housi ng development as provided for under local and State density bonus law.
4. On-Site Parking Standards: The Project is requesting a reduction in on-site parking standards to allow 7 parking spaces. Pursuant to California Government Code Section 65913.4(e)(1)(A) and Section 102(t) of the updated streamlined ministerial approval process HCD guidelines, the Project is eligible for exemption from on-site parking requirements because it is located within one- half mile of a public transit stop. The reduced on- site parking allows the Project to accommodate the proposed 148 units on the Project site. Therefore, the proposed number of on-site parking complies with the applicable exemptions provided to the Project as a 100% affordable housing development under the noted provisions of State law.
5. The City Clerk shall mail a copy of this Resolution to the Applicant in accordance with the Burbank Municipal Code.
PASSED AND ADOPTED this day of , 2022.
__________________________
Jess A. Talamantes
Mayor
Approved as to Form:
Attest: Office of the City Attorney
___________________________ By: _______________________ Zizette Mullins, MMC, City Clerk Joseph H. McDougall City Attorney
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7 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF BURBANK )
I, Zizette Mullins, City Clerk of the City of Burbank, do hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the Council of the City of Burbank at its special meeting held on this __ day of November 2022, by the following vote:
AYES:
NOES:
ABSENT:
____________________________
Zizette Mullins, MMC, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
ATTACHMENT 1-8
EXHIBIT A
CONDITIONS OF APPROVAL (EXHIBIT A)
Project No. 21-0003649
SB 35 Housing Development Project
(2814 W. Empire Avenue – ABS Properties, Inc.)
Planning Division
1. Project No. 21-0003649 a SB 35 Housing Development Project approves the construction of a housing development project with one forty-eight (148) rental units, that are one hundred percent affordable (excluding managers units). The affordable units will be deed restricted for a period of 55 year s, with 66 units affordable to extremely low -income households, 17 units affordable to very -low-income households, and 62 units affordable to low-income households. The Project is located at 2814 W. Empire Avenue in the General Industrial (M -2) zone and ha s a Burbank2035 General Plan Land Use Designation of Regional Commercial.
2. Unless otherwise provided for under the provision of SB 35 (The Affordable Housing:
Streamlined Ministerial Approval Process ; California Government Code Section 65913.4), this permit shall expire if the scope of work is not initiated within three years of the date of this approval (expires on November 1, 2025), unless the Property Owner has diligently developed the project as shown by the issuance of a grading, foundation, or building permit and the construction of substantial improvements.
Pursuant to SB 35, t he Project may receive a one -time, one-year extension if the Project Applicant can provide documentation that there has been significant progress toward getting the development construction ready, such as filing a building permit application. The Project Applicant can make a written request for a 1-year extension of the approved Project. The extension request is subject to the review and approval of the Community Development Director or his/her designee.
3. The operation/construction on the Project site shall remain in substantial conformance with the request and with the application materials submitted by the Applicant and the Project plans date stamped and approved b y the City Council on November 1 , 2022, and placed on file in the office of the City’s Community Development Department's Planning Division. The Project Applicant shall provide material boards for the proposed buildings that includes the proposed colors an d finishes of the different building model types. These material boards must be submitted as part of the plan check submittal and must be reviewed and approved by the Planning Division prior to the issuance of a building permit for any of the buildings. Subject to the provisions of SB 35 , California Government Code Section 65582.1. modifications to the approved plans may be granted, subject to the prior review and approval of the Community Development Director or his/her designee.
4. The Project Applicant shall comply with all applicable Federal, State, and local laws. Violation of any of those laws in connection with the use and/or conviction resulting from an associated violation will be cause for revocation of this permit.
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EXHIBIT A
5. The Project Applicant shall list these standard Conditions of Approval in the construction plans submitted to the Building and Safety Division as part of a building permit request. The Applicant shall also provide a separate written document outlining how, or where, each of the Conditions of Approval have been addressed in the building permit plan set for all City Division/Department’s conditions enclosed and provide the same number of copies as building plan sets submitted for Building Plan Check.
6. By signing and/or using this approval, the Applicant acknowledges all the conditions of project approval imposed and accepts this permit subject to those Conditions of Approval and with full awareness of the provisions of the Burbank Municipal Code.
Failure of the permittee or property owners to sign the Project’s conditions does not affect their enforceability by the City or other responsible entity. These Conditions of Approval are binding upon all future property owners and occupants of the Project site located at 2814 W. Empire Avenue.
7. The Project must maintain the areas and square footage of landscaping that are noted on the plans approved by the City Council. Any deviations from the plans must be reviewed and approved by the Community Development Director or his/her designee.
8. Colors and materials shown on the plans must be refle cted on the Building Permit plans unless otherwise approved by the Community Development Director or his/her designee. A material board and color pallet board shall be provided for each residential building types.
9. The height of the buildings must be measured from grade in accordance with the BMC definition of “Grade” as defined in BMC Section 10 -1-203. Building section details for each building must be included in the plans submitted for building plan check. These sections must depict the height measurement noted from grade to the top of plate, and to the roof pitch/appurtenant structures.
10. The Project must be built and operated in conformance with the applicable objective development and design standards as approv ed by the City Council as their Ministerial Design Review of the Project on November 1, 2022.
11. The Project shall be built in conformance with the applicable provisions of the City’s Inclusionary Housing regulations as noted in Article 6, Division 5, of Chapter 1, of Title 10 of the Burbank Municipal Code (BMC) Sections 10-1-633 through 10-1-653.
12. Pursuant to the Enforceable Agreement between the City and the Fernando Tataviam Band of Mission Indians (FTBMI), as well as the Enforceable Agreement between the City and the Gabrieleño Band of Mission Indians -Kizh Nation (GBMI -Kizh Nation), the Project Applicant shall retain a professional Cultural Resources monitor procured or selected by the FTBMI and/or GBMI-Kizh Nation (the “ Tribes”) to observe all ATTACHMENT 1-10
EXHIBIT A
clearing, grubbing, and grading operations of undisturbed soil below a depth of 5-feet within the proposed impact areas. If cultural resources are encountered, the monitor will have the authority to request that ground-disturbing activities cease within 50 feet if discovery to assess and document potential finds in real time. One monitor will be required on -site for all ground -disturbing activities in areas designated through additional consultation. However, if ground -disturbing activities occur in more than one of the designated monitoring areas at the same time, then the parties can mutually agree to an additional monitor, to ensure that simultaneously occurring ground-disturbing activities receive thorough levels of monitoring coverage.
a. Any and all archeological documents created as a part of the project (isolate records, site records, survey reports, testing reports, and monitoring reports) shall be provided to the relevant Tribe or Tribes.
b. The Project Applicant and Lead Agency shall, in good faith, consult with the tribes on the disposition and treatment of any Tribal Cultural Resource encountered during the Project implementation.
13. Applicant shall provide notice to the Tribes not less than 14 calend ar days prior to commencement of ground disturbing activities to ensure the tribes have sufficient time to schedule adequate site monitoring personnel.
14. The Tribes shall be responsible to retain sufficient monitoring personnel to meet its monitoring obligations during all phases of ground disturbing activities. The Project Applicant may, but shall have no obligation to, stop ground disturbing activities in the event the tribes are not able to attend or monitor the site.
15. The Project Applicant shall pay FTBMI a rate of $125.00 per hour for all monitoring costs and expenses
16. The Project Applicant shall pay the GBMI -Kizh Nation a predetermined rate agreed upon by the Project applicant and the tribe for all monitoring costs and expenses.
17. The Monitor appointed by the Tribes shall complete monitoring logs on a daily basis, providing descriptions of the daily activities, including construction activities, locations, soil, and any cul tural materials identified and available to the City upon request. The on-site monitoring shall end when grading and excavation activities of native soil (i.e., previously undisturbed) are completed, or when the Native American Monitor has indicated that t he site has a low potential for cultural resources, whichever occurs first. The City may request a copy of all field documentation from the Native American Monitor. In addition, the Native American Monitor shall provide the City a “closeout report” that ad dresses the Monitors role on the project and provides a summary of cultural findings, if any.
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EXHIBIT A
18. The Tribes shall comply with Project Applicant’s site access and workplace safety requirements.
19. If human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted to State Health and Safety Code § 7050.5 and that code enforced for the duration of the Project.
20. The Project Applicant shall submit a complete landscape plan during Building Plan Check review that includes all existing and proposed plantings on the Project site.
The landscape plan shall include a matrix or legend with the plant species and a list of the maximum height of the proposed plants at full growth.
21. Project Applicant must provide a Construction Management Plan (CMP) that includes amongst other things, construction staging, traffic coordination, construction haul routes information and the identification of construction contractor/subcontractor including on and off-site (if applicable) parking throughout the extent of construction.
The CMP is subject to review and approval by the City Building Official and the City Engineer. The Applicant and/or on -site primary general contractor (superintendent) shall have the responsibility of monitoring and enforcing the approved Construction Management Plan. The CMP shall provide a comprehensive outline of how the Applicant and Contractor(s) shall implement construction work at the project site and vicinity, as well as addressing the issue of parking, access, deliveries, et cetera.
22. The Project Applicant shall indicate the location of construction personnel parking throughout the extent of construction. Additionally, no construction personnel will be permitted to park any v ehicle anywhere on any of the surrounding City streets.
Contractor shall be required to post, and enforce, “NO CONSTRUCTION PARKING” signs at these locations to alleviate impacts to surrounding uses and the residential neighborhood.
23. The Project shall comply with the applicable requirements for construction activity as noted in BMC Section 9-1-1-105.10, which includes amongst other things that t here shall be no set-up, staging, or similar operations whatsoever until 7:00 a.m. Monday through Friday and not until 8:00 a.m. on Saturday.
24. There shall be no deliveries to the Project site accepted prior to 7:00 a.m. Delivery vehicles, if any, prior to 7:00 a.m. shall not impede or block traffic, idle the engine, nor otherwise generate any public nuisances. A queuing plan for delivery trucks shall be included as part of the CMP to identify acceptable locations.
25. Request for work outside of BMC construction hours may be granted for specific purposes, and limited time periods only. All requests mus t be submitted in writing to the City Building Official and approved prior to commencing any off -hour work pursuant to the provisions of BMC Section 9-1-1-105.10.
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EXHIBIT A
26. In addition to the above general guidelines, the general contractor and on -site construction superintendent (or other designated primary contractor responsible for activities on and around the Project site) shall continue to strictly enforce the other construction guidelines specific to the Project, which includes, but is not limited to the following: the construction site and its perimeter area shall be kept free of trash, debris, and litter throughout the period of construction.
27. The Project Applicant shall identify, to the satisfaction of the City of Burbank Community Development Department’s Planning Division, a qualified “Noise Disturbance Coordinator”. The Noise Disturbance Coordinator shall be responsible for responding to any local complaints about construction noise. When a complaint is received, the Noise Disturbance Coordin ator shall notify the City within 24 hours of the complaint and determine the cause of the noise complaint (e.g., starting too early, malfunctioning muffler, etc.) and shall implement reasonable measures to resolve the complaint, as deemed acceptable by th e City of Burbank Community Development Director or his/her designee. All signs posted at the construction site shall include the contact name and the telephone number for the Noise Disturbance Coordinator in addition to the general contractor and construction superintendent.
28. The Project must be in compliance with all of the standards outlined in the General Industrial (M-2) Zone as stated in the BMC Title 10, Chapter 1, Article 8, Division 2.
30. Pursuant to California Government Code Section 65915(d)(2)(D), the City shall grant an increase in the building height from the maximum allowed 50 feet (BMC Section 10-1-812) to 75.75 feet as noted in the plans approved by the City Council as part of its Ministerial Design Review of the Project.
31. Pursuant to BMC Section 10 -1-635, the City shall grant a concession for an exemption from the required 15’-0” front yard setback (BMC Section 10 -1-812) to allow zero (0 feet) front yard setback due to a required dedication to the City of Burbank for street improvements along Empire Avenue.
32. The Project must be in compliance with the landscaping requirements outlined in BMC Section 10-1-812.
33. Pursuant to California Government Code Section 65915(f)(3)(D)(ii), the City shall allow unlimited density because one hundred percent of the units proposed under the Project (excluding the manager’s units) are affordable to extremely low -, very low -, and low - income households and the Project site is located within one -half mile distance of major transit stops.
34. Pursuant to California Government Code Section 65913.4(e)(1)(A) and Section 102(t) of the updated streamlined ministerial approval process HCD guidelines, the City shall grant an exemption from on-site parking standards because the Project is located within one-half mile of public transit stop.
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EXHIBIT A
35. The construction plans must remain in compliance with the design elements and architectural designs as shown on the plans approved by the City Council during ministerial design review. Any deviations from these standards must be approved by the Community Development Director or his/her designee and must be in compliance with the design standards outlined in BMC, Title 10, Chapter 1, Article11.
36. The driveway, lighting, parking area, and vehicle access and turning areas proposed shall comply with all applicable objective design standards outlined in BMC, Title 10, Chapter 1, Article 14, Divisions 1 through 4.
37. The Project must be in compliance with the corner cutoff requirements outlined in BMC Section 10-1-1303.
38. The Project shall comply with the Federal Aviation Administration (FAA) notification requirements as outlined in BMC Section 10-1-1308.
39. The Project shall comply with Art in Public Places standards as outlined in BMC Section 10-1-1114.
40. The Project shall comply with all the design related objective standards outlined in BMC Section 10-1-1113.1.
41. The Project shall comply with the standards on access to utility poles contained in BMC Section 10-1-1206.
42. The Project shall comply with the encroachment stan dards as outlined in BMC Section 10-1-1211.
43. The Project shall comply with the all the applicable standards for curb-cut, vehicular accessways and driveways, and turn around areas outlined in BMC Title 10, Chapter 1, Article16.
44. The Project shall comply with the Burbank2035 General Plan Mobility Element sidewalk standards outlined in Table M-2.
45. The Project must comply with the Burbank2035 General Plan Mobility Element standard of providing a 15 -foot-wide parkway/sidewalk along the Project’s site property frontage along Empire Avenue.
46. The Project shall comply with the Burbank2035 General Plan Noise Element noise standards inclusive of noise reducing features as outlined in Tables N-3 and N-5.
47. The Project will ensure provision of low water landscaping as outlined in Burbank2035 Land Use Element Goal 4 Policy 4.10.
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EXHIBIT A
48. The Project shall incorporate building design features that minimize the consumption of energy, water, and other natural resources as outlined in Burbank2035 Land Use Element Goal 2 Policy 2.6.
49. The Project will pay its fair share for infrastructure improvements and ensure that needed infrastructure and services a re available prior to or at project completion as outlined in Burbank 2035 Land Use Element Goal 2 Policy 2.3.
50. The Project shall comply with the City’s Inclusionary Housing requirements outlined in BMC Section 10-1-646.
51. The Project shall comply with the City’s Inclusionary Housing Agreement as outlined in BMC Section 10-1-650.
52. The Project shall comply with the design and dispersion standards for inclusionary units outlined in BMC Section 10-1-651.
53. The timing of construction of the designated inclusionary units shall comply with BMC Section 10-1-651(B).
54. The Project shall comply with the duration of time the inclusionary units must remain as affordable rental units to qualifying extremely low -, very low-, and low-income households as outlined in BMC Section 10-1-651(C).
Housing Division
55. The Project Applicant shall comply with the applicable requirements for a density bonus, SB 35, and inclusionary housing as provided in Burbank Municipal Code (BMC), Title 10, Chapter 1 (Zoning), Article 6, Division 5 (Affordable Housing Incentives); Government Code Section 65915; Government Code Section 65913.4 (SB 35); and Updated Streamlined Ministerial Approval Process Government Code Section 65913.4 Guidelines, issued March 30, 2021 by the California Department of Housing and Community Development (HCD Guidelines). The Project Applicant shall enter into one Affordable Housing Agreement with the City that will satisfy the requirements of the Burbank Municipal Code, Inclusionary Housing and Density Bonus Implementing Regulations, Government Code Section 65915, Government Code Section 65913.4, and the HCD Guidelines.
56. Affordable Housing Agreement. The Project Applicant shall enter into and record the Affordable Housing Agreement with the City prior to the issuance of a building permit.
The Affordable Housing Agreement must include the following provisions for multi- family rental units:
a. Provisions for the review and approval of a Marketing and Tenant Selection Plan.
b. Provisions for the review and approval of a Waiting List Management Plan.
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EXHIBIT A
c. Provisions and description of the process for qualifying income-eligible tenants and monitoring for affordable rents.
d. To comply with all of the provisions of the Burbank Municipal Code, Government Code Section 65915, Government Code Section 65913.4, and the HCD Guidelines, the Affordable Units shall remain reserved for extremely-low to lower- income tenants in perpetuity for as long as the land is used for housing, which shall not be less than 55 years. Household incomes and rents of eligible households shall not exceed the annual median income (AMI), adjusted for actual household size and rent for applicable household as follows:
AMI is determined annually by HCD (25 CCR Section 6932).
e. The Project Applicant is subject to full cost recovery of City expenses, including any consultant time, for drafting and recording the Affordable Housing Agreement with the City and for ensuring the Project Applicant’s compliance with said agreement; and o n-going affordability monitoring of the units. These fees are authorized by the City of Burbank fee schedule under Article III Land Use and Zoning, and Article I, Section 14 (Real Estate Services).
58. Operations and Voucher Utilization. The City of Burbank Housing Authority does not administer Project Based Vouchers as identified in the Project Information Summary.
Building Division
59. All projects shall comply with Title 9, Chapter 1, of the Burbank Municipal Code, and the 2019 editi on of the California Building Code, California Residential Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards and Building Energy Efficiency Standards, including all intervening Code cycles.
The 2019 California Building Standards Code is applicable to projects that submit a building permit application on or before December 31, 2022. The 2022 California Building Standards Code is applicable to projects that submit a building permit application on or after January 1, 2023.
60. Plans and reports submitted for Plan Check Review are to be submitted electronically.
For more information about the online submittal process, please contact the Building Division at 818-238-5220 or via email at: [email protected]. 30% AMI: 66 units
50% AMI: 17 units
60% AMI: 28 units
80% AMI: 34 units
ATTACHMENT 1-16
EXHIBIT A
61. All the Project’s C onditions of Approval are to be reproduced on the construction document drawings as part of the Approved Construction Set.
62. All Departments that have provide Conditions of Approval are to review drawings and provide final approval via online electronic review, prior to issuance of Building Permit.
63. Development Impact Fees are assessed by the City for construction of new commercial and/or residential square footage as listed in the Burbank Fee Schedule and Title 10, Article 22, of the Burbank Municipal Code.
64. Separate Permits will be required for the following:
a. Demolition
b. Grading & Shoring
c. Architectural & Structural
d. Mechanical
e. Plumbing
f. Electrical
65. Low Impact Development: A LID Plan is required for City review that provides a comprehensive, technical discussion of how the project will provide on -site retention in compliance with the requirements of the LID Ordinance and LID Standards Manual.
Best Management Practices and control measures shall be prioritized in the following order:
i. On-site infiltration, bioretention, and/or rainfall harvest. ii. On-site biofiltration, off-site ground water replenishment, and/or off-site retrofit.
66. The parking layout will have to comply with City standards, including minimum turning radii for accessing parking stalls.
i.Standard Plans(https://www.burbankca.gov/web/public-works/standard-plans) ii. General Parking Standards BT-402
iii. Parking Bay Widths BT-403
iv. Striping BT-404
67. Grading and drainage plans will be required, and a separate Grading & Shoring Permit will be required. Geotechnical report to be submitted along with Grading & Shoring Permit Application.
68. New or Addition/Alteration construction projects within the City of Burbank are subject to MWELO review.
New or replacement landscape areas for residential and non -residential projects between 500 (new) and 2,500 (replacement) square feet requiring a building or landscape permit, plan check, or design review will be required to complete, either a Performance or Prescriptive Compliance Method. Full house demolition will require MWELO review, either prescriptive or performance, no exceptions.
ATTACHMENT 1-17
EXHIBIT A
69. The property shall comply with accessibility requirements for the various occupancies as stated in California Building Code Chapter 11. Accessibility regulations apply to all common areas and pools and spas.
70. Deferral of any submittal items shall have prior approval of building official. The registered design professional in responsible charge shall list the deferred submittals on construction documents for review.
71. Screening will be required for equipment located in front and side yards. The screening will include the electrical panels, A/C compressor units, gas meters, and transformers. All screening will be subject to approval by Planning and Building divisions, and BWP.
72. The City’s mandatory Construction & Demolition Debris Diversion Ordinance requires the recycling and diversion of at least 65% of construction and demolition debris. A refundable deposi t and non -refundable administrative fee will be collected prior to permit issuance. The Ordinance applies to all demolitions and to new construction, additions, remodels, renovation, tenant improvement and alteration projects over 500 square feet in scope of work.
73. A stamped setback certification by a Licensed Surveyor will be required to certify the location of the new construction in relation to the setbacks prior to the first foundation inspection.
74. Plans submitted for plan check must be stamped by State -licensed architect or engineer unless the project is one of the following listed below and complies with conventional light wood frame construction requirements in the CBC:
• Wood-framed, single-family dwellings not more than two stories in height; • Wood-framed, multi-family dwellings not more than two stories in height, and limited to four dwelling units per parcel;
• Wood-framed, garages or accessory structures for single -family dwellings not more than two stories in height; and
• Non-structural or non-seismic storefronts, interior alterations, or additions.
75. Approved hours of construction are:
Monday – Friday 7:00 am to 7:00 pm
Saturday 8:00 am to 5:00 pm
No construction i s permitted by contractors or subcontractors after hours, on Sunday or on City holidays without prior written request and approval from the Community Development Department.
Transportation Division
76. For this Project, a traffic study will not be required.
ATTACHMENT 1-18
EXHIBIT A
77. To promote and enhance transit, bicycle, and pedestrian connectivity and multi - modal options, the Developer shall be required to provide lighting in all common areas including, but not limited to: parking garages, outdoor parking areas, common open space areas, pedestrian paths, stairways, and hallways, per 10-1-628: Property Development Standards.
78. Per State accessibility requirements, accessible paths of travel within the Project shall be a minimum of 4 feet and pedestrian crossings shall be clearly marked.
79. Development shall provide all the following circulation measures to the satisfaction of the City:
a. Sidewalks or other designated pathways following direct and safe routes from the external pedestrian circulation system to the building. b. Safe and convenient access from the external circulation system to bicycle parking facilities onsite.
Parks and Recreation
80. Submit landscape and irrigation plans prepared by a licensed Landscape Architect.
81. The Project must comply with Municip al Water Efficient Landscape Ordinance (MWELO) requirements if over 500 square feet of landscape (BMC 10-1-1418(b)).
82. Do not remove any street/parkway trees unless the Director or appointee gives an approval and applicant is subject to pay the value of the tree removed BMC 7-4-111(a) and 7-4-102(a).
83. Street trees will be required if any are removed.
84. Street trees are required. Contact Forestry Services for list of approved street trees.
85. Trees in grass shall be installed with Arbor Guards.
86. Developer to install the street trees, they must contact the Forestry Supervisor, at (818) 238-5343, at least forty -eight (48) hours prior to installation. Failure to contact the City for inspection and installation may cause the removal and replacement at the developers’ expense.
87. Tree wells required if planting in public right-of-way (BMC 7.4.118).
88. 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 (BMC 10-1-812).
89. Provide irrigation bubbler to street trees (BMC Section 10-4-2713).
ATTACHMENT 1-19
EXHIBIT A
90. Provide automatically controlled irrigation system to the parkway (BMC 10-1-2713).
91. Project shall with Art in Public Places Ordinance (BMC 10-1-1114).
92. Contact Forestry Services at (818) 238-5343 for removal fee.
93. Provide an arborist/landscape architect valuation of any landscape and trees removed from the public rights-of-way for the Project (BMC 7-4-105).
94. No person shall stand or park any vehicle upon a parking lot of a public park unless they are actually using the park’s facilities (BMC 6-1-1017).
Burbank Water and Power – Electric Division
95. The following information shall be included on the construction plans:
a. Location of the existing electric service panel
b. Dimensions/location of existing/proposed public improvements adjacent to project.
c. The width and the location of all the existing and proposed easements. d. Fully dimensioned building elevations showing height of structure from natural grade.
e. Proposed location of the electric service panel/meters. f. Proposed location of the any pad-mounted electrical equipment.
98. Plan approval will not be given until an electric service confirmation is obtained.
Contact BWP Engineering at (818) 238 -3575. The plans must show the pertinent information related to the method of service as specified on the confirmation.
Load Requirements (BWP Rules and Regulations 2.01(d), 2.01(j), 3.26 per BMC 8 -2- 203)
99. A load schedule and secondary service schematic will be required to determine the extent of the electrical load requirements. An electronic copy of a plot plan of the site, showing all the existing and proposed substructures, complying with BWP AutoCAD standards should also be provided to BWP Electrical Engineering to aid the electrical design. BWP will provide full comments after the electrical sheets are provided. A meeting should be scheduled between the developer, project architect, electrical engineer, and BWP Electrical Engineering early in the design stage of each phase of the project to discuss all the issues and to finalize the location of the facilities.
100. Loads below 5MVA will be fed from the existing system but will require upgrades to accommodate the new development, at the developers cost.
ATTACHMENT 1-20
EXHIBIT A
101. Loads 5MVA or greater will require a new substation. The developer must provide the necessary space (a minimum of 125’ x 80’, with two 20’ access roads on two sides), if a substation is required. Please contact BWP Engineering at (818) 238 - 3575 for details if the projected load will exceed 5MVA.
Substructure (BWP Rules and Regulations 2.50-2.53, 2.55, 2.80, 2.81 per BMC 8-2- 203, General Plan Land Use Element Policy 4.11, 4.12 )
102. Overhead BWP electrical facilities traversing or adjacent to the development are to be converted to underground at the developer’s cost. The developer will be responsible for costs involved in converting existing overhead electric services to underground for any customers impacted by this underground conversion.
103. The proposed development will require the installation of pa d-mounted switches and transformers. The pad-mounted switches will be looped on the line side.
104. The proposed development will require transformer and switch pads, which have a vault underneath them. No structures are allowed to be constructed underneath these vaults.
105. The installation of pad-mounted transformers and switches will require the use of a crane or boom truck. To facilitate this installation, a vertical clearance of 40’ from the transformer or switch pad level should be maintained. Any design th at would restrict vertical access clearance to a level below 40’ shall be subject to BWP approval.
106. Provide a minimum 14’ x 18’ clear accessible area at grade level on undisturbed soil with easy crane access 20 -foot wide for each three phase pad -mount transformer facility.
107. Provide a minimum 10’ x 17’ clear accessible area at grade level on undisturbed soil with easy crane access 20 -foot wide for each single -phase pad -mount transformer facility.
108. The proposed development may require the installation of 4 ’ x 6’ primary pull - boxes.
109. The proposed development may require the installation of 8’ x 14’ primary manholes.
110. Additional conduits will be required to provide for future needs.
111. The developer will provide 5’ wide recorded easement for the new underground system from the property line to the switch and a minimum 25’ x 15’ clear accessible easement for a pad -mount switch. The developer’s surveyor will provide a legal description of the easements, which will be reviewed by Burbank ATTACHMENT 1-21
EXHIBIT A
Water and Power and then processed by the Community Development Department (contact 818-238-5250 for recording).
112. The developer’s contractor will provide as -built drawings showing the exact location of underground substructure installed to serve the property.
113. All substructure work including transformer pads, switch pads, pull boxes, grounding systems, primary conduits and secondary conduits are the responsibility of the developer and shall be done in accordance with Burbank Water and Power drawings and specifications.
114. Any existing and proposed substructure on-site and off-site, which may affect the location of the new underground electrical system and any other improvements shall be identified and shown on the final plans in order to avoid a potential conflict with other substructure.
115. BWP will provide the following items at the developer’s cost:
a. Construction drawings for all substructure work
b. Engineering support during construction
c. Inspection of the work performed by the developer’s contractor to ensure the work is done per the plans provided by BWP and per BWP specifications d. Installation of all transformers, switches, primary cables, and metering devices
e. Termination of the secondary cables at the transformer 116. The developer’s contractor shall install secondary conduits, p ull cable from the transformer to the switchboard, and terminate the secondary cables on the switchgear.
117. Depending on the location of the switchgear (whether it is outside or inside the building), secondary conduits and cables will be inspected and approv ed by both the BWP inspector and the Building Inspector (switchgear inside the building) or by the BWP inspector (switchgear outside the building). 118. The Building Inspector will provide structural inspection of secondary conduits for compliance with the Bui lding code-concrete encasements, fire walls, support of the conduit package, etc. The BWP inspector will inspect the amount and size of secondary conduits and cables.
Safety/Clearances
119. Burbank Water and Power Rules and Regulations require that no open patios or balconies will be erected underneath any high voltage overhead conductor ATTACHMENT 1-22
EXHIBIT A
regardless of vertical clearance. (BWP Rules and Regulations 2.34(b) per BMC 8- 2-203)
120. The developer’s cont ractor is responsible for protecting any existing Burbank Water and Power facilities in place. Power poles must be protected in place to prevent any movement of the pole butt during excavation. Anchors must also be protected to prevent slippage or exposure that could result in the reduction or loss of holding power. If these requirements cannot be met, then no excavation will be allowed within three feet from the face of poles and five feet from anchors. (BWP Rules and Regulations 1.14, 2.01(e), 2.54 per BMC 8-2-203) 121. The developer’s contractor is responsible for protecting any existing Burbank Water and Power underground facilities from damage during construction. No crane imposed loads will be allowed on any existing manhole or pullbox structures. (California Government Code 4216, BWP Rules and Regulations 1.14, 2.01(e),
2.54 per BMC 8-2-203)
122. Any excavation that restricts vehicular access to existing BWP facilities may require the relocation of such facilities prior to excavation at the developer’s cost. (BWP Rules and Regulations 1.12, 1.14, 2.01(e), 2.52(f), 2.54 per BMC 8-2-203) Aid-in-Construction
123. The Burbank Water and Power fees for providing electric service are Aid -in- Construction (AIC) charges set forth in Section 3.26 of BWP’s Rules and Regulations for Electric Service. AIC charges are to recover the actual cost of:
a) Providing and installing new facilities to serve the customer; b) Conducting feasibility studies and engineering;
c) Relocating existing overhead or underground facilities. 124. Depending on local site conditions and the location of the project, AIC costs can vary widely from project to project. For reference, historical AIC costs for developments between 1 MVA and 5 MVA hav e ranged from $400,000 - $1,200,000 (2021 dollars) per MVA. For projects in this size range, BWP recommends performing a feasibility study early on in the project to determine a proposed electrical route and a rough cost estimate.
125. If any portion of the existing BWP facilities needs to be upgraded or relocated due to the subject project, it will be done at the developer’s expense.
Metering/Service (BWP Rules and Regulations 2.61-2.75 per BMC 8-2-203)
126. All electrical installations must conform to the Burbank Water and Power Rules and Regulations for Electric Service (latest revision).
ATTACHMENT 1-23
EXHIBIT A
127. Contact BWP Engineering at (818) 238 -3647 (residential) or at (818) 238 -3565 (commercial) if the existing service panel requires upgrading. 128. For multi -metered services all numb ering must be completed in a permanent manner at all individual units and meter sockets before service can be energized.
See BWP Rules and Regulations, Section 2.68 (c) for acceptable labeling (stenciling or riveted tags required, permanent marker is unac ceptable). Contact Public Works Engineering for unit designations.
129. The service switchboard rating shall be limited to 3000 Amps. Five copies of EUSERC drawings of the switchboard shall be provided to BWP for approval prior to submittal to the manufacturer. Service shall not be energized unless these drawings are provided.
130. Outdoor meter locations are preferred. When adequate exterior wall space is not available, a separately locked, clearly labeled meter room is acceptable. All meter rooms must be located on the ground floor and have two exit doors equipped with panic hardware. At least one door must lead directly outside. BWP must be supplied an access key to the room, which will be installed in a lock box adjacent to the door. The developer shall consult BWP for approved location and obtain a service confirmation prior to any installations.
131. All new metered services require a path for meter communications to BWP communication networks. Installation of meters that fail to continuously communicate with BWP com munication networks will require additional BWP approved equipment to be installed at the developer’s expense in order to create the appropriate communications path.
Street Lighting
132. The developer is responsible for the street lighting system traversing or adjacent to the project. The street light system is required to be underground fed with LED luminaires. If existing lighting conditions do not satisfy this requirement, modification will have to be made at the developer’s expense. Standards and luminaries will be supplied by BWP at the developer’s expense. A plot plan of the site must be submitted to BWP during the initial planning stage of the project for street light design.
133. Any construction that impacts existing streetlight standards or i nfrastructure will require relocation at the developer’s cost.
Fiber/Communication
134. Burbank Water and Power offers high -speed, high -quality fiber optics -based services through its ONE Burbank program. Fiber service is available to the project if desired. For further information, email [email protected] or call (818) 238-3113.
ATTACHMENT 1-24
EXHIBIT A
135. Contact AT&T at (866) 577-7726 for any phone company facility conflicts. Contact Charter Communications at (818) 847-5013 for any cable T.V. facility conflicts.
Landscaping (BWP Rules and Regulations 2.52(i) per BMC 8-2-203)
136. Any trees planted in the area adjacent to the street/alley will be of a type that will not grow into the existing power lines and will also have sufficient clearance from the streetlight facilities.
137. All equipment locations and screening struct ures will be indicated on the plans and must meet the Community Development Department Equipment Screening Guidelines. The plans will include the proposed screening method, height of screening, material finish, and color or species of vegetation. All scree n walls, which are a part of, or adjacent to, the proposed building will be shown on the building elevations. All screen walls detached from the building will be included as a separate elevation. Verification of submittal requirements and recommendations for screening requirements shall be by the CDD Director or his designee.
138. BWP landscaping requirements for transformer pads and switch pads:
Due to the natural maturation of trees and other landscaping elements, the following requirements are to be adhered to:
a) New plantings within three feet of the back or sides of the pad and within eight feet of the front shall be of a groundcover type. This is considered the working zone.
b) Outside of the working zone, shrubbery is acceptable within eight feet of the pads, but trees must be beyond an eight -foot radius to lessen future root conflicts.
c) Landscaping grade shall be a minimum of five inches below the grade level of the top of transformer pads.
d) All irrigation and sprinkler systems shall be constructed so th at water shall not be directed onto the switch, the transformers, or the concrete pads. Additionally, surface water shall drain away from the concrete pads.
Landscape plans shall adhere to the above requirements, showing proper working clearances for electrical facilities on L-sheets.
Energy Efficiency
139. The electrical design shall comply with California Building Code Title 24 energy efficiency requirements and shall use, wherever practical, surge suppressors, filters, isolation transformers, or other available means to preserve a quality of power of its electrical service and to protect sensitive electronic and computer - ATTACHMENT 1-25
EXHIBIT A
controlled equipment from voltage surges, sags, and fluctuations. BWP also recommends the use of an uninterruptible power supply (UPS ) and a standby generator for critical loads.
140. Power factor correction to a minimum of 90% will be requested to minimize kVA demand as well as energy use. The developer must use California Nonresident Building Standard to consider and implement energy efficient electrical equipment and devices for minimizing peak demand and wasteful energy consumption.
Electric Vehicle Charging
141. Electric Vehicle (EV) parking capacity shall be in accordance with Title 24 building code requirements. Plans shall detail all planned EV charger installations as well as all EV capable parking spaces. The electrical service panel shall include capacity to simultaneously charge all EV capable parking spots at their full -rated amperage whether installed or not.
142. As part of our efforts to reduce greenhouse gas emissions, improve air quality, and enhance customer service, Burbank Water and Power’s Electric Vehicle Charging program promotes the use of electric vehicles by providing rebates for the installation of Level 2 (240V) charging equipment. BWP also installs and maintains a public electric vehicle charging network, consisting of 45 Level 2 charging ports and 2 DC Fast Chargers (480V), with new stations added each year depending on budget and availability. For more information on the rebates and the charging network, please contact Drew Kidd at 818-238-3653 or [email protected]. Additionally, information can be found at https://www.burbankwaterandpower.com/conservation/electric-vehicles-rebate.
Additional Comments
143. A feasibility study as recommended under the Aid-in-Construction comment above should be requested and completed before finalizing the site plan. A padmount switch will be required, and electrical structures may affect layout of p arking, buildings, and landscaping. The Feasibility study is not required ahead of time, but it will help the developer in planning for the electrical installation. Past projects and experience have shown that a feasibility study will help determine the ex tent of onsite electrical facilities for the requested load, and may save the developer cost and time in the design process. BWP highly recommends a feasibility study to reduce cost and improve coordination of new utility installations with the development.
For additional information or questions please contact Sven Knauth , Electrical Engineering Associate II, BWP at (818) 238-356 or [email protected].
Burbank Water and Power – Water Division
ATTACHMENT 1-26
EXHIBIT A
144. The plans shall contain the size and location of water services (domestic, fire, type and location of the backflow assembly).
145. The plans shall contain the calculations for sizing of domestic water meter and service.
146. The plans shall contain plumbing plans.
147. The plans shall contain landscape irrigation plans.
148. New water service will connect from a 24” main located on Empire Avenue at a static pressure of approximately 100+ psi.
149. The applicant shall be responsible for all additional costs of connection, installation, and abandonment in accordance with BWP Rules and Regulations.
150. Water may be supplied temporarily from a hydrant. Contact Water Engineering concerning fees, required permit, and fittings.
151. Since the static pressure at this site exceeds 80 pounds per square inch (PSI), the Building and Division requirements for a pressure regulator are to be followed in accordance with the California Plumbing Code (CPC).
152. The applicant shall contact Water Engineering before the building permit is issued.
The drawings will be reviewed for adequate sizing of the service and meter and will take a minimum of five working days. Domestic meter size shall be adequate to provide the required flow, as determined by a licensed plumber, architect or engineer, calculate d from the number of fixture units for the proposed development, pursuant to the CPC, CCR, Title 24, Part 5. Prior to final approval and preparation of an estimate by the BWP Water Division, the applicant shall obtain approval from the Fire Department for appropriate fire service size and appurtenance selection. A deposit will then be collected to cover construction costs for all required services. Construction scheduling will be based on date of receipt of the required drawings, fees and deposit. BWP 4.31
153. If the Fire Department requires any new fire hydrants and/or fire services for this development, the applicant shall request an estimate for same from BWP Water Division. The full deposit for any required work (including upgrading the fire service/backflow device) must be paid before the Water Division approves the project plans. BWP 4.31
154. A copy of these Design Review Standard Conditions of Approval shall be shown on the applicants plan submittal.
ATTACHMENT 1-27
EXHIBIT A
155. The Applicant shall meet with utility representatives from BWP/Water, BWP/Electric, and Public Works/Sewer to discuss utility requirements in detail.
BWP 4.35.
156. A Water Main Replacement Fee (WMRF) is required in accordance with Sections
4.34 (a), (b), (c), (d), and € of the BWP Water Division Rules and Regulations. 12” WMRF: $125/LF x 99’ of frontage on Empire Ave. = $12,375
157. The water service for this project must be provided with protective devices that prevent objectionable substances from being introduced into the public water supply system, per Title 17 of the California Administrative Code. A minimum $50 backflow prevention plan check fee and up to actual cost will be applied. Both domestic and fire services will require installation of backflow prevention devices.
Backflow devices must be installed on the applicant ’s property and as close as possible to the property line (see Standard Drawing No. BWP-615). BWP 4.35.
Burbank Water and Power – Recycled Water
158. Recycled water shall be utilized for construction, grading, and dust control. Contact Water Engineering for fees and permitting requirements. BWP 5.15
159. Recycled water shall be utilized for landscape irrigation and hydraulic cooling towers. Contact Water Engineering for additional information.
PUBLIC WORKS
Engineering Division
160. Show dimensions and location of all proposed property dedications.
161. Applicant shall protect in place all survey monuments (City, County, State, Federal, and private). Pursuant to California Business and Professions Code Section 8771, when monuments exist that may be affected by the work, the monuments shall be located and referenced by or under the direction of a licensed land surveyor or licensed civil engineer legally authorized to practice land surveying, prior to construction, and a corner record or record of survey of the references shall be filed with the county surveyor. A permanent monument shall be reset, or a witness monument or monuments set to perpetuate the location if any monument that could be affected, and a corner record or record of survey shall be filed with the county surveyor prior to the recording of a certificate of completion for the project.
162. No building appurtenances for utility or fire service connections shall encroach or project into public right -of-way (i.e. , streets and alleys). Locations of these appurtenances shall be shown on the building site plan and the off -site improvement plans [BMC 7-3-701.1].
ATTACHMENT 1-28
EXHIBIT A
163. No structure is permitted in any public right -of-way or any public utility easements/pole line easements [BMC 7-3-701.1, BMC 9-1-1-3203].
164. All unused driveways shall be removed and reconstruct ed with curb, gutter and sidewalk [BMC 7-3-504].
165. Any work within the public right -of-way must be permitted and approved by the Public Works Department before construction can commence. All construction work in the public right-of-way must comply with Burbank Standard Plans and must be constructed to the satisfaction of the City Engineer. A Public Works EXCAVATION PERMIT is required. The excavation permit requires a deposit acceptable to the Public Works Director to guarantee timely construction of all off- site improvements. Burbank Standard Plans can be accessed at; http://file.burbankca.gov/publicworks/OnlineCounter/main/index.htm
The following must be completed prior to the issuance of a Building Permit:
166. A portion of the property is within a flood plain. Applicant shall provide a copy of the “Flood Plain Development Permit” pursuant to Part 59 and Part 60 of subchapter B of Chapter I of Title 44 of the Code of Federal Regulations as stated in “SB 35 – Notice of Intent to Submit Application”.
167. Dedicate* to the City for street right -of-way: a portion of the property adjacent to Empire Avenue to create a 15’ parkway per Burbank 2035 General Plan [BMC 7 - 3-106].
168. The City of Burbank and the applicant must deve lop an egress/ingress easement agreement for the fire access lane that is proposed through Robert E. Gross Park (City property).
*Contact Real Estate Division of the Community Development Department at (818) 238-5180 for information to accomplish this dedication
169. The applicant must coordinate with Public Works to establish a professional service Agreement (PSA) for engineering support/project management and inspection services to oversee any related Public Works Construction in the public right of way o r within public utility easements related to this project. The cost of the PSA will be paid by the applicant.
170. Applicant shall notify City of Burbank Building Department in regard to proximity of flood zone. FEMA flood map can be accessed at
https://msc.fema.gov/portal/search?AddressQuery=10950%20sherman%20way %20burbank%20#searchresultsanchor.
ATTACHMENT 1-29
EXHIBIT A
171. Off-site improvement plans (in the publ ic right-of-way) must be approved by the Public Works Director. Plans must be submitted in City of Burbank Standard format and as-built plans must be submitted on mylar paper.
172. Submit hydrology/hydraulic calculations and site drainage plans. On-site drainage shall not flow across the public parkway (sidewalk) or onto adjacent private property. It should be conveyed by underwalk drains to the gutter through the curb face or conn ected to a storm drain facility [BMC 7 -1-117, BMC 7 -3-102]. The proposed development will need to submit a hydrology/hydraulic calculation, which depict both the existing and proposed drainage conditions. Any drainage studies and/or improvements on private property are to be reviewed and approved by the City’s Building Department. Any drainage studies and/or improvements within the public right-of-way are to be reviewed and approved by the City’s Public Works Department. The Lockheed Channel hydraulics are at capacity. Proposed drainage to the Lockheed Channel shall not increase the channel’s existing capacity. If development is proposing to connect to the Lockheed Channel, applicant must apply for a connection permit from the City of Burbank, Stormwater Division.
173. An address form must be processed [BMC 7-3-907].
174. Applicant must contact the City of Burbank, Park and Recreation Department for the removal of any parkway tree(s).
175. Plans should include easements, elevations, right -of-way/property lines, dedication, location of existing/proposed utilities and any encroachments.
The following must be completed prior to issuance of Certificate of Occupancy:
176. Resurface (grind and overlay minimum 2”) with Asphalt Rubber Hot Mix (ARHM) to the centerline of Empire Avenue fronting the property per City of Burbank Standards. Plans must be submitted in City of Burbank Standard format.
177. Applicant must re-stripe the resurface area and re-establish all traffic loops.
178. Remove and reconstruct sidewalk fronting the property along Empire Avenue per City of Burbank Standards.
179. Reconstruct dedicated portion of parkway with PCC sidewalk per City of Burbank Standard Plans BS-100 & BS-104-1.
180. Existing driveway apron along Empire Avenue is to be removed and reconstructed with sidewalk, curb and gutter per City of Burbank Standards Plan BS -100 & BS- 104-1 [BMC 7-3-504].
ATTACHMENT 1-30
EXHIBIT A
181. Proposed driveway along Empire Avenue must be constructed per City of Burbank Standards.
182. Any portion of public curb or gutter that is broken, uneven or uplifted at the end of the project must be reconstructed to the satisfaction of the City Engineer. That reconstruction will be required whether the damage is pre-existing or is a result of the project. Contact the Public Works Inspection Office at (818) 238-3955 to have these areas inspected and identified after obtaining a Public Works Excavation Permit [BMC 7-3-501].
Additional Comments:
183. Building access doors, loading docks doors, and access gates may not swing open into the public right-of-way [BMC 7-3-701.1].
184. Additional impacts to street triggered by this project could extend the paving restoration limits.
185. For additional information or questions, please contact Anthony Roman, Senior Civil Engineer, at (818) 238-3945.
WATER RECLAMATION AND SEWER
Wastewater requirements:
186. Under the current rate structure, pulling the Building Permit for the proposed development is subject to a Sewer Facilities Charge estimated at $87,581.70. The charge is due prior to issuance of a Building Permit [BMC 8 -1-802 and BMC 8-1- 806].
SFC = Proposed Developments – Demolition Credits
= Multi Family Units [$667/unit * 148 units] – Restaurant/Office [$11,134.30] = $87,581.70
(Note: It is the responsibili ty of the developer to show proof of the existing sewer usage or existing developments so that the proper credit can be given.)
187. Every building or structure in which plumbing fixtures are installed which conveys sewage must be connected to the municipal wastewater system [BMC 8-1-104].
188. No person shall connect to or tap an existing public sewer without obtaining a permit [BMC 8-1-301].
189. A maintenance hole must be installed at the connection point to the City sewer main for any newly proposed private sewer lateral connection(s) that are greater ATTACHMENT 1-31
EXHIBIT A
than or equal to 8-inches in diameter [BMC 8-1-308] per Standard Drawing BSS- 201-2 located in the 2012 edition of Standard Plans for Public Works Construction.
190. Pollutants, including construction debris, soil, and other discharges, are prohibited from entering the City’s sewer collection system [BMC 8-1-501.1]. Discharges that exceed the local limits per BMC 8-1-501.4 are prohibited. In addition, the applicant shall not obstruct or damage any part of the City sewer system, and shall reimburse the City for sanitary sewer overflows and the reasonable costs of necessary maintenance and/or repair of the s ewer system [BMC 8 -1-311]. As such, it is strongly recommended that all existing private sewer laterals are capped prior to any demolition activities.
191. A backwater valve is required on every private sewer lateral(s) connected to a private building(s), unless it can be shown that all fixtures contained therein have flood level rim elevations above the elevation of the next upstream maintenance hole cover of the public sewer serving the property, or a conditional waiver is granted by the Director [BMC 8-1-313]. Please note that Public Works’ Wastewater Division will not sign off on the Certificate of Occupancy until the owner/developer provides proof that the backwater valve(s) has been installed.
Project Specific Requirements:
192. A Sewer Capacity Analysis (SCA ) is required. The SCA shall analyze how the proposed project will impact wastewater flows and assess the ability of existing sewer lines to accommodate the proposed project in a peak wet weather scenario for all sewer reaches downstream/tributary to the p roperty. The sewer study can be conducted by the applicant and submitted for review and approval by Public Works, or prepared by Public Works subject to a fee per the currently adopted Citywide Fee Schedule. Public Works requires that the SCA be completed prior to the review of the project’s offsite improvement plans. Please note that if sufficient capacity does not exist, the Director will require the applicant to restrict discharge until sufficient capacity is available, or to construct a public sewer to provide sufficient capacity, or agree to pay a shared portion of the sewer infrastructure improvement costs with the City. The City may refuse service to persons locating facilities in areas where their proposed quantity or quality of sewage in unacceptable [BMC 8-1-301A and BMC 8-1-304].
193. For any cooling tower(s) included in this project using recycled water, separate recycled water meter(s) will be required. A recycled water meter must be obtained and coordinated with Burbank Water and Power, located at 164 E Magnolia Blvd., Burbank, CA 91502 or by phone at (818) 238-3500.
ATTACHMENT 1-32
EXHIBIT A
Stormwater Requirements:
194. Best Management Practices shall apply to all construction projects and shall be required from the time of land clearing, demolition or commencement of construction until receipt of a certificate of occupancy [BMC 9-3-407].
195. Discharges from essential non-emergency firefighting activities (i.e., fire sprinkler system testing) is a conditionally allowed non-storm water discharge into the storm drain system, provided appropriate Best Management Practices (BMPs) are implemented. Please see the attached Fire Suppression Systems discharge form and follow the requirements to comply when conducting the conditionally allowed non-storm water discharge.
196. Certain construction and re-construction activities on private property will need to comply with post-construction Best Management Practices (BMPs), which include Sections 8 -1-1007 and 9 -3-414.D of the BMC authorizing the City to require projects to comply with the Standard Urban Stormwater Mitigation Plan provisions and the City’s Low Impact Development (LID) ordinance. For questions on these requirements, please contact the City’s Building Division at (818) 238-5220.
197. Landscape irrigation discharges using potable or reclaimed/recycled waters are a conditionally allowed discharge per Table 8 of Final LA County MS4 Permit (Order No. R4 -2012-0175) as amended by State Water Board Order WQ 2015 -0075, which can be found at:
http://www.waterboards.ca.gov/losangeles/water_issues/programs/stormwater/m unicipal/la_ms4/2015/OrderR4-2012-0175-
FinalOrderasamendedbyOrderWQ2015-0075.pdf
198. For additional information or questions, please contact Seiko Oishi at (818) 238 - 3941.
TRAFFIC ENGINEERING
199. No visual obstruction shall be erected or maintained above 3’ high or below 10’ high in a 5’ by 5’ visibility cut-off at intersection of street and driveway. [BMC 10-1- 1303(C)]
200. Driveway apron shall be constructed per Burbank Standard Plan BS -102.
Driveway slope and transition shall be constructed per Burbank Standard Plan BT- 406.
201. All driveways and access road leading to parking areas shall be designed to accommodate turn path of Passenger Car (P) design vehicle per the AASHTO Greenbook with minimum 24’ outer turning radius and 15’ inner turning radius.
ATTACHMENT 1-33
EXHIBIT A
202. Parking spaces shall be constructed per BMC 10-1-1401, 10-1-1403, 10-1-1417, 10-1-1606.
203. Parking shall be arranged so that vehicles do not back onto major or secondary highway to exit from the parking area. [BMC 10-1-1403]
204. Parking spaces for residential use shall have a minimum width of 8’-6” and a minimum length of 18’ per BMC 10-1-1401.
205. Access aisle width for standard spaces shall be per Burbank Standard Plan BT- 401 as follows:
STANDARD SIZE AUTOMOBILE
SPACES ADJOINING
ACCESS AISLE
BASIC STALL
WIDTH
ACCESS AISLE
WIDTH
8'-6" 27'-4"
8'-8" 26'-8"
9'-0" 25'-4"
9'-4" 24'-0"
206. This project is anticipated to increase the volume of pedestrians that will cross Empire Avenue to access the transits stops near Niagara Street/Empire Avenue and Catalina Street/Empire Avenue. The Developer has agreed to install a High Intensity Activated Crosswalk (HAWK) beacon at the intersection of Empire Avenue and Catalina Street as a part of the Project’s design features. The HAWK beacon and traffic control signal are community benefits/amenities that would 1) improve accessibility for the residents of the project to transits stop located on the north side of Empire Avenue and 2) reduce the chance of vehicle vs. pedestrian conflicts due to uncontrolled pedestrian crossing at the intersection. Developer shall provide documentation that the signal meets the one of the traffic control signal warrants per the 2014 California Manual on Traffic Control Devices Chapter 4C.
The HAWK beacon is required to comply with the following:
All improvements are subject to the approval of the Public Works Director or his/her designee. Developer will coordinate with the Public Works Department for the installation of a traffic control signal at the intersection.
ATTACHMENT 1-34
EXHIBIT A
Developer is required to submit traffic signal installation and striping plans to the Public Works Department, fo r review and acceptance. These plans are required to be submitted with a Public Work Excavation Permit application. High-visibility crosswalks are required to be installed at the intersection to provide a clear and accessible pedestrian path across Empire Avenue. The crosswalks are required to comply with City of Burbank Standard Plan BT - 409A-1.
New ADA ramp(s) are required to be installed at the intersection to provide accessible pedestrian path across Empire Avenue.
The HAWK beacon is required to meet the regulations in Chapter 4F ‘Pedestrian Hybrid Beacons’ of the 2014 California Manual on Uniform Traffic Control Devices.
The HAWK beacon is required to have Caltrans signal and safety lighting standards, 3-inch conduit, a Caltrans 332L controller cabinet, and a Myers USPA service cabinet.
The signing and striping is required to be in accordance with 2014 California Manual on Uniform Traffic Control Devices.
207. Investigate the need to relocate transit stop on the south side of Empire at Empire/Catalina to Empire/Niagara to improve transit accessibility.
FIELD SERVICES
Solid Waste:
208. Must have a common location(s) for trash enclosures large enough to house an appropriate number of refuse and recycling bins.
209. Must comply with AB 341 and SB 1383 requirements.
210. There must be an appropriate location on the property for all solid waste containers or bins. Solid waste containers shall not to be visible from the street.
211. Recycling must be provided for all residents/businesses.
212. For additional informat ion or questions, please contact Public Works Field Services at (818) 238-3800.
Police Department
213. All outside lighting shall comply with the requirements of Burbank Municipal Code 5-3-505 - Outside Lighting.
214. Pursuant to Burbank Municipal Code 9 -1-1-2703 Public Safety UHF Radio Amplification System , all buildings and parking structures shall be capable of supporting emergency safety service radio communication systems. All enclosed ATTACHMENT 1-35
EXHIBIT A
and/or subterranean interior areas of this project will be tested upon completion of construction to determine the radi o signal transparency. Any buildings or structures which cannot pass the appropriate radio signal strength test may require installation of a radiating cable antennae or internal multiple antennae low power repeater system with or without FCC type accepted bi-directional UHF amplifiers as necessary to meet this requirement.
215. Buildings/structures shall display a street number in accordance with Burbank Municipal Code 9-1-9-505.1.1– Residential Building Identification and/or Burbank Municipal Code 9-1-9-505.1.2– Commercial Building Identification.
216. Pursuant to Burbank Municipal Code 9-1-9-505.1.1- approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property and from the alley or rear accessway to the property. Numbers/addresses on residential structures shall be at least four (4) inches (101.6 mm) in height with three-fourths (3/4) inch (19.1 mm) stroke. All other occupancies shall have numbers/addresses a minimum of six (6) inches (152.4 mm) in height with three- fourths (3/4) inches (19.1) stroke. All numbers/address shall contrast with their background.
217. Pursuant to Burbank Municipal Code 9-1-9-506.1(a)- Key Boxes For Police:
A. Residential Dwellings: When access to or within a multiple -family dwelling or complex or private residential community is unduly difficult because of secured openings or where immediate access is necessary for lifesaving or police purposes, a key box is to be installed in an accessible location. They key box shall contain keys to allow access to security gates or doors as required by the Chief of Police
B. Other Buildings: When access to or within a multi-occupancy building is unduly difficult because of secured openings or where immediate access is necessary for lifesaving or other police purposes, a key box may be required by the Chief of Police.
218. The installation shall occur during the construction phase. Depending on the size of the development, more than one “key box for police” may be required. Your project requires “key box for police,” also known as KnoxBox, to be installed in the following location(s): Police KnoxBox to be mounted on the wall adjacent to the main front door.
The box must be visible while standing at the front door, and easily accessible.
219. Recommendation - Preventive measures should be taken to secure any entrances to the building(s) from any parking structures to prevent the possibility of theft or burglary. (Burbank2035 General Plan Safety Element Goal 3, Policy 3.2 – Reduce opportunities for criminal activity through physical design standards such as Crime ATTACHMENT 1-36
EXHIBIT A
Prevention Through Environmental Design (CPTED) and youth programs, recreation opportunities, educational programs, and counseling services.)
220. Recommendation - All exterior doors, other than primary entry doors, shall be self- closing and self -locking to prevent trespassing. (Burbank2035 General Plan Safety Element Goal 3, Policy 3.2 – Reduce opportunities for criminal activity through physical design standards such as Crime Prevention Through Environmental Design (CPTED) and youth programs, recreation opportunities, educational programs, and counseling services.)
221. Recommendation - Secure fencing around the construction site with locking gates and appropriate lighting should be installed during construction to prevent trespassing and theft. During construction, the Police Department should be given emergency contact information of contractors and owners for any problems encountered after normal construction hours. (Burbank2035 General Plan Safety Element Goal 3, Policy 3.2 – Reduce opportunities for criminal activity through physical design standards such as Crime Prevention Through Environmental Design (CPTED) and youth programs, recreation opportu nities, educational programs, and counseling services.)
222. Recommendation - To ensure construction personnel are aware of the restricted construction times, the developer should install legible, professionally made sign(s) 2 ft. X 3 ft. in size in location( s) satisfactory to the City Planner and the Police Department that states, “NOTICE: THE CITY OF BURBANK LIMITS
CONSTRUCTION ACTIVITIES OF THIS PROJECT (DEMOLITION,
EXCAVATION, GRADING, ACTUAL CONSTRUCTION, AND LANDSCAPING) as follows: 7:00 AM TO 7:00 PM MO NDAY THROUGH FRIDAY, AND FROM 8:00 AM TO 5:00 PM ON SATURDAY. THERE SHALL BE NO WORK PERFORMED ON SUNDAYS OR ON MAJOR HOLIDAYS.” Any exceptions would be subject to the approval of the Directors of both the Community Development and Public Works Departments.
223. Burbank Municipal Code 9 -1-1-105.10 – Construction Hours: The following construction hours shall apply to all construction, alteration, movement, enlargement, replacement, repair, equipment, maintenance, removal, and demolition work regulated by this code:
Construction Hours:
Monday – Friday 7:00 a.m. to 7:00 p.m.
Saturday 8:00 a.m. to 5:00 p.m.
Sunday and City Holidays – None
224. Recommendation - Stairwells, the interiors of which are not completely visible when first entering, shall have mirrors so placed as to make the whole stairwell interior visible to pedestrians outside. (Burbank2035 General Plan Safety Element Goal 3, Policy 3.2 – Reduce opportunities for criminal activity through ATTACHMENT 1-37
EXHIBIT A
physical design standards such as Crime Prevention Through Environmental Design (CPTED) and youth programs, recreation opportunities, educational programs, and counseling services.)
For additional information or questions, please contact Sergeant Brent Fekety at (818) 238-3240 or via email at [email protected]. The Police Department will be available to review plans and apply an approval stamp for building permits Monday through Thursday between 9:00 A.M. and 11:00 AM.
Fire Department
225. Provide construction site security by means of a six-foot high fence maintained around the entire site or a qualified fireguard when required by the Fire Chief. 226. Provide an automatic fire sprinkler system in accordance with the Burbank Municipal Code.
227. Provide electrical supervision for all valves controlling the water supply and all water flow switches on all fire sprinkler systems where the number of sprinklers is 20 or more.
228. Provide a fire alarm system to notify all occupants of automatic fire sprinkler water flow.
229. Provide a Knox key box for fire department access.
230. Provide a Knox KS-2 key access switch for security gates.
231. Provide address numbers a minimum of 4 inches high for residential structures and six inches high for all other occupancies with ¾ inch stroke to identify the premises.
Numbers shall be plainly visible from the street or road fronting the property and from the alley or rear accessway to the property.
232. 2A10BC fire extinguishers shall be provided and located as directed by the Fire Inspector in the field. All portable fire extinguishers shall be installed on a positive latching bracket or within an enclosed cabinet.
233. Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort. All locking devices shall be of an approved type.
234. Provide a fire alarm system.
235. Fire apparatus access roads shall be provided in accordance with the California Fire Code, for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility.
More than one fire apparatus road shall be provided when it is determined by the chief that access by a single road might be impaired by vehicle congestion, condition of ATTACHMENT 1-38
EXHIBIT A
terrain, climatic conditions or other factors that could limit access. Access during construction shall be maintained in accordance with the CFC/BMC.
236. Specifications for fire apparatus access roads shall be provided and maintained in accordance with the California Fire Code.
237. Plans for fire apparatus access road shall be submitted to the fire department for review and approval prior to construction.
238. Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. 239. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction.
240. Approved signs or other approved notices shall be provided and maintained, at the expense of the person(s) in possession of the property, for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both.
241. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings are hereafter constructed or moved into or within the jurisdiction. When any portion of the facility or building protected is in excess of 150 from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the chief.
242. All exits, fire department access and fire protection shall me maintained in accordance with the California Fire Code during construction.
243. Any fire hydrants for this block shall be upgraded with a 4” X 2-2 ½” outlets. Contact the Water Division at 238-3500 for specifications on the type fire hydrants to be provided.
244. Except as otherwise provided, no person shall maintain, own, erect, or construct, any building or structure or any part thereof, or cause the same to be done which fails to support adequate radio coverage for City emergency service workers, including but not limited to firefighters and police officers. Buildings and structures which cannot meet the required adequate radio coverage shall be equipped with any of the following in order to achieve the required adequate radio coverage: a radiating cable system or an internal multiple antenna system with or without FCC type accepted bi-directional UHF amplifiers as needed. Further information and guidance can be obtained by contacting the City of Burbank Radio Communications shop at (818)238-3601.
245. For parking garages provided with a ventilation system in accordance with the California Building Code “Interior Environment” a remote over-ride switch shall be ATTACHMENT 1-39
EXHIBIT A
provided for Fire Department use as assistance for smoke removal. The switch shall be located and clearly marked in a readily accessible location as directed by the Fire Department.
246. Provide smoke detection for dwelling units, congregate residences and hotel or lodging guestrooms that are used for sleeping purposes.
247. Power and location of smoke detectors in Group R occupancies shall be in compliance with the California Fire Code, California Building Code as amended by the Burbank Municipal Code.
248. All existing single-family dwelling units intended for human occupancy shall have installed on or before July 1, 2011 carbon monoxide detectors in accordance with the Health & Safety Code §17926.
249. All existing Multi-dwelling units intended for human occupancy shall have installed on or before January 1, 2013 carbon monoxide detectors in accordance with the Health & Safety Code §17926.
250. Buildings having floors used for human occupancy located more than 35 feet, but less than 75 feet above the lowest level of fire department ve hicle access, shall be in compliance with all applicable “Mid-Rise” requirements as defined by the Burbank Municipal Code.
251. Buildings having floors used for human occupancy located more than 75 feet above the lowest level of fire department vehicle access, shall be in compliance with all applicable “High-Rise” requirements as defined by the Burbank Municipal Code.
252. High–rise and Mid-rise buildings shall be accessible on a minimum of two sides.
Roadways shall not be less than 10 feet or more than 35 feet fro m the building.
Landscaping or other obstructions shall not be placed or maintained around structures in a manner so as to impair or impede accessibility for fire fighting and rescue operations.
253. Group B office buildings and Group R, Division 1 Occupancies, each having floors used for human occupancy located more than 35 feet above the lowest level of Fire Department vehicle access, shall be provided with an automatic fire alarm system.
254. Every mid-rise building shall be provided with an approved combined standpipe system.
255. All stair shaft doors at each building level shall provide access to the building for fire department use.
256. There shall be provided for fire department use at least one access door to one enclosed exit stair shaft that serves all building levels and the roof at the main entrance level outside the building.
ATTACHMENT 1-40
EXHIBIT A
257. All enclosed exit stairways shall be continuous to each floor served in either direction and shall be without obstructions such as intervening doors and gates.
EXCEPTION: Approved barriers provided at the ground floor level to prevent persons traveling downward from accidentally continuing into the basement, in accordance with the Building Code.
258. Locking of enclosed exit stairshaft doors:
1. All enclosed exit stairshaft doors which are to be locked from the stairshaft side shall have the capability of being unlocked without unlatching, by all of the following methods:
1.2 A manual signal from the central fire control room.
1.3 The actuation of a fire alarm device.
1.4 Upon failure of electrical power.
2. When enclosed exit stairshaft doors are locked from the stairway side, an approved emergency communication system directly connected to the building control station, proprietary supervisory station, or other approved emergency location shall be available to the public and shall be provided at every fifth floor landing in each required enclosed exit stairshaft.
259. In all high-rise and mid-rise buildings, approved breakout panels or tempered glass windows shall be provided in the exterior wall at the rate of at least twenty square feet of opening per fifty lineal feet of exterior wall in each story, distributed around the perimeter at not more than fifty foot intervals. Such panels shall be clearly identified as required by the Chief.
260. In every bank of elevators, there shall be provided a nd available to the fire department, an elevator that opens on to each floor served by the individual bank.
A bank of elevators is one or more elevator cars controlled by a common operating system, or where all elevator cars will respond to a single call button.
261. Elevator cars assigned for fire department use shall have at height, recessed area, or removable ceiling, which will make possible the carrying of a nine- (9) foot high ladder.
At least one elevator car assigned for fire department use and serving all floors shall be of a size that will accommodate a 24 inch by 85 inch ambulance stretcher in the horizontal position, and have a clear opening width of 42 inches. The elevator shall be identified with approved signs.
262. Elevators shall open into a lobby on all f loors except the lowest terminal floor of building entry. Lobbies may serve more than one (1) elevator.
263. Lobbies shall be separated from the corridor by one (1) hour fire resistive construction with all openings protected by tight fitting twenty (20) minute door assemblies designed to close automatically upon activation of a detector which will respond to visible or invisible particles of combustion. Lobbies shall also be ATTACHMENT 1-41
EXHIBIT A
separated from the remainder of the building as required for corridor walls and ceilings.
264. Every high-rise building shall have an emergency helicopter landing facility located on the roof in an area approved by the Chief. The roof structure shall be designed and constructed to support a minimum live load of ten thousand (10,000) pounds.
Such landing facility shall be installed as required for Helistops in accordance with the CFC.
265. In order to determine fire flow requirements for this building, the following information shall be provided prior to issuing a building permit for final fire department plan check:
• Building Type Construction as defined by the California Building Code. • Square feet of the building.
• The fire flow shall be gpm for hours in accordance with the CFC.
Fire Lane Requirements California Fire Code Chapter 5. and Appendix D. 266. 503.1.1 Buildings and Facilities Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
267. 503.2.2 Authority The fire code official shall have the authority to require or permit modifications to the required access widths where they are inadequate for fire or rescue operations or where necessary to meet the public safety objectives of the jurisdiction.
Section D 105 Aerial Fire Apparatus Access Roads
268. D 105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For e purpose of this section, the highest roof surface shall be determined by the measurement to the eve of the pitched roof, the intersection of the roof to the exterior wall of the top of parapet walls, whichever is greater.
269. D 105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet. (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
270. D 105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm ) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official.
ATTACHMENT 1-42
EXHIBIT A
271. D 105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official.
272. Dimensions of dead ends fire apparatus access roads:
273. All items reviewed are based on information provided at time of review. The comments provided do not limit or relieve the owner and the owner’s architect and/or contractor from the responsibility of ensuring compliance with all applicable provisions of fire/life safety codes. Such compliances may include but are not limited to fire department access for fire fighting, including fire department vehicle access, fire water supplies and appurtenances. Further reviews may require additional requirements or limitations as the project develops and is not limited to the requirements provided in these comments.
274. All noted information pertaining to the proposed Project shall be shown on plans submitted as part of the Fire Department review for approval.
275. The permittee, or the owner of the subject property if other than the permittee, shall record the terms and conditions of this Resolution in the office of the County Registrar Recorder/County Clerk and provide a certified copy to the City prior to the issuance of a Bu ilding Permit. In addition, upon any transfer or lease of the property and/or business, the permittee, or the owner of the subject property if ATTACHMENT 1-43
EXHIBIT A
other than the permittee, shall promptly provide a copy of this Resolution and its conditions to the transferee or lessee of the subject property and/or business.
X X
Signature of Applicant/Permittee Signature of Property Owner
ATTACHMENT 1-44
EXHIBIT B
OBJECTIVE STANDARD CONSISTENCY ANALYSIS
ATTACHMENT 1-45
EXHIBIT B
EXHIBIT B
2814 Empire Avenue – Objective Standards Consistency Analysis Table 1.1: Consistency with requirements of California Government Code Section 65913.4 Objective Standards Consistency Analysis Determination
NUMBER AND TYPE OF UNITS:
The project must be a multifamily housing development that contains at least two residential units and complies with the minimum and maximum residential density range permitted for the site, plus any applicable density bonus
The proposed Project is a 100% aff ordable multi-family apartment development consisting of 148 dwelling
units. The Project also complies with the minimum and
maximum residential density range permitted for the
site plus the allowable density bonus units under SB 35 and local and State Density Bonus Law.
Consistent
AFFORDABILITY:
If more than 10 residential units are proposed, at least 10 percent of the project's total units must be dedicated as affordable to households making below 80 percent of the area median income. If the project will contain subsidized units, the applicant has recorded or is required by law to record, a land use restriction for the following minimum durations, as applicable:
o 55 years for rental units.
o 45 years for homeownership units.
The Project meets this criterion. The proposed project is a 100% Affo rdable Housing development. The project
applicant proposes 148 units with 83 units designated
for extremely low and very-low-income households, and
62 units designated for low -income households ,
complying with both S tate Density Bonus law and the
City’s Inclusionary Housing Ordinance. Additionally, due to subsidized project units, the applicant will record a land use restriction for the rental units for the minimum durations of fifty-five (55) years.
Consistent
URBAN INFILL:
The project must be located on a legal parcel or parcels within the incorporated City limits. At least 75 percent of the perimeter of the site must adjoin parcels that are developed with urban uses. For purposes of SB 35, “urban uses” means any current or former residential, commerc ial, public institutional, transit or transportation passenger facility, or retail use, or any
The Project meets this criterion. The Project is located on a legal lot within the incorporated City limits.
Moreover, at least 75% of the perimeter of the site
adjoins parcels that are developed with urban uses.
Consistent
ATTACHMENT 1-46
EXHIBIT B
combination of those uses. Parcels that are only separated by a street or highway shall be considered adjoined.
ZONED OR PLANNED RESIDENTIAL USES:
The project must be located on a site that is either zoned or has a General Plan designation for residential or residential mixed - use development, including sites where residential uses are permitted as a conditional use. If the multifamily housing development is a mixed-use development, at least two-thirds of the project's square footage must be designated for residential use
According to the City’s Burbank2035 General Plan (2013) the General Plan Land Use designation for the property
is Regional Commercial. This designation allows for a
maximum FAR of 1.25 and maximum residential density
of 58 units per acre, typically (i.e., when not being
processed as an SB 35 approval) with discretionary
approval.
According to the City’s Zoning Map (2019), the Property is zoned M -2 (General Indu strial) Zone. Pursuant to
Section 10 -1-808.5 of the Burbank Municipal Code, in
the M -2 Zone, all uses shall be consistent with the
maximum floor area ratio (FAR) and maximum
residential density of 1.25 FAR and 58 units per acre.
Consistent
CONSISTENT WI TH OBJECTIVE STANDARDS: The project must meet all objective zoning and design review standards in effect at the time the application is submitted.
The Project complies with all applicable development
standards noted in the BMC and Burbank2035 General
Plan, unless deviations are otherwise permitted through the concession requests and exemptions sought under
local and State density bonus law (BMC Section 10-1-634 et. seq. and California Government Sections 65915) and
SB 35 streamlined ministerial approval process
(California Government Sections 65913.4) , as indicated in Tables 1.2 and 1.3.
Consistent
PARKING:
The project must provide at least one parking space per unit; however, no parking is required if the project meets any of the following criteria –
The Project is located within ½ a mile radius of a public transit as defined by Section 102(r) of the HCD
guidelines. The Project is eligible for reduced parking to permit zero parking spaces, pursuant to Government
Code Section 65913.4(e)(1)(A). Although the Project is
Consistent
ATTACHMENT 1-47
EXHIBIT B
o The project is located within one -half mile of public transit as defined by Section 102(r) of the HCD Guidelines.
o The project is located within an architecturally and historically significant historic district.
o On-street parking permits are required but not offered to the occupants of the project.
o There is a car share vehicle as defined by Section 102(d) within one block of the development. A block can be up to 1,000 linear feet of pedestrian travel along a public street from the development.
not required to provide onsite parking under the
affordable housing incentives and Code Section 102(r) of the HCD guidelines, the project development will include 7 new parking stalls onsite.
LOCATION: The project must be located on a property that is outside each of the following areas:
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 sp ecies, 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
Recreational Vehicle Park Occupancy Law, the
Mobilehome Parks Act, or the Special Occupancy Parks
Act.
Consistent
o Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the
Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the City’s voters.
The Project site is not located on prime farmland or
farmland of statewide importance as provided in
Exhibit C.
Consistent
ATTACHMENT 1-48
EXHIBIT B
o Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
The Project site is not located in Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993) as provided in Exhibit C.
Consistent
o A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code. This does n ot apply to sites excluded from the specified hazard zones by the City, pursuant to subdivision (b) of Section 51179, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development.
The Project site is not located in a very high fire hazard severity zone, as determined by the Department of
Forestry and Fire Protection pursuant to Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of
Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code as provided in Exhibit C.
Consistent
o A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the
Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the Department of Toxic Substances Control has cleared the site for residential use or residential mixed-uses.
The Project site is not a listed hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous
waste site designated by the Department of Toxic
Substances Control pursuant to Section 25356 of the
Health and Safety Code as provided in Exhibit C.
Consistent
o A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
The Project site is not located within a delineated
earthquake fault zone as determined by the State
Geologist in any official maps published by the State
Geologist, as provided in Exhibit C.
Consistent
o A flood plain as determined by maps promulgated by the Federal Emergency Management Agency, unless the
A portion of the site is within a special flood hazard
area subject to inundation by the 1 percent annual
Consistent
ATTACHMENT 1-49
EXHIBIT B
development has been issued a flood plain development permit pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.
chance flood (100-year flood) as determined by the
Federal Emergency Management Agency in any official
maps published by the Federal Emergency
Management Agency. The Project Applicant was able to
demonstrate they can safely construct within the 100-
year flood way as provided in Exhibit D.
o A floodway as dete rmined by maps promulgated by the
Federal Emergency Management Agency, unless the
development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.
A portion of the site is within a special flood hazard
area subject to inundation by the 1 percent annual
chance flood (100-year flood) as determined by the
Federal Emergency Management Agency in any official
maps published by the Federal Emergency
Management Agency. The Project Applicant was able to
demonstrate they can safely construct within the 100-
year flood way as provided in Exhibit D.
Consistent
o Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural
Community Conservation Planning Act (Chapter 10
(commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan.
The Project site is not located in lands identified for conservation in an adopted natural community
conservation plan pursuant to the Natural Community
Conservation Planning Act (Chapter 10 (commencing
with Section 2800) of Division 3 of the Fish and Game
Code), or in a habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C.
Sec.1531 et seq.), or other adopted natural resource
protection plan as provided in Exhibit C.
Consistent
o Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal
Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
The Project site is not located within Habitat for
protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the
federal Endangered Species Act of 1973 (16 U.S.C. Sec.
1531 et seq.), the California Endangered Species Act
(Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant
Protection Act (Chapter 10 (commencing with Section
Consistent
ATTACHMENT 1-50
EXHIBIT B
1900) of Division 2 of the Fish and Game Code ) as
provided in Exhibit C.
o Lands under conservation easement.
The site is not located under a conservation easement
as provided in Exhibit C.
Consistent
o A site that would require demolition of housing that is:
• Subject to recorded restrictions or law that limits rent to levels affordable to moderate, low, or very-low income households. • Subject to rent control.
• Currently occupied by tenants or that was occupied by tenants within the past 10 years.
The project would not result in the demolition of
housing, a site that would require demolition of housing that is subject to recorded restrictions or law that limits rent to levels affordable to moderate, low, or very -low income households, subject to rent control currently
occupied by tenants or that was occupied by tenants
within the past 10 years, or a site that previously
contained housing occupied by tenants that was
demolished within the past 10 years because it has been occupied by a commercial use.
Consistent
o A site that previously contained housing occupied by tenants that was demolished within the past 10 years.
Consistent
o A site that would require demolition of an historic structure that is on a local, state, or federal register.
The project will not result in the demolition of an historic structure that is on local, State or Federal register.
Consistent
o A parcel of land or site governed by the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the
Mobilehome Parks Act, or the Special Occupancy Parks Act The Project site is not governed by the Mobilehome
Residency, the Recreational Vehicle Park Occupancy
Law, the Mobilehome Parks Act, o r the Special
Occupancy Parks Act.
Consistent
SUBDIVISIONS: The project does not involve an application to create separately transferable parcels under the Subdivision Map Act. However, a subdivision is permitted if either of the following apply:
o The p roject is financed with low -income housing tax credits (LIHTC) and satisfies the prevailing wage requirements identified in item 9 of this Eligibility Checklist.
o The project satisfies the prevailing wage and skilled and trained workforce requirements id entified in items 9 and 10 of this Eligibility Checklist.
The Project does not propose the subdivision of land. Consistent PREVAILING WAGE: The project proponent must certify that at least one of the following is true:
The Project is exempt from labor standards contained in the streamlined ministerial approval process inclusive of provision of prevailing wages and employment of skilled Consistent
ATTACHMENT 1-51
EXHIBIT B
o The entirety of the project is a public work as defined in Government Code section 65913.4(8)(A)(i).
o The project is not in its entirety a public work and all construction workers employed in the execution of the
development will be paid at least the general prevailing rate of per diem wages for the type of work and geographic area. o The project includes 10 or fewer units AND is not a public work AND does not require subdivision.
and trained workforce pursuant to State Department of
Housing and Community Developmen t (HCD) SB35
Guidelines Section 403(b).
SKILLED AND TRAINED WORKFORCE: If the project consists of 75 or more units that are not 100 percent subsidized affordable housing, the project proponent must certify that it will use a skilled and trained workforce, as defined in Government Code section 65913.4(8)(B)(ii)
The Project is exempt from labor standards contained
in the streamlined ministerial approval process
inclusive of provision of prevailing wages and
employment of skilled and trained workforce pursuant
to State Department of Housing and Community
Development (HCD) SB35 Guidelines Section 403(b).
Consistent
Table 1.2: Consistency with Burbank Municipal Code (BMC) Objective Standards Consistency Analysis Determination
Article 6 Division 5
Section 10 -1-635: CALCULATION OF DENSITY BONUS AND
NUMBER OF INCENTIVES AND CONCESSIONS
A. The City shall grant a Density Bonus to a developer of a Housing Development of five (5) or more dwelling units who seeks a Density Bonus in accordanc e with this Division and agrees to construct at least one of the following:
1. Ten percent of the total units of the Housing
Development as Affordable Units affordable to low-income households; or
2. Five percent of the total units of the Housing
Development as Affordable Units affordable to very low- income households; or
The Project complies with the applicable standard
of Section 10-1-639 by providing 145 of 148 units
for households earning 80% AMI or less.
Total units proposed: 148
Managers units (market rate): 3
Low Income units (80% AMI): 62
Very Low-Income units (50% AMI): 17
Extremely Low-Income units (30% AMI): 66
Consistent
ATTACHMENT 1-52
EXHIBIT B
3. A Senior Citizen Housing Development; or
4. Ten percent of the total units of a newly constructed Condominium Project or Planned Development as Affordable Units which are affordable to moderate income households.
10-1-639: AFFORDABILITY AND DEVELOPMENT
STANDARDS
Total units proposed: 148
Managers units (market rate): 3
Low Income units (80% AMI): 62
Very Low-Income units (50% AMI): 17
Extremely Low-Income units (30% AMI): 66
Consistent
10-1-640: DEVELOPMENT STANDARDS MODIFIED AS
INCENTIVE OR CONCESSION
The Project is eligible for four
concessions/incentives and exemptions from
maximum allowed density, building height
standards, and on-site parking requirements
pursuant to State Density Bonus Law and SB35
ministerial streamlined review process. Specifically,
the Project is requesting for the following:
- Increase in density to permit 148 units, pursuant
to Government Code Section 65915(f)(3)(D)(ii);
- Reduced parking to permit zero parking spaces,
pursuant to Government Code Section
65913.4(e)(1)(A). The Project provides 7 spaces;
- An increase in height, up to an additional 33 feet,
for a total height of 75.75 feet pursuant to
Government Code Section 65915(d)(2)(D);
- One incentive or concession for: a front setback
reduction from 15 ft. to 0 ft. pursuant to local and
State Density Bonus law
Consistent
10-1-641: APPLICATION REQUIREMENTS AND REVIEW The project complies with the City’s review process. Consistent
10-1-642: DENSITY BONUS HOUSING AGREEMENT The Project complies with the City’s Density Bonus Housing Agreement.
Consistent
ATTACHMENT 1-53
EXHIBIT B
10-1-646: INCLUSIONARY UNIT REQUIREMENT
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.
The Project complies with the City’s inclusionary
housing requirement by providing 145 of 148 rental
units for households earning 80% AMI or less.
Total units proposed: 148
Managers units (market rate): 3
Low Income units (80% AMI): 62
Very Low-Income units (50% AMI): 17
Extremely Low-Income units (30% AMI): 66
Consistent
10-1-649: AFFORDABLE HOUSING INCENTIVES The Project is eligible for one incentive or concession for a front setback reduction from 15 ft. to 0 ft.
pursuant to local and State Density Bonus law.
Consistent
10-1-650: COMPLIANCE PROCEDURES The Project is undergoing a streamlined ministerial design review process pursuant to City Ordinance
No. 22 -3,964 and CA Government Code Section
65913.4 and is compliant with the City’s Inclusionary
Housing Plan requirements. The Project will comply
with the City’s Inclusionary Housing Agreement ,
which has been included in the final Conditions of
Approval for the Project.
Consistent
10-1-651: STANDARDS FOR INCLUSIONARY UNITS All units that are being proposed are affordable to low-, very low -, and extremely low -income
households. Additionally, per the requirements of SB
35 application, the applicant will record a land use
restriction for the rental units for the minimum
duration of 55 years.
Consistent
Article 8 Division 2
10-1-808.5: GENERAL PLAN CONSISTENCY The Project proposes a multifamily residential building with 148 units. The project site is located on Consistent
ATTACHMENT 1-54
EXHIBIT B
In the M-2 Zone, all uses shall be consistent with the
maximum FAR and maximum residential density, as
prescribed in the General Plan
a site that has a General Plan Land Use designation
(Regional Commercial) that allows residential use
subject to a discretionary review. Burbank Municipal
Code Section 10-1-808.5 allows for residential use in
Regional Commercial Land Use designation. The
Project is eligible for an increase in density to
construct 148 units, purs uant to Government Code
Section 65915(f)(3)(D)(ii).
10-1-809: USES IN THE M-2 ZONE
The Project development is in consistent with the
use allowed under the Burbank2035 General Plan
Regional Commercial Land Use Designation.
Consistent
10-1-812: PROPERTY DEVELOPMENT STANDARDS
A. STRUCTURE HEIGHT
B. OPEN SPACE
C. YARDS (includes setbacks and landscaping)
D. MASONRY WALL
E. OFF-STREET PARKING
F. ADDITIONAL STANDARDS
A. STRUCTURE HEIGHT
The Project is eligible for an increase in height, up
to an additional 33 feet, for a total height of 75.75
feet pursuant to Government Code Section
65915(d)(2)(D).
B. OPEN SPACE
Not Applicable to the Project because the Project
site is not located adjacent to any residentially
zoned lot. Therefore, it is not required to comply
with the open space requirement.
C. YARDS
The Project is eligible for one incentive or
concession for a front setback reduction from 15 ft.
to 0 ft. pursuant to State Density Bonus law.
Additionally, the Project complies with the
landscaping standards including minimum 50%
landscaping requirement for exposed front and side
yards and provision of 36” box trees.
D. MASONRY WALL
Consistent
ATTACHMENT 1-55
EXHIBIT B
The project is proposing the installation of a six (6)
feet high masonry wall on the East, West, and
South side of the property.
E. OFF-STREET PARKING
The Project is eligible for reduced parking to permit
zero parking spaces, pursuant to Government Code
Section 65913.4(e)(1)(A). The Project provides 7
spaces.
F. ADDITIONAL STANDARDS
The Project complies with applicable provisions and
standards contained in Article 11 through 16 of
Burbank Municipal Code.
Article 11. General Property Development Regulations
10-1-1103: LOT TO HAVE FRONTAGE The proposed building is located on a lot with 99.22 feet of street frontage along Empire Avenue.
Consistent
10-1-1104: FRONTAGE ON ALLEYS No alleys exist, the lot fronts Empire Avenue. Consistent 10-1-1105: HAZARDOUS AREAS The Project proposes a 6-feet high block wall to create a barrier between the proposed building and
railway tracks located towards the south of the
Project site.
Consistent
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.
A. ROOF DESIGN
Compliance with BMC Section 10-1-1113.1 has been
included as part of the final Conditions of Approval
for the Project.
B. WINDOW TREATMENT
Not Applicable to the Project. The proposed building
will be constructed on a lot that is 99 feet wide along Empire Avenue.
C. BUILDING MATERIALS
The Project incorporates different building materials
that is consistent along all the building elevations
Consistent
ATTACHMENT 1-56
EXHIBIT B
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.
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 bu ilding facade on the ground floor devoted to window treatment.
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.
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.
E. ENTRIES
Pedestrian entrances on exposed elevations shall be recessed and architecturally highlighted.
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
G. EXTERIOR STAIRWAYS
Enclosures or landscape barriers must be provided wherever there is less than seven (7) feet vertical clearance below stairs.
and includes stucco and concrete base façade, dark
brown vinyl window frame, and metal siding panel
to enhance visual interest of the proposed building.
D. VARIATION ON PLANE
The proposed building is oriented towards Empire
Avenue and incorporates visual variation by
providing surface breaks and building modulation
along the front elevation and west elevation.
E. ENTRIES
The building incorporates a recessed main entrance
that is located along the north elevation fronting
Empire Avenue.
F. APPENDAGES, AWNINGS AND MARQUEES
Compliance with BMC Section 10-1-1113.1 has been
included as part of the final Conditions of Approval
for the Project.
G. EXTERIOR STAIRWAYS
The Project does not propose any exterior
stairways.
H. LOCATION AND SCREENING OF TRASH BINS
The trash area for the Project is located within the
proposed building.
J. FENCES AND WALLS
The Project proposes a 6 feet high block wall along
the side and rear property lines. No fence or
perimeter wall is proposed along the front yard
setback area. Additionally, the Project does not
ATTACHMENT 1-57
EXHIBIT B
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.
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.
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 propose structures, fences, or walls within the
corner cutoff zone of Empire Avenue.
ATTACHMENT 1-58
EXHIBIT B
side yard on the street side of a corner or reverse corner lot except cutoff area.
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.
10-1-1114: ART IN PUBLIC PLACES Compliance with provisions of BMC Section 10-1- 1114 - Art in Public Places has been included as part
of the final Conditions of Approval.
Consistent
Article 12. GENERAL YARD AND SPACE STANDARDS
10-1-1201: YARDS OPEN AND UNOBSTRUCTED The Project is eligible for one incentive or concession for a front setback reduction from 15 ft. to 0 ft.
pursuant to local and State Density Bonus law.
Consistent
10-1-1203: YARDS CANNOT SERVE OTHER BUILDINGS OR
LOTS
The Project complies with the requirements of BMC
Section 10-1-1203.
Consistent
10-1-1206: ACCESS TO UTILITY POLES The Project site does not contain any utility poles.
Nonetheless, compliance with Section 10-1-1206 has
been included in the final Conditions of Approval.
Consistent
10-1-1211: MISCELLANEOUS ENCROACHMENTS
B. FIRE ESCAPES.
C. EAVES, CORNICES, CANOPIES, ETC.
D. UNCOVERED PORCHES, PATIOS AND PLATFORMS.
E. STAIRWAYS, HANDICAP RAMPS AND BALCONIES. Open,
F. PORTE-COCHERE.
G. UTILITY POLES.
H. GARAGE DOORS.
I. ACCESSORY APPLIANCES.
J. CHIMNEYS.
The proposed building can encroach into the
required front yard setback pursuant to the State
Density Bonus law. Further, c ompliance with all the
applicable requirements of BMC Section 10-1-1211
has been included as part of the final Conditions of
Approval.
Consistent
ARTICLE 13. GENERAL HEIGHT STANDARDS:
ATTACHMENT 1-59
EXHIBIT B
10-1-1301: EXCEPTIONS TO BUILDING HEIGHT LIMITS The building inclusive of roof top structures/equipment can exceed maximum
allowed height limit pursuant to State density bonus
law subject to FAA clearance. The building height of
the proposed structure is 75.75 feet.
Consistent
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.
The Project does not propose structures, fences, or
walls within the corner cutoff zone of Empire
Avenue.
Consistent
10-1-1304.5: NOTICE OF BUILDING HEIGHT The Project includes a request for increased height up to 33 additional feet pursuant to Government
Code Sections 65915(d)(2)(D). The proposed height
is 75.75 feet.
Consistent
10-1-1307: AIRPORT AREAS AND HEIGHT LIMITS
ESTABLISHED
The Project site is located within Zone 3 of FAA
Notice Zone and is subject to the provisions of BMC
Section 10-1-1308, which has been included as one
of the Conditions of Approval.
Consistent
ATTACHMENT 1-60
EXHIBIT B
10-1-1308: PROOF OF FAA NOTIFICATION OF INTENT TO
CONSTRUCT
The Project as designed will be 75.75 feet in height.
As part of building permit plan check, the Project
Applicant shall file a Notice of Proposed
Construction with the FAA. This notice is required at
least 45-days prior to the start of construction or the date an application for a construction permit is filed, whichever is earliest. As the Project is still
undergoing the SB 35 review the notice has not been
finalized but will be filed according to the applicable requirements. A copy will be provided to the
Community Development Director once filed.
Pursuant to Federal Aviation Regulations Section
77.7 Notice of Proposed Construction the Project is
not anticipated to be an Obstruction or Hazard to
air navigation as it does not meet or exceed the
applicable FAA criteria for Construction Requiring
Notice.
Consistent
ARTICLE 14. DIVISION 1
10-1-1401: PARKING SPACE DIMENSIONS Plans comply with the requirements of BMC Section 10-1-1405. Additionally, a Condition of Approval has
been incorporated to ensure that all proposed onsite
parking spaces comply with BMC Section 10-1-1401,
including compliance with minimum dimension of
8.50 feet width and 18’ depth.
Consistent
10-1-1403: INGRESS AND EGRESS; BACKING INTO
HIGHWAY
The proposed seven (7) off-street parking spaces
are accessible from and to Empire Avenue.
Additionally, the off-street parking is designed to
prevent backing into Empire Avenue to exit from
the parking area.
Consistent
10-1-1404: TANDEM PARKING The Project is eligible for exemption from on-site parking requirements pursuant to California
Government Code Section 65913.4(e)(1)(A).
Consistent
ATTACHMENT 1-61
EXHIBIT B
10-1-1405.5: BICYCLE PARKING SPACES The Project proposes a bicycle storage facility with 18 bicycle stalls.
Consistent
10-1-1406: SITE PLAN The Applicant has provided a Project site plan and landscape plans with detailed parking arrangement
and landscaping.
Consistent
10-1-1407.01: USE OF PARKING AREAS FOR STORAGE Compliance with Section BMC Section 10-1-1407.01 has been included in the final Conditions of
Approval.
Consistent
DIVISION 2. PARKING REQUIREMENTS:
10-1-1408: SPACES REQUIRED The Project is eligible for exemption from on-site parking requirements pursuant to California
Government Code Section 65913.4(e)(1)(A).
Consistent
DIVISION 3. LOCATION OF PARKING AREAS:
10-1-1412: LOCATION OF PARKING AREAS The seven (7) on-site parking spaces for the proposed multifamily dwelling is located on the
same lot as the building.
Consistent
DIVISION 4. IMPROVEMENT OF PARKING AREAS:
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 s hall be clearly marked including the use of directional arrows when necessary to guide internal movements.
The Project Applicant has provided as detailed site
plan and landscape plan indicating location of
parking stalls, driveway, wheel stops, vehicle
circulation and turnaround areas, and safety barrier
around the proposed open space. Additionally,
compliance with Section BMC Section 10-1-1417
has been included in the final Conditions of
Approval.
Consistent
ATTACHMENT 1-62
EXHIBIT B
B. The Public Works Director, Community Development
Director, and/or the Planning Board may place special
requirements on an individual site to re duce 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 adjoini ng 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.
E. All open space ar eas 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 ATTACHMENT 1-63
EXHIBIT B
and traffic safety. All vehicle movements involved in loading, parking, or turning around shall occur on-site.
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 combinatio n 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.
The Project site plan indicates that the proposed
parking area, trash enclosure, and utility cabinets
are located within the walls of the proposed
building and will be screened from public view.
Additionally, compliance with Section BMC Section
10-1-1417.1 has been included in the final
Conditions of Approval
Consistent
10-1-1420: LIGHTING Compliance with Section BMC Section 10-1-1420 has been included in the final Conditions of
Approval.
Consistent
10-1-1421: MAINTENANCE Compliance with BMC Section 10-1-1421 will be included in the final Conditions of Approval for the
Project.
Consistent
Article 16. General Vehicular Access Standards
10-1-1601: ACCESS TO STREET The project provides one vehicular driveway access from Empire Avenue.
Consistent
10-1-1602: CURB CUTS The Project includes one curb-cut and the width of the driveway at the curb-cut is 26 feet.
Consistent
10-1-1603: DRIVEWAY WIDTH The project provides one 20-feet wide driveway. Consistent 10-1-1604: DRIVEWAY SLOPES The project’s driveway provides a slope of less than 20%.
Consistent
10-1-1606: TURN AROUND AREAS Compliance with BMC Section 10-1-1606 will be included in the Project’s final Conditions of
Approval.
Consistent
10-1-1607: APPROVAL BY PUBLIC WORKS DIRECTOR All vehicular accessways to the street is subject to approval by Public Works Dept. Compliance with
Section BMC Section 10-1-1607 has been included
in the Project’s final Conditions of Approval.
Consistent
ATTACHMENT 1-64
EXHIBIT B
Table 1.3: Consistency with Objective Standards of Burbank 2035General Plan Objective Standards Consistency Analysis Determination
Chapter 4 – Mobility Element: Table M -2 Sidewalk
Standards:
Regional Commercial: 15 feet standard width; 10 feet min. width.
The Project has dedicated land to accommodate a
City required 15 feet sidewalk along Empire
Avenue.
Consistent
Noise Goals and Policies:
Policy 1.2 - Provide spatial buffers in new development projects to separate excessive noise generating uses from noise-sensitive uses.
The Project proposes to incorporate noise reducing
design features and provide appropriate spatial
buffer to ensure that the interio r noise levels are
restricted to 45 dBA CNEL/Ldn. Compliance with
Policy 1.2 of Goal 1 of the Burbank2035 Noise
Element has been included as a Condition of
Approval for the Project.
Consistent
Citywide Land use Goals and Policies:
Policy 2.3 - Require that new development pay its fair share for infrastructure improvements. Ensure that needed
infrastructure and services are available prior to or at project completion.
Conditions of Approval for the Project will include a
condition requiring the proposed development to
pay its fair share for infrastructure improvements
and ensure that needed infrastructure and services
are available prior to or at project completion.
Consistent
Citywide Land use Goals and Policies:
Policy 2.6 - Design new buildings to minimize the
consumption of energy, water, and other natural resources.
Develop incentives to retrofit existing buildings for a net reduction in energy consumption, water consumption, and stormwater runoff.
Conditions of Approval for the Project will include a
condition requiring compliance with Burbank2035
Land Use Element Goal 2 Policy 2.6, requiring
building design features that minimize the
consumption of energy, water, and other natural
resources.
Consistent
Citywide Land use Goals and Policies:
Policy 4.6 Provide adequate open space and amenities in residential projects that encourage residents to gather and that supplement public open spaces.
Plans indicate presence of a n 1,800 sq. ft. open
space area with amenities like benches towards the
rear of the proposed building.
Consistent
Citywide Land use Goals and Policies:
Policy 4.10 Require new development projects to provide adequate low‐water landscaping.
Conditions of Approval for the Project will include a
condition requiring compliance with Burbank2035
Land Use Element Goal 4 Policy 4.10.
Consistent
ATTACHMENT 1-65
EXHIBIT C
INFORMATIONAL MAPS
ATTACHMENT 1-66
EXHIBIT C
ATTACHMENT 1-67
EXHIBIT C
ATTACHMENT 1-68
EXHIBIT C
ATTACHMENT 1-69
PROJECT
SITE
EXHIBIT C
ATTACHMENT 1-70
EXHIBIT C
ATTACHMENT 1-71
EXHIBIT C
ATTACHMENT 1-72
EXHIBIT C
ATTACHMENT 1-73
EXHIBIT C
ATTACHMENT 1-74
SISKIYOU
DEL
NORTE
MODOC
TRINITY SHASTA LASSENHUMBOLDT
TEHAMA
PLUMAS
BUTTE
GLENN SIERRA
YUBA
LAKE
NEVADA
COLUSA
MENDOCINO
SUTTER
PLACER
EL DORADO
YOLO
ALPINESONOMA
NAPA SACRAMENTO
MONO
AMADOR
SOLANO
CALAVERAS
TUOLUMNE
SAN
JOAQUIN
MARIN
CONTRA
COSTA
STANISLAUSALAMEDA
MARIPOSA
MADERA
SAN
FRANCISCO
SAN
MATEO
MERCED
FRESNO
SANTA
CLARA
INYO
SANTA
CRUZ
SAN
BENITO
TULARE
KINGS
MONTEREY
SAN
BERNARDINO
KERNSAN LUIS
OBISPO
VENTURA
SANTA
BARBARA
RIVERSIDEORANGE
IMPERIAL
LOS
ANGELES
SAN
DIEGO
")14
")
4 ")
16 ")
6 ")
13 ")
8 ")
3 ")
11 ")
15 ")
12 ¬«5
¬«
1 ¬«
9 ¬«
10 ¬«
7 ¬«
2 CALIFORNIA NATURAL COMMUNITY CONSERVATION PLANSCALIFORNIA NATURAL COMMUNITY CONSERVATION PLANS April 20 19
NCCP: Natural Community Conservation Plan (California Fish and Game Code §2800) (https://www.wildlife.ca.gov/Conservation/Planning/NCCP ) Conservation plans may be in various stages of review, and subject to change. In some cases, boundaries have not been submitted by participants, and are estimated locations.
Data Sources: California Department of Fish and Wildlife, Kern Water Bank, Orange County, Dudek, Orange County Transportation Authority, Contra Costa County, San Diego Association of Governments, Santa Clara Valley Habitat Agency, Placer County, Kern County, San Diego County Water Authority, Coachella Valley Association of Governments.
Projection: Teale Albers, units in meters, NAD83. D.Mastalir 20190402 Natural Community Conservation Plans/Habitat Conservation Plans* 1: Butte Regional Conservation Plan NCCP/HCP
2: Placer County Conservation Plan NCCP/HCP
3: Yolo County NCCP/HCP
4: East Contra Costa County NCCP/HCP
5: City of Antioch NCCP/HCP
6: Santa Clara Valley Habitat Plan NCCP/HCP
7: Southwest San Joaquin Valley NCCP/HCP
8: Kern Water Bank NCCP/HCP
9: Town of Apple Valley Multi-Species Conservation Plan NCCP/HCP 10: City of Rancho Palos Verdes NCCP/HCP
11: Orange County Transportation Authority NCCP/HCP**
12: County of Orange Central/Coastal Subregion NCCP/HCP 13: Western Riverside County Multiple Species NCCP/HCP
14: Coachella Valley Multiple Species NCCP/HCP
15: San Diego County Water Authority NCCP/HCP**
16: San Diego Gas and Electric Subregional NCCP/HCP**
")17b
")
19e
")
19d
")
19b
")
19a
")
19f
¬«19c
¬«
17a
SUBAREAS
SD County MHCP
17a: Oceanside
17b: Carlsbad
SD County MSCP
19a: City of San
Diego
19b: Poway
19c: Santee
19d: La Mesa
19e: Chula Vista
19f: South San
Diego County
San Diego County Multiple Habitat
Conservation Program
San Diego County Multiple Species
Conservation Program
17: San Diego County Multiple Habitat Conservation Program 18: San Diego North County Multiple Species Conservation Plan 19: San Diego County Multiple Species Conservation Program San Diego County MHCP and MSCP Subareas
San Diego County
MHCP and MSCP Boundaries
HCP: Habitat Conservation Plan (Federal Endangered Species Act Section 10) (http://www.fws.gov/endangered/what-we-do/hcp-overview.html ) Inset for San Diego County
MHCP/MSCP Boundaries
San Diego
County
Inset for Subareas
**Note: San Diego County Water Authority,
San Diego Gas and Electric Subregional,
and Orange County Transportation
Authority NCCP/HCPs cover discrete linear
or energy projects within boundaries shown
on map.
¬«1 NCCP/HCP - Planning Stage
")1 NCCP/HCP - Implementation Stage
*
EXHIBIT C
ATTACHMENT 1-75
EXHIBIT D
COMPLIANCE WITH SB 35 “SPECIAL FLOOD HAZARD AREA” QUALIFYING
CRITERION
ATTACHMENT 1-76
14 ft clear headroom
to bottom of all obstructions
70'-3"
20'-0"
FIRE LANE
TURNAROUND
14 feet clear headroom
including, plumbing pipes
sprinkler heads and mech. ducts
SITE PLAN
26'-0"
line of building above
114
a
D
a
26'-0"
20'-0"
FIRE LANEFIRE LANE
OPEN TO SKY
PROPERTY 388.31
PROPERTY 99.22
PROPERTY 351.57
PROPERTY 101.59
PROPERTY 99.22
PROPERTY 388.31
28' R
26'-0"
Hatched area indicates
EXISTING 5 FEET SIDEWALK
NEW 10 FEET SIDEWALK
ON SUBJECT SITE
5'-0"10'-0"
TO CREATE 15 FT SIDEWALK
FIRE LANE
60'-0"
10'-0"314'-7"27'-0"
6'-0" 66'-2" 27'-1"
13.9 14 1
ENTRY
drive entry
exit
5% max slope5% max slope5% max slope
5% max running slope5% max running slope
2% max cross slope
2% max cross slope
2% max cross slope
2% max cross slope
2% max cross slope
5% max running slope
planter
D
A-2.0
EM
E D W I N M O H A B I R
A R C H I T E C T, I N C.
PROJECT ADDRESS:
DATE:
SHEET NAME/NUMBER:
NOTES/REVISIONS:
ARCHITECTEM
CHECKED BYEM
PROJECT NO.-
DRAWN BYEM
PROJECT DATA:
SCALE
25206 BISHOP CT.
STEVENSON RANCH, CA 91381
[email protected]
TEL: 323-459-8809
ABS PROPERTIES, INC.
5500 HOLLYWOOD BLVD., 4TH FLR
LOS ANGELES, CA 90028
(213)268-2723
2814 W. EMPIRE AVE
BURBANK, CA
RESIDENCY
AT THE
EMPIRE 1
DEVELOPER INFORMATION:
1/16" = 1'-0"
CEM ARCHITECT,INC 2020 ALL RIGHTS RESERVED
Not for construction until reviewed, signed, and dated. 148 AFFORDABLE
HOUSING DEVELOPMENT
PLOT PLAN
06-08-22
Elevation A
Elevation B
Elevation C
Elevation D
Average Grade Elevation
PLAY AREA
ELEV A
655.06
ELEV B
650.02
ELEV C
651.08
ELEV D
655.76
655.06
650.02
651.08
655.76
Total 2611.92
Avg 2611.92/4 652.98
PLANTER AT 2ND LEVEL
100% AFFORDABLE MULTI-FAMILY DEVELOPMENT
UTILIZING STATE DENSITY BONUS INCENTIVES
PROPOSED 7 STORY TYPE 111A - 148 UNIT
7'-10"
2'-8"
1'-0"
5'-0"
20'-0"
38'-3"15'-3"12'-8"
12" BUILDING OVERHANG
2 SHORT TERM BICYCLE
Well at ground floor
Protect Monitoring
Building overhang
at upper floors
F:\2022-PROJECT\SAMIR-BURBANK\BURBANK CAD\PACKAGE C\EDWIN\BURBANK 06-07-22.dwg, 6/9/2022 7:17:16 AM, DWG To PDF.pc3
EXHIBIT D
ATTACHMENT 1-77