BURBANK CITY COUNCIL
REGULAR MEETING AGENDA
TUESDAY, JULY 21, 2026
4:00 p.m. – Closed Session
5:00 p.m. – Study Session
6:00 p.m. – Open Session
Council Chamber
275 E. Olive Avenue, Second Floor
NOTICE TO THE PUBLIC
NOTICE IS HEREBY GIVEN that a Regular City Council Meeting will be held in the Council Chamber – 275 East Olive Avenue, Second Floor, on Tuesday, July 21, 2026, at 4:00 p.m., to discuss matters on the attached agenda.
Members of the public have the option to participate in the meeting via in-person and/or telephonically for Closed Session, General Public Comment, Public Hearings, and Study Sessions. They may also submit their written comments regarding City business using the eComment feature on the City website.
Auxiliary aids and services are available for individuals with speech, vision, or hearing impairments (48- hour notice is required). For more information, please contact the ADA Coordinator at (818) 238-5051.
Interpretation Requests:
If you would like to participate in Public Comments and require an interpreter, please telephone the City Clerk's Office at (818) 238-5851 at least 48 hours in advance of the meeting.
Si desea participar en los comentarios públicos y necesita un intérprete, por favor llame a la Oficina de la Secretaria Municipal al (818) 238-5851 al menos 48 horas antes de la reunión.
How to View the Meeting:
Local Cable: Spectrum Channel 6 or AT&T Uverse Channel 99.
YouTube Live Streaming Channel: Click here.
City Website Live Streaming: Click here.
Public Comment Options:
1. To speak during Closed Session Public Comment, General Public Comment, Public Hearing Public Comment, and Study Session Public Comment periods during the meeting, members of the public may speak in-person in the Council Chamber or call (818) 238-3335. Speaker time limits will be determined by the Presiding Officer, depending on how many public comment cards are received and how many callers are in the queue at the commencement of each public comment period (as shown below). Additional public comment cards and calls will not be accepted once the public comment period commences.
1 – 20 Total Speakers – 3 minutes each
21 – 39 Total Speakers – 2 minutes each
40+ Total Speakers – 1 minute each
2. The Reports to Council Public Comment periods are only accepted in person – public comment cards must be submitted before the public comment period begins for each report to Council.
Speaker time limits will be determined by the Presiding Officer depending on how many public comment cards have been received at the commencement of each public comment period (as Burbank City Council Meeting Agenda July 21, 2026
1 A. Public Comment: (On Closed Session and Study Session items only) To Comment, please telephone into the meeting at (818) 238-3335, or to speak in person a YELLOW Public Comment Card must be completed and presented to the City Clerk prior to the comment period.
B. Closed Session in City Hall First Floor Conference Room:
shown below). Additional public comment cards will not be accepted once the public comment period commences.
1 – 20 Total Speakers – 3 minutes each
21 – 39 Total Speakers – 2 minutes each
40+ Total Speakers – 1 minute each
3. Written public comment may be submitted via eComment, available on the City website (www.burbankca.gov/web/city-clerks-office/ecomment) from the time the agenda is posted until 3:00 p.m. the day of the meeting. eComments will be distributed to the City Council in advance of the meeting.
4. The Presiding Officer has the discretion to reduce speaking time for each speaker in order to ensure that City business can be completed at a reasonable hour.
Public Disclosure:
Please be advised that any communication submitted to the City of Burbank, its officials, staff or City consultants, may be considered a public record under the Brown Act and California Public Records Act.
This means that any information contained in the communication, including personal information, may be subject to public disclosure. The City reserves the right to disclose such information in accordance with the law.
This agenda contains a summary of each item of business which the City Council may discuss or act on at this meeting. The agenda packet consisting of the staff reports and all other documentation relating to each item on this agenda will be posted on the City's website at www.burbankca.gov. Any writings or documents provided to the City Council regarding any item on this agenda subsequent to distribution of the agenda packet will be posted on the City's website at www.burbankca.gov. If you have a question about any matter on the agenda, please call the Office of the City Clerk at (818) 238-5851. The Council Chamber is disabled accessible. Auxiliary aids and services are available for individuals with speech, vision, or hearing impairments (48-hour notice is required). Please contact the ADA Coordinator at (818) 238-5051 with questions or concerns.
1. Conference with Legal Counsel – Existing Litigation
a. Pursuant to Govt. Code §54956.9(d)(1)
b. Name of Case: Los Angeles County Metropolitan Transportation Authority v. City of Burbank c. Case No.: 26STCP01904
d. Brief description and nature of case: CEQA and Breach of Contract
2. Threat to Public Services or Facilities
a. Pursuant to Govt. Code §54957(a)
b. Consultation with: Mandip Samra, General Manager; Kyle Wilson, Assistant General Manager, Operational Technology/Chief Technology Officer; Riad Sleiman, Chief Assistant General Manager
3. Conference with Real Property Negotiator
a. Pursuant to Govt. Code §54956.8
b. Property: 303 N. Glenoaks Blvd.
c. Parties Whom Agency or City is Negotiating with: CBRE, representing the Owner, 303 N.
Glenoaks Boulevard CA, LLC, a Delaware limited liability company d. City Negotiator: Simone McFarland, Assistant Community Development Director – Business Burbank City Council Meeting Agenda July 21, 2026
2 C. Study Session: 5:00 p.m. – 6:00 p.m. – Council Chamber:
1. Discussion of the Draft Golden State Specific Plan Policy Document – Community Development Department
D. Call to Order: 6:00 p.m.
E. Moment of Reflection:
F. Flag Salute:
G. Roll Call:
H. Announcements: (The Mayor will make announcements on various topics in addition to any listed) I. Council Presentations/Recognitions: (The Mayor will make presentations to various groups/persons)
1. Presentation of a Certification of Recognition to the Burbank Adult School Retail Pharmacy Training Program – City Council
2. Presentation of a Proclamation Declaring July 2026 as “National Parks and Recreation Month” in the City of Burbank – City Council
J. City Manager Report: (Updates on Notable Events, if any) K. Reporting on Closed Session: (The City Attorney will report the Closed Session items and report out actions taken)
L. General Public Comment: (On any matter concerning City business and/or any agenda items.) To Comment, please telephone into the meeting at (818) 238-3335 or to speak in person, a YELLOW Public Comment Card must be completed and presented to the City Clerk prior to the comment period.
M. Council, City Manager, and/or City Attorney Comment: (Responses to General Public Comment, if any, shall be brief and in accordance with the Ralph M. Brown Act) N. Consent Calendar: (Items on the Consent Calendar are generally routine matters and should be adopted by one motion without an oral report)
& Economic Development; Kimberly Montes, Senior Administrative Analyst – Business & Economic Development
e. Terms Under Negotiation: Terms under negotiation include, but are not limited to, terms of lease, rent, minimum space requirements, and parking.
Recommendation:
Provide input and/or policy direction on the draft Golden State Specific Plan (GSSP) Policy Document, specifically as it relates to its alignment with and support of the GSSP vision, guiding principles, goals, and policies.
Attachments:
SR - Golden State Specific Plan
Att1 - Draft Plan
Att2 - Project Schedule
PowerPoint Presentation
Burbank City Council Meeting Agenda July 21, 2026
3 1. Council Minutes – City Clerk's Office
2. Adoption of an Ordinance Amending and Restating Article 3 of Chapter 2 of Title 8 of the Burbank Municipal Code, Relating to the Sustainable Water Use Practices, and Finding of a CEQA Exemption (14 CCR 15061, 15301, 15305, 15307, 15308) – Burbank Water and Power Department
3. Adoption of a Resolution Authorizing the Execution of a Ten-Year Lease Agreement, with Two Ten-Year Options to Extend, with Family Service Agency of Burbank for the Property Located at 2721 W. Burbank Boulevard (APN 2438-001-900) – Community Development Department Recommendation:
Approve the City Council Minutes of the Joint Meeting of June 30, 2026, and the Dark Meetings of July 7 and July 14, 2026.
MOTION: Approved 5-0
Attachments:
Council Minutes
Dark Meeting Minutes 7-7
Dark Meeting Minutes 7-14
Recommendation:
Adopt AN ORDINANCE OF THE COUNCIL OF THE CITY OF BURBANK AMENDING AND RESTATING TITLE 8, CHAPTER 2, ARTICLE 3 (SUSTAINABLE WATER USE ORDINANCE) OF THE BURBANK MUNICIPAL CODE.
MOTION: Adopted 5-0
Attachments:
SR - Sustainable Water Use
Att1 - Ordinance
Recommendation:
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK APPROVING A
TEN-YEAR LEASE AGREEMENT, WITH TWO TEN-YEAR OPTIONS TO EXTEND, WITH
FAMILY SERVICE AGENCY OF BURBANK (FSA) FOR THE PROPERTY LOCATED AT 2721 W. BURBANK BOULEVARD: APN 2438-001-900.
MOTION: Adopted 4-0 (Perez, abstain)
Attachments:
SR - FSA Lease Agreement
Att1 - Resolution
Att2 - Lease Agreement
Burbank City Council Meeting Agenda July 21, 2026
4 4. Adoption of a Resolution Authorizing the Execution of a Subaward Amendment with the Los Angeles County Aging and Disabilities Department, to Accept Subaward Funds in the Amount of $976,937 to Support the City of Burbank’s Supplemental Nutrition Programs and Supportive Services, Authorize the City Manager to Execute the Subaward Amendment, and Amend the Adopted Fiscal Year 2026-2027 Budget by Appropriating Funds – Parks and Recreation Department
5. Approval and Adoption of the Burbank Water and Power Physical Security Plan for the California Public Utilities Commission’s Decision 19-01-018 – Burbank Water and Power Department
Recommendation:
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK AUTHORIZING THE
EXECUTION OF A SUBAWARD AMENDMENT WITH THE LOS ANGELES COUNTY AGING
AND DISABILITIES DEPARTMENT, TO ACCEPT SUBAWARD FUNDS TO SUPPORT THE CITY OF BURBANK’S SUPPLEMENTAL NUTRITION PROGRAMS AND SUPPORTIVE
SERVICES, AUTHORIZE THE CITY MANAGER TO EXECUTE THE SUBAWARD AMENDMENT, AND AMEND THE ADOPTED FISCAL YEAR 2026-2027 BUDGET BY APPROPRIATING FUNDS.
MOTION: Adopted 5-0
Attachments:
SR - LACADD Subaward Amendment
Att1 - Resolution
Att2 - Subaward Letter
Att3 - Amendment Four
Recommendation:
Approve and adopt the Burbank Water and Power Physical Security Plan, in collaboration with the California Municipal Utilities Association, as it applies to the definitions, plans, and standards set forth by the California Public Utilities Commission’s Decision 19-01-018, and approve implementation of the mitigating measures and expenditures.
MOTION: Approved and Adopted 5-0
Attachments:
SR - Physical Security Plan
Att1 - Physical Security Plan
Burbank City Council Meeting Agenda July 21, 2026
5 6. Approval of a Memorandum of Understanding Between the Southern California Association of Governments and the City of Burbank for a Sustainable Communities Program Active Transportation and Safety Project Grant in the Amount of $900,000 for the Safer Downtown Burbank Mobility Network Improvement Project – Community Development Department
7. Approval of the City of Burbank Tournament of Roses 2027 Float Rendering – Parks and Recreation Department
O. Reports to Council: (Items listed under this section will have an oral report provided)
1. Appointment to Fill Vacancies on Various City of Burbank Boards, Commissions, and Committees – City Clerk's Office
Recommendation:
1. Find the Safer Downtown Burbank Mobility Network Improvement Project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(c) (Class 1 - Existing Facilities);
2. Approve a Memorandum of Understanding (MOU) between the Southern California Association of Governments and the City of Burbank for a Sustainable Communities Program Active Transportation and Safety Project Grant; and
3. Authorize the City Manager or his Designee to execute the MOU and any other ancillary documents, including amendments, in form and substance satisfactory to the City Attorney’s Office and accept the grant funds.
MOTION: Found, Approved and Authorized 5-0
Attachments:
SR - SCAG Grant
Att1 - SCAG MOU
Att2 - Project Concept Map
Recommendation:
Approve the Burbank Tournament of Roses 2027 float rendering.
MOTION: Approved 5-0
Attachments:
SR - BTORA Float Rendering
Att1 - Proposed Float Entry
Recommendation:
Make appointments to the following City of Burbank Boards and Commissions (in random draw order):
Board of Building and Fire Code Appeals (3 Vacancies, 4-Year Terms) Burbank Water and Power Board (4 Vacancies: Three 4-Year Terms and One Unexpired Term)
Community Development Block Grant Committee (2 Vacancies, 4-Year Terms) Board of Library Trustees (4 Vacancies, 4-Year Terms)
Senior Citizen Board (4 Vacancies: Three 4-Year Terms and One Unexpired Term) Heritage Commission (3 Vacancies, 4-Year Terms)
Infrastructure Oversight Board (1 Vacancy, One Unexpired Term) Art in Public Places Committee (3 Vacancies, 4-Year Terms) Civil Service Board (3 Vacancies, 4-Year Terms)
Landlord Tenant Commission (3 Vacancies, 4-Year Terms)
Burbank City Council Meeting Agenda July 21, 2026
6 Public Comment: To speak in person, a YELLOW Public Comment Card must be completed and presented to the City Clerk prior to the comment period.
Council Action: Made Appointments 5-0
Board of Building and Fire Code Appeals (3 Vacancies, 4-Year Term) Member Term
William Ballas
July 31,
2030
Victor
Taracena
July 31,
2030
Christopher
Castro
July 31,
2030
Burbank Water and Power Board (4 Vacancies:3 Vacancies, 4-Year Term; 1 Vacancy, Unexpired Term Ending 2028)
Member Term
William Luddy
July 31,
2030
Christopher
Malotte
July 31,
2030
Timothy Cherry
July 31,
2030
Robert Nielsen
July 31,
2028
Community Development Goals Committee (2 Vacancies; 4-Year Term) Member Term
Hasmik
Vrtanesyan
July 31,
2030
Robin Savoian
July 31,
2030
Board of Library Trustees (4 Vacancies, 4-Year Term)
Burbank City Council Meeting Agenda July 21, 2026
7 Member Term
Melanie
Renfroe
July 31,
2030
Bryan
Snodgrass
July 31,
2030
Emily
Weisberg
July 31,
2030
Carmenita
Helligar
July 31,
2030
Senior Citizen Board (4 Vacancies: 3 Vacancies, 4-Year Term; 1 Vacancy, Unexpired Term Ending 2028)
Member Term
Shelby Grimm
July 31,
2030
Jodi Alexander
July 31,
2030
Dianna
Encarnacion
July 31,
2030
Gloria Salas
July 31,
2028
Heritage Commission (3 Vacancies, 4-Year Term)
Commissioner Term
Laura Strobl
July 31,
2030
Corey Mensing
July 31,
2030
Zach Martin
July 31,
2030
Infrastructure Oversight Board (1 Vacancy;1 Unexpired Term ending July 31, 2029) Member Term
James Correa
July 31,
2030
Art in Public Places Committee (3 Vacancies, 4-Year Term) Burbank City Council Meeting Agenda July 21, 2026
8 Member Term
Jean Marinelli
July 31,
2030
Lermont
Khachikyan
July 31,
2030
Monica Caram
July 31,
2030
Civil Service Board (3 Vacancies, 4-Year Term)
Member Term
Matthew Doyle
July 31,
2030
Linda Barnes
July 31,
2030
Alexander
Keledjian
July 31,
2030
Landlord-Tenant Commission (3 Vacancies, 4-Year Term)
Commissioner Term
Anne
Nahabedian
July 31,
2030
Louise Gill
July 31,
2030
Cameron
Rodriguez
July 31,
2030
Attachments:
SR - July Vacancies
Att1 - Random Draw Order
Att2 - Applications and Resumes
Board of Building and Fire Code Appeals
Burbank Water and Power Board
Burbank Water and Power Board - Unexpired Term
Community Development Block Grant Committee
Board of Library Trustees
Senior Citizen Board
Senior Citizen Board - Unexpired Term
Heritage Commission
Infrastructure Oversight Board
Art in Public Places Committee
Civil Service Board
Landlord-Tenant Commission
Att3 - Summary of BCCs
Att4 - BMC Sections
Burbank City Council Meeting Agenda July 21, 2026
9 2. Adoption of a Resolution Calling an Election on a Charter Amendment to Permit City’s Electoral System to Be Changed by Ordinance; Adoption of a Resolution Calling an Election on an Ordinance for District-Based Elections for Burbank City Council Members Using Map 130; and Adoption of a Resolution Requesting Consolidation of the Election on the Charter Amendment and the Election on the Ordinance for District-based Elections Using Map 130 with the Statewide General Election to be Held on November 3, 2026 – City Attorney's Office Recommendation:
1. Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK CALLING
FOR THE PLACEMENT OF A CHARTER AMENDMENT MEASURE ON THE NOVEMBER 3, 2026 GENERAL MUNICIPAL ELECTION BALLOT FOR THE
SUBMISSION TO QUALIFIED VOTERS PROPOSED CHARTER AMENDMENTS
THAT WOULD REMOVE THE REQUIREMENT FOR AT-LARGE ELECTIONS OF CITY COUNCIL MEMBERS AND PERMIT THE CITY’S ELECTORAL SYSTEM TO BE SPECIFIED BY ORDINANCE; DIRECTING THE CITY ATTORNEY TO PREPARE AN IMPARTIAL ANALYSIS; AND SETTING RULES AND DEADLINES FOR ARGUMENTS AND REBUTTALS FOR AND AGAINST THE MEASURE.
2. Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK CALLING FOR THE PLACEMENT OF A MEASURE ON THE NOVEMBER 3, 2026 GENERAL
MUNICIPAL ELECTION BALLOT FOR THE SUBMISSION TO QUALIFIED VOTERS A PROPOSED ORDINANCE THAT WOULD CHANGE THE CITY’S ELECTORAL
SYSTEM FROM AT-LARGE TO BY-DISTRICT ELECTIONS WITH RESPECT TO
ELECTING CITY COUNCIL MEMBERS, ESTABLISHING DISTRICT BOUNDARIES BY ADOPTING MAP 130, AND SCHEDULING ELECTIONS WITHIN THE DISTRICTS; DIRECTING THE CITY ATTORNEY TO PREPARE AN IMPARTIAL ANALYSIS; AND
SETTING RULES AND DEADLINES FOR ARGUMENTS AND REBUTTALS FOR AND AGAINST THE MEASURE.
3. Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK,
REQUESTING THE BOARD OF SUPERVISORS OF THE COUNTY OF LOS
ANGELES ORDER THE CONSOLIDATION OF A GENERAL MUNICIPAL ELECTION TO BE HELD TUESDAY, NOVEMBER 3, 2026 WITH THE STATEWIDE GENERAL
ELECTION TO BE HELD IN THE COUNTY OF LOS ANGELES THE SAME DAY
INCLUDING CHARTER AMENDMENT AND ORDINANCE FOR BY-DISTRICT ELECTIONS MEASURES; TO AUTHORIZE THE BOARD OF SUPERVISORS OF THE
COUNTY OF LOS ANGELES TO CANVASS THE RETURNS OF SAID GENERAL MUNICIPAL ELECTION; AND TO REQUEST THAT THE REGISTRARRECORDER/COUNTY CLERK OF SAID COUNTY BE PERMITTED TO RENDER
FULL SERVICES TO THE CITY OF BURBANK RELATING TO THE CONDUCT OF
SAID GENERAL MUNICIPAL ELECTION PURSUANT TO CALIFORNIA ELECTIONS CODE SECTIONS 10403 AND 10418.
4. Authorize the City Council to create a Subcommittee consisting of the Mayor and Vice Mayor to prepare an argument in favor or against each measure, and if necessary, submit a Rebuttal.
Public Comment: To speak in person, a YELLOW Public Comment Card must be completed and presented to the City Clerk prior to the comment period.
Council Action: Adopted and Authorized 5-0
Attachments:
SR - Election Measures
Att1 - Resolution - Charter Amendment
Att2 - Resolution - Electoral System
Att3 - Resolution - Election Consolidation
Burbank City Council Meeting Agenda July 21, 2026
10 3. Appointment of a City Council Member to the Los Angeles County Metropolitan Transportation Authority San Fernando Valley Service Council for a Three-Year Term – City Manager's Office P. Council Comments: (Including reporting on Council committee assignments, attendance at conferences, regional meetings, and community events)
Q. Consideration of Previously Introduced Additional Agenda Items: (Council Members may briefly discuss future agenda item requests)
1. Council Member Anthony’s request for a letter of support for Assembly Bill 736 (Wicks) regarding limitations on transfer taxes. (June 30, 2026) R. Introduction of Additional Agenda Items: (Council Members may request future agenda items) S. Adjournment: To Tuesday, July 28, 2026 for a Regular Meeting in the Council Chamber – 275 East Olive Avenue, Second Floor.
PowerPoint Presentation
Recommendation:
Appoint a member of the City Council to the Los Angeles County Metropolitan Transportation Authority San Fernando Valley Service Council for a three-year term of July 1, 2026 - June 30, 2029.
Public Comment: To speak in person, a YELLOW Public Comment Card must be completed and presented to the City Clerk prior to the comment period.
Council Action: Appointed Council Member Rizzotti 5-0
Attachments:
SR - Metro Service Council Appointment
Att1 - Council Rotation Schedule
Burbank City Council Meeting Agenda July 21, 2026
11 1
STAFF REPORT
DATE: July 21, 2026
TO: Justin Hess, City Manager
FROM: Patrick Prescott, Community Development Director
VIA: Fred Ramirez, Assistant Community Development Director, Planning Scott Plambaeck, Planning Manager
BY: Daniel Villa, Principal Planner
Vanessa Quiroz, Senior Planner
SUBJECT: Discussion of the Draft Golden State Specific Plan Policy Document
RECOMMENDATION
Provide input and/or policy direction on the draft Golden State Specific Plan (GSSP) Policy Document, specifically as it relates to its alignment with and support of the GSSP vision, guiding principles, goals, and policies.
BACKGROUND
City staff requests policy direction and feedback from the City Council on the draft Golden State Specific Plan (Specific Plan) (Attachment 1) to ensure it aligns with community priorities and Council objectives. The Specific Plan builds on prior planning efforts and establishes a coordinated policy framework, unified land use vision, and objective development standards to guide future growth and reinvestment within the Airport District.
It replaces the existing zoning and land use policies that have historically focused on supporting commercial and industrial growth. Since those regulations were adopted, state housing laws and City Council priorities have increasingly emphasized planning for additional affordable and workforce housing in strategic locations, streamlining residential development, and implementing objective development standards. As a result, an updated planning framework is necessary to align the Airport District with current state requirements and the City's long-term housing and economic development goals.
COMMUNITY
DEVELOPMENT
Study Session
Item #1
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The Specific Plan establishes a vision for an active, transit-oriented district that accommodates approximately 4,000 new residential units, including affordable and workforce housing, while preserving and expanding one of Burbank's largest employment centers. Recognizing the Airport District's rich industrial history and the many longstanding industrial businesses that continue to operate there, the Plan prioritizes the retention and strengthening of industrial uses in key areas of the district to support job creation, economic vitality, and Burbank's identity as a center for production and innovation. The Plan also supports new restaurants, retail, offices, and neighborhoodserving businesses, encourages reinvestment in aging commercial and industrial properties, enhances walking, bicycling, and transit connections, protects surrounding neighborhoods through the Neighborhood Protection Plan, and preserves opportunities to integrate future regional transportation investments, including the new Replacement Passenger Terminal and California High-Speed Rail Station should it ultimately be constructed.
The draft Specific Plan is now available for public review and has been posted on the City's project website for review by residents, businesses, property owners, and other stakeholders. Additional outreach will occur throughout Fall 2026 to present the plan, explain its policies, and gather community feedback. Staff will incorporate this feedback into a final plan that promotes context-sensitive development, streamlined housing production, neighborhood preservation, transit-oriented growth, and continued local oversight were permitted by state law.
To implement the Burbank2035 General Plan Land Use Program LU-3, the City initiated preparation of the Golden State Specific Plan in 2016 to establish a comprehensive planning framework for the Airport District. The project includes a General Plan Amendment, updates to the Zoning Code, and preparation of a Program Environmental Impact Report (EIR) pursuant to the California Environmental Quality Act (CEQA).
The Specific Plan establishes updated land use policies and objective development standards that encourage mixed-use development, support reinvestment in aging commercial and industrial properties, improve multimodal mobility and connectivity, enhance the public realm, and create a cohesive vision for future growth that is consistent with the City's 2021-2029 Housing Element, 2035 Mobility Element, 2020 Complete Our Streets Plan, 2022 Greenhouse Gas Reduction Plan Update, and other adopted planning policies.
The planning effort was made possible primarily through grant funding from the California High-Speed Rail Authority and the Los Angeles County Metropolitan Transportation Authority, reflecting the area's importance as a regional transportation hub. 13 3
The Golden State Specific Plan
The Specific Plan is named after the historic Golden State Area, now known as the Airport District, which derives its name from the adjacent Golden State Freeway (Interstate 5) and has long been one of Burbank's primary industrial and employment centers. The approximately 640-acre Specific Plan Area (Attachment 1-8) is located in the northwestern portion of the City, immediately south and east of the Hollywood Burbank Airport. It is generally bounded by Cohasset Street and Interstate 5 to the north, Buena Vista Street to the east, Vanowen Street and Pacific Avenue to the south, and the Hollywood Burbank Airport and the City boundary with Los Angeles to the west. The area includes a mix of industrial, commercial, office, media, hospitality, residential, and technology uses, as well as the Hollywood Burbank Airport, two Metrolink stations, and a potential future High-Speed Rail Station, making it one of the City's most significant employment and transit districts.
Objectives of the Golden State Specific Plan
The Specific Plan establishes a unified vision and regulatory framework to guide future land use, development, and public improvements within the Airport District. Building upon the Vision and Guiding Principles developed through extensive community engagement and Council direction, the Specific Plan facilitates new affordable and workforce housing opportunities near high-quality transit while preserving established residential neighborhoods. Additionally, the Specific Plan supports a balanced mix of employmentgenerating commercial and industrial uses, encourages the redevelopment of underutilized properties, enhances multimodal mobility and the public realm, and plans for future growth in a manner that is compatible with airport land use constraints.
To protect the livability of adjacent residential neighborhoods, the Specific Plan will be complemented by a Neighborhood Protection Plan that establishes a toolbox of traffic calming, parking management, and other transportation strategies to discourage cutthrough traffic, reduce spillover parking, and preserve neighborhood character as the area grows. Based on current growth forecasts, the Specific Plan would accommodate approximately 4,000 net new residential units and 1.45 million square feet of net new nonresidential development by 2035.
The Specific Plan also considers the future California High-Speed Rail station by preserving opportunities to integrate future development and transportation improvements should the station ultimately be constructed. However, implementation of the Specific Plan is not dependent upon the station or High-Speed Rail project timelines.
DISCUSSION
Since 2016, staff has worked to develop the draft Specific Plan, including objective development standards designed to address evolving state housing laws and streamlined review processes established under Senate Bill 35, Assembly Bill 2011, Senate Bill 79, 14 4
and related legislation. This recent legislation has substantially limited local discretion over qualifying housing developments. The Specific Plan establishes clear local standards that guide development outcomes while preserving as much local control as possible under current state law.
Draft Golden State Specific Plan
The draft Specific Plan is organized into eight chapters. Summaries of each chapter are provided below. Appendices are currently being finalized and will be included in the final draft.
1. Introduction
Describes the purpose of the Specific Plan, its legal authority, relationship to other City plans and policies, the Specific Plan Area, and the community engagement process that informed the Plan.
2. Context
Describes the Specific Plan Area's regional context, history, existing conditions, opportunities, constraints, and key issues that informed the development of the Specific Plan.
3. Vision Goals & Policies
Presents the Plan's Vision and Guiding Principles, followed by goals and policies organized by topic that establish the long-term direction for growth, development, public investment, mobility, placemaking, and neighborhood compatibility within the Specific Plan Area.
4. Public Realm
Provides policies and strategies to create a connected, walkable, and multimodal transportation network through improvements to streets, sidewalks, bicycle facilities, transit access, parks, open spaces, and other public realm enhancements.
5. Private Realm
Establishes objective development standards, land use regulations, permitted uses, design standards, and other implementation tools necessary to guide future development consistent with the vision of the Specific Plan.
6. Infrastructure
Addresses existing and planned utility and infrastructure systems needed to support future development. This chapter will be completed following completion and public review of the Draft Program EIR.
15 5
7. Implementation
Identifies the regulatory actions, capital improvements, funding strategies, and implementation measures necessary to carry out the Specific Plan over time. This chapter will be refined following completion and public review of the Draft Program EIR.
8. Definitions
Provides definitions for terms used throughout the Specific Plan to ensure consistent interpretation and application. References applicable Burbank Municipal Code definitions and procedures for resolving conflicts or undefined terms.
COMMUNITY OUTREACH
Community participation throughout every phase of the Specific Plan’s development has been identified as a priority to facilitate a shared community vision. Consistent with Council goals of facilitating greater community engagement, the Project team has undertaken multiple community workshops, walking tours, bus tours, online surveys, stakeholder interviews, and engagement of the various Burbank Boards, Commissions, and Committees (summary provided in Chapter 1 of the draft Specific Plan). Additional outreach will occur through Fall 2026 to present the draft plan, gather community feedback, and inform revisions to the final plan.
The next steps for the Golden State Specific Plan are outlined in Attachment 2. Additional public participation opportunities will accompany the release of the Draft Program EIR, anticipated in November 2026, including public notice, a 45-day public review period, and a Planning Commission meeting to receive comments. Further public hearings and comment opportunities will occur during the Planning Commission’s review and recommendation of the Specific Plan, and during City Council’s review of the Specific Plan and Program EIR and consideration of its adoption.
ENVIRONMENTAL REVIEW
This staff report is informational only and does not constitute a "project" under the California Environmental Quality Act (CEQA) because it will not result in a direct or indirect physical change to the environment. Accordingly, it is not subject to CEQA pursuant to Section 15378 of the CEQA Guidelines.
The Specific Plan, however, is subject to CEQA. To satisfy CEQA requirements, the City is preparing a Program EIR. Over the past two years, City staff and consultants have completed extensive technical studies to evaluate the plan's potential impacts and infrastructure needs, including:
• Electrical capacity and infrastructure improvements
• Water system capacity
16 6
• Wastewater collection and treatment capacity
• Transportation and circulation impacts
Since the City is concurrently preparing the Golden State, Downtown Transit Oriented Development, and Media District Specific Plans, each study also includes cumulative analysis of all three planning efforts. Similar analyses will be conducted for the Burbank Rancho Neighborhood Specific Plan as that project advances.
Beyond meeting CEQA requirements, these studies provide the foundation for:
• Streamlining future environmental review of development projects consistent with the Specific Plan
• Identifying infrastructure improvements needed to support growth • Establishing objective development standards and appropriate permit and development impact fees
• Informing future capital improvement planning and adequate public facilities planning to support projected growth
Preparation of the Program EIR will continue through Fall 2026, with release of the Draft Program EIR for public review anticipated in November 2026.
FISCAL IMPACT
There is no fiscal impact associated with this report. The Specific Plan is funded through the following:
• California High-Speed Rail Authority – Planning Grant Program • Los Angeles County Metropolitan Transportation Authority (Metro) – Transit Oriented Development Planning Grant Program
• California Department of Housing and Community Development (HCD) – Local Early Action Planning (LEAP) Grant Program
• City General Fund (previously authorized by City Council) Implementation costs and financing strategies will be further refined through the Program EIR process and the Implementation Chapter of the Specific Plan.
CONCLUSION
The Golden State Specific Plan establishes a long-term vision for one of Burbank's most strategically important districts. By combining new housing opportunities, continued economic growth, enhanced mobility, public realm improvements, neighborhood protections, and the retention and strengthening of industrial uses in key areas into a single coordinated framework, the Plan positions the Airport District to continue evolving 17 7
into a vibrant, transit-oriented destination while preserving the qualities that make this Burbank neighborhood unique.
Staff is seeking City Council input and policy direction on the draft Specific Plan to ensure it continues to align with community priorities and Council objectives. As previously noted, additional public outreach, environmental review, and plan refinement will continue throughout 2026 before the plan is presented to the Planning Commission and the City Council for consideration.
ATTACHMENTS
Attachment 1 – Administrative Draft of the Golden State Specific Plan Attachment 2 – Golden State Specific Plan Project Schedule 18 GOLDEN STATE SPECIFIC PLAN DRAFT 1
GOLDEN STATE
SPECIFIC PLAN
DRAFT
ATTACHMENT 1 - 1
19 ATTACHMENT 1 - 2
20 ATTACHMENT 1 - 3
21 4 DRAFT GOLDEN STATE SPECIFIC PLAN
ACKNOWLEDGMENTS
CITY COUNCIL
Tamala Takahashi, Mayor
Zizette Mullins, Vice Mayor
Konstantine Anthony, Councilmember
Nikki Perez, Councilmember
Christopher Rizzotti, Councilmember
PLANNING COMMISSION
Samantha Wick, Chair
Paulina Safarian, Vice Chair
Jason Bennett, Commissioner
Mike Van Gorder, Commissioner
Sara Mendez, Commissioner
COMMUNITY DEVELOPMENT DEPARTMENT
Patrick Prescott, AICP, Director
Joseph H. McDougall, City Attorney
Fred Ramirez, Assistant Director of Planning
David Kriske, Assistant Director of Transportation
Scott Plambaeck, AICP, Planning Manager
Daniel Villa, Principal Planner
Vanessa Quiroz, Senior Planner
Marcos Fuentes, Senior Transportation Planner
Karen Chavez-Hernandez, Associate Planner
Narek Mkrtoumian, Associate Planner
Silvia Sulis, Assistant Planner
Christopher Aldana, Planning Technician
Elizabeth Brandow, Planning Technician
Kane Thuyen, Assistant City Attorney
Funding from:
CALIFORNIA HIGH-SPEED RAIL AUTHORITY
METRO / LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY
CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Consulting by:
AECOM
FEHR & PEERS
STV
“Working together
for a safe, beautiful and
thriving community”
ATTACHMENT 1 - 4
22 GOLDEN STATE SPECIFIC PLAN DRAFT 5
CONTENTS
1. INTRODUCTION 6
1.1 Plan Overview 7
1.2 Plan Area 8
1.3 Purpose 9
1.4 Relationship to Other Documents 10
1.5 Planning Process & Outreach 15
1.6 Administration 22
2. CONTEXT 24
2.1 Location 25
2.2 Community History 27
2.3 Existing Conditions 33
2.4 Key Issues 53
3. VISION, GOALS & POLICIES 54
3.1 Vision Statement 55
3.2 Guiding Principles 56
3.3 Goals & Policies 60
4. PUBLIC REALM 84
4.1 Public Realm Plan 85
4.2 Mobility Improvements 88
4.3 Sidewalks & Parkways 100
5. PRIVATE REALM 106
5.1 Zoning 108
5.2 Uses 113
5.3 Building Form 125
5.4 Building Frontage 134
5.5 Open Space 141
5.6 Parking 146
6. INFRASTRUCTURE 153
7. IMPLEMENTATION 154
7.1 Plan Administration 156
7.2 Implementation Actions 157
7.3 Citywide Programs 167
7.4 Funding 170
8. DEFINITIONS 175
8.1 Definitions 177
ATTACHMENT 1 - 5
23 1. INTRODUCTION
1.1 Overview
1.2 Plan Area
1.3 Purpose
DRAFT GOLDEN STATE SPECIFIC PLAN
1.4 Relationship to Other Documents
1.5 Planning Process & Outreach
1.6 Administration
6 ATTACHMENT 1 - 6
24 GOLDEN STATE SPECIFIC PLAN DRAFT 7
1.1 OVERVIEW
The Golden State District (“District”) is
an important commercial, industrial, and
transportation hub within the City of
Burbank that has evolved from its early days
as a base for Lockheed Martin and other
aerospace and industrial firms. Now home to
a thriving mix of media, aerospace, logistics,
hospitality, production, and other uses, as
well as a vibrant residential community, the
area serves as a gateway for passengers to
and from the Hollywood Burbank Airport
and two Metrolink/Amtrak commuter rail
stations. A new, replacement airport terminal
is currently under construction north of the
existing terminal and immediately adjacent
to a planned High-Speed Rail (HSR) Station.
Leveraging this robust transportation
infrastructure, the re-imagined District under
this specific plan is poised to attract additional
employment-generating uses and new housing
opportunities, supported by an improved local
mobility network that better serves all modes
of transportation.
Through a collaborative effort working with
the community, the City has developed a
shared vision to guide the future development,
both private and public, of the District through
the Golden State Specific Plan (“GSSP”
or “Specific Plan”). The Specific Plan was
informed by the experience and expertise
of residents, business representatives, City
staff, Planning Commission and City Council
members. The engagement of neighbors
and other stakeholders remained integral
throughout the drafting process, with public
hearings, in-person workshops and walking
tours, and digital forums providing platforms
for ideas and feedback. This inclusive approach
aimed to align this plan with the priorities and
aspirations of the people who live, work, and
play in the District.
As a required General Plan and Housing
Element implementation program, the
GSSP was created by the City of Burbank,
supported by grants from the California HighSpeed Rail Authority, Los Angeles Metro, and the California Department of Housing and
Community Development.
PLAN ORGANIZATION
The Specific Plan is organized into the
following chapters:
Chapter 1: Introduction
The Introduction provides background
information on the plan, including its
purpose, a definition of the plan area, its
relationship to other official plans, and a
summary of community engagement.
Chapter 2: Context
Context includes the location of the
plan area in the greater region, a brief
community history, and a description of
existing conditions and key issues at the
time of the plan’s production.
Chapter 3: Vision, Goals & Policies
The Plan’s Vision and Guiding
Principles are described, followed by a
comprehensive list of goals and related
policies organized by topic.
Chapter 4: Public Realm
Sidewalk standards for new development
as well as proposed mobility and roadway
improvements are presented in the Public
Realm chapter.
Chapter 5: Private Realm
Private Realm standards include allowed
land uses and development standards for
all new projects in the District.
Chapter 6: Infrastructure
The Infrastructure chapter contains a
summary of the District’s infrastructure
and utilities.
Chapter 7: Implementation
Implementation actions to realize the
Plan’s vision are listed by theme and
potential funding sources other than
private development are identified.
Chapter 8: Definitions
Provides a glossary of terms used
throughout the document.
ATTACHMENT 1 - 7
25 8 DRAFT GOLDEN STATE SPECIFIC PLAN
FIG 1-1 GOLDEN STATE SPECIFIC PLAN AREA
The GSSP area, shown in Figure 1-1, occupies 630 acres east and south of Hollywood Burbank Airport (BUR), formerly known as Bob Hope Airport. It is generally bounded by Interstate 5 and Buena Vista Street to the east, Pacific Avenue and Vanowen Street to the south, Hollywood Burbank Airport to the west, and the City of Los Angeles at Cohasset Street to the north. The District’s name, comes from the adjacent Interstate 5 and its predecessor US 99, each known locally as the Golden State Freeway.
1.2 PLAN AREA
BURTON
THORNTON
EMPIRE VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSET AVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
N
Lundigan
Park
Gross
Park
Maxam
Park
Providencia
Elementary
School
Metrolink/Amtrak Station Future HSR Station BUR Terminal Future BUR Terminal 10-MIN
W
A
L
K
HOLLYWOOD BURBANK
AIRPORT
1/8 mi 1/4 mi
Valhalla Memorial Park
and Mortuary
ATTACHMENT 1 - 8
26 GOLDEN STATE SPECIFIC PLAN DRAFT 9
1.3 PURPOSE
The purpose of the GSSP is to create a
localized vision for the existing District in
the City of Burbank with guidance from
the Burbank2035 General Plan and provide
direction and tools to implement this vision
through actionable policies, permitted land
uses, development and design standards,
and mobility and infrastructure plans.
The Specific Plan is built upon a foundation of
community-based goals and related policies,
with easy-to-understand regulations, an
implementation framework for funding and
building public infrastructure improvements
to support new development, and strategies
for introducing community benefits such
as new public open space, streetscape
enhancements, and mobility improvements.
The GSSP provides regulatory guidance to facilitate reinvestment and encourage infill development within the District. In addition, the Specific Plan intends to encourage development of identified land uses (e.g., residential, commercial, mixed-use, or industrial) in compatible areas and provide guidance for targeted improvements that help achieve the overall vision for the District, as well as more focused goals for its unique subdistrict’s.
This document will be used by City officials and staff, as well as architects, developers, property owners, residents, and business owners as the regulations to guide both public and private development in the plan area.
Projects will be evaluated on their conformance to the vision, policies, and objective development and design standards of this plan. While the Specific Plan introduces a framework and toolkit for design and implementing future developments, it does not mandate any specific projects or immediate changes to the built environment.
HOW TO USE THIS DOCUMENT
WHAT IS A SPECIFIC PLAN?
In the State of California, a Specific Plan is
a regulatory tool that municipalities may
use to guide development in a localized
area. While the General Plan is the primary
guide for growth and development in a
community, a Specific Plan can focus on
the unique characteristics of a district by
creating customized policies, land uses,
and development standards. A Specific
Plan establishes a link between the goals
and programs of the General Plan and
individual development proposals within a
defined area.
COMMUNITY MEMBERS
Start with the outreach
process (Section 1.5), then
learn about the area’s
history and planning issues
in Chapter 2. Chapter 3
outlines the plan vision,
while Chapters 4 and 5
contain the standards
for new development.
PROPERTY DEVELOPERS
Be familiar with the
vision, principles, goals
and policies in Chapter 3.
Standards related to the
public realm (sidewalks)
are found in Chapter 4,
and standards for the
private realm (buildings)
are in Chapter 5.
CITY STAFF
Ensure that each future
development, whether
public or private, complies
with all aspects of this
plan; the City should
continuously monitor
the progress and
implementation (Chapter
7) of the GSSP.
ATTACHMENT 1 - 9
27 10 DRAFT GOLDEN STATE SPECIFIC PLAN
1.4 RELATIONSHIP TO OTHER DOCUMENTS
In addition to the GSSP, planning and development in
Burbank is influenced by several documents, including:
BURBANK2035
The City of Burbank’s General Plan, known as
Burbank2035, was adopted in 2013 and provides a
comprehensive, long-term framework for the City’s
planning and policy making in the city. Comprised of
eight different elements, including Housing, Land Use,
Mobility, Safety, and Open Space, the General Plan sets citywide objectives that guide the physical development of the city which are further refined for the Golden
State District through the Specific Plan. As such, the
GSSP is a tool that implements the City’s General Plan
by establishing a link between General Plan policies and individual development proposals within the GSSP area.
Consistent with the Burbank2035 General Plan and the
new 2021-2029 Housing Element, the GSSP intends
to create a new vision for the District by encouraging
new affordable and workforce housing development,
supporting high-quality employment, and improving
active transportation and connections to nearby transit, such as the existing Metrolink stations and the future
high-speed rail station.
HOUSING ELEMENT
A part of the General Plan, Burbank’s latest Housing
Element, adopted in September 2022, is a comprehensive
policy document that addresses the city’s current and
future housing needs. It includes goals, policies, and
programs aimed at conserving and improving existing
housing, providing sites for a variety of housing types, and assisting in the provision of affordable housing. The plan also focuses on removing governmental constraints
to housing development and promoting equal housing
opportunities. Key components include a housing needs
assessment, analysis of housing constraints, identification of resources, and a detailed housing plan to guide the
city’s efforts over the eight-year cycle. For the 2021- 2029 planning period, the City of Burbank was allocated a total of 8,772 housing units under the Regional Housing Needs Assessment (RHNA), to be distributed across
different income levels. This target aims to address the city’s housing needs and support the development of a
diverse range of housing options. A goal of the GSSP is to help the City meet its housing needs by concentrating new development in underutilized areas.
RELEVANT GOALS & POLICIES
Land Use Element
Goal 1: Policies 1.1, 1.3, 1.6, 1.7, 1.8
Goal 2: Policies 2.1, 2.7
Goal 3: Policies 3.2, 3.3, 3.4, 3.5, 3.7
Goal 4: Policies 4.1, 4.2, 4.3, 4.5, 4.6
Goal 5: Policies 5.1, 5.2, 5.3, 5.4, 5.5
Goal 6: Policy 6.3
Goal 7: Policies 7.1, 7.2, 7.3, 7.4, 7.5
Mobility Element
Goal 1: Policy 1.4
Goal 2: Policies 2.1, 2.2, 2.3
Goal 3: Policies 3.1, 3.2, 3.3, 3.4, 3.5
Goal 4: Policies 4.4, 4.7, 4.10
Goal 5: Policies 5.1, 5.2, 5.3, 5.4, 5.5
Goal 6: Policies 6.2, 6.3
Goal 7: Policies 7.2, 7.3
Goal 8: Policies 8.1, 8.3
Goal 9: Policy 9.1
The General Plan is the City’s primary
planning and policy document.
ATTACHMENT 1 - 10
28 GOLDEN STATE SPECIFIC PLAN DRAFT 11
BURBANK2035 VISION
In an effort to preserve the City’s high quality of life for current and future generations, the following vision statements were adopted as part of the Burbank2035 General Plan:
• Balanced Development: Serve residents and maintain economic vitality by balancing land uses in a desirable and responsible manner. • Community Image & Character: Treasure the small-town character that gives residents a sense of belonging and community through architecture, design, and density of new development.
• Complete Streets: Prioritize streets that are complete, safe, and efficient. Value all users of city streets equally and consider the street an essential public place.
Provide choices such as convenient public transportation and bicycle facilities, and link Burbank to the regional multimodal network.
• Economic Vitality: Maintain a vibrant, healthy, diverse economy. Support businesses that a vital part of Burbank’s economy and capitalize on the unique aspects of its economic base.
• Environmental Equity: Ensure that the adverse and positive environmental effects of planning decisions are borne equally by the entire community, regardless of age, culture, ethnicity, religion, gender, sexual orientation, race, socioeconomic status, or geographic location.
• Housing Variety: Offer a wide range of housing to meet the needs of all age groups, family types, and income levels, as well as those with special housing needs. • Open Space & Conservation: Maintain, preserve, and expand Burbank’s parks, open space and recreational facilities as valuable resources for the community. • Proactive & Responsive Government: Listen and respond to the needs and concerns of the community. Provide high-quality services and public facilities; educational, recreational, and social programs; and reliable utilities. • Quality Neighborhoods & Schools: Maintain and protect quality residential neighborhoods, and support the City’s schools as a source of pride in the community. • Safety: Provide a safe and healthy environment that protects all people in the community.
• Sustainability: Ensure a high quality of life for present and future generations.
Require environmentally sound development, considering water, energy, and material conservation.
ATTACHMENT 1 - 11
29 12 DRAFT GOLDEN STATE SPECIFIC PLAN
BURBANK MUNICIPAL CODE &
ZONING REGULATIONS
The Zoning Regulations in the Burbank Municipal Code
(BMC) provide land use and development standards for
parcels by zoning districts located throughout the city.
The standards in Chapters 4 and 5 of the GSSP augment
and replace many standards of the Zoning Regulations
for parcels located in the GSSP area. Where there is
conflict between the GSSP and the Zoning Code, the
GSSP shall control. Where the GSSP is silent, any relevant sections of the Zoning Regulations apply.
COMPLETE STREETS PLAN
The City’s Complete Our Streets Plan (“Complete Streets Plan”) was adopted by the City Council in June 2020. The plan aims to enhance safety, mobility, sustainability, and transportation equity for all users, including pedestrians, bicyclists, motorists, and transit riders. It aligns with the Burbank2035 General Plan and outlines goals, policies,
and guidelines for future transportation projects.
It emphasizes creating a connected and accessible
street network that supports economic vitality and
community health. The plan also includes benchmarks
for implementation and prioritizes early-action
projects to improve the city’s infrastructure. The plan addresses environmental sustainability by promoting
the use of non-motorized transportation modes, such
as walking and cycling, which help reduce greenhouse
gas emissions. The plan includes the development of
green infrastructure, like permeable pavements and
increased tree canopy, to manage storm water and
improve air quality. Additionally, it encourages the use of public transit and aims to create a more connected
and efficient transportation network, reducing reliance on single-occupancy vehicles. The plan makes general
recommendations and lists specific projects, such as
the underpass of Hollywood Way at Empire Avenue.
The street scape plans contained within the GSSP were
created in consultation with the Complete Streets Plan.
ECONOMIC DEVELOPMENT
STRATEGIC PLAN
The City’s Economic Development Strategic Plan 2024-
2028 functions as a guide for creating the City’s economic development priorities and activities as they align with the City Council’s overarching goals and its strengths, as well as market opportunities. With attention to Burbank’s The Complete Our Streets Plan makes
proposals for mobility enhancements.
The City’s economic strategy
for the next five years.
ATTACHMENT 1 - 12
30 GOLDEN STATE SPECIFIC PLAN DRAFT 13
largest employers as well as small businesses, the plan will enlarge the City’s ecosystem of responsive services and resources, as well as the speed of implementation
for businesses currently operating within the City. In
addition, the plan focuses on the quality of outreach
and meaningful changes that will attract new, innovative businesses and related investments to Burbank,
increasing the City’s tax base. The GSSP responds to the City’s economic goals by instituting appropriate policies and standards specific to the Golden State District.
GREENHOUSE GAS REDUCTION PLAN
The City’s Greenhouse Gas Reduction Plan (GGRP),
also known as the Climate Action Plan, was updated
by City Council in May 2022. The plan is a recognition
that greenhouse gases cause climate change and most
greenhouse gas emissions come from transportation
and buildings. The plan aims to significantly reduce these emissions to meet California’s long-term environmental
goals. It sets targets to reduce emissions by 40% below 1990 levels by 2030 and achieve carbon neutrality by
2045. There are measures to enhance energy efficiency,
promote renewable energy, and support sustainable
transportation options, including the development of
bike lanes and pedestrian paths to encourage nonmotorized transportation. These efforts aim to reduce reliance on internal combustion engine vehicles,
lowering overall emissions. The GGRP also emphasizes
community involvement, economic resilience, and social
equity, ensuring that all residents benefit from a healthier and more sustainable environment.
BICYCLE MASTER PLAN
The 2009 Bicycle Master Plan (BMP) seeks to create
sustainable transportation alternatives by supporting
bicycle infrastructure to reduce traffic congestion and improve safety. The BMP intends to provide connections
to transit centers, employment, retail, and residential areas to develop a comprehensive roadway planning
network and make that five percent of all trips are made on bicycles by 2035. Additionally, the BMP incorporates the “Complete Streets” concept to improve walk-ability
and bike-ability in the city to ensure the safety of all users regardless of age and abilities. Other recommendations
to further improve bicycle safety are speed reduction,
auto traffic reduction, and street signage and markings.
The BMP also examines funding opportunities and lists
ongoing bike-way projects.
The GGRP is the City’s updated
Climate Action Plan.
The City’s bike plan was
originally adopted in 2009.
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31 14 DRAFT GOLDEN STATE SPECIFIC PLAN
CONNECT SOCAL
Connect SoCal is the Regional Transportation Plan/
Sustainable Communities Strategy, updated every
four years by the Southern California Association
of Governments (SCAG), the Metropolitan Planning
Agency for the Los Angeles area. It outlines a
comprehensive vision for a more resilient and equitable future, under the four pillars of Mobility, Communities, Environment and Economy. It stresses the need for
transportation system enhancements around more
sustainable land uses, and aims to improve air quality
while supporting economic growth and social equity.
Developed through extensive stakeholder engagement
and technical analysis, the most recent plan was
adopted in April 2024.
CITY COUNCIL GOALS FOR 2025-2026
A special City Council goal-setting meeting took place on January 23, 2025. The purpose of the meeting was to assist the City’s decision-makers in setting strategic direction and determining priorities for the near future. Significant city goals most relevant to the GSSP include:
• Promoting economic sustainability, diversity, and innovation; • Meeting affordable housing needs, especially for the workforce, families, seniors, and disabled;
• Increasing visibility and access to arts and creative endeavors; • Supporting environmental sustainability and regeneration (i.e. reducing emissions); and
• Creating an equitable and safe multimodal transportation network.
Connect SoCal is a regional
plan produced by SCAG.
METRO TRANSIT-ORIENTED COMMUNITIES POLICY
LA Metro’s Transit-Oriented Communities (TOC) Policy, adopted in June 2018, aims to create vibrant, walkable neighborhoods around transit stations and bus stops. The policy focuses on increasing transit ridership, stabilizing and strengthening communities, engaging local stakeholders, distributing transit benefits equitably, and capturing the value created by transit investments. Key initiatives include improving first/last mile connections, implementing consistent station design standards, and partnering with developers to create mixed-use projects that include affordable housing. The TOC Policy is a collaborative effort involving local jurisdictions, community groups, and the private sector to enhance the quality of life in LA County.
ATTACHMENT 1 - 14
32 GOLDEN STATE SPECIFIC PLAN DRAFT 15
1.5 PLANNING PROCESS & OUTREACH
The GSSP is the result of a multi-year engagement effort to encourage public participation in the planning process, maximize input from a broad range of stakeholders, and incorporate community feedback throughout all phases of the project.
VISIONING
2018 - 2020
PUBLIC REVIEW
2026
ALT. DEV PLAN PREP
2018 - 2026
DISCOVERY
2016 - 2018
ADOPTION & IMPLEMENTATION
2026
Implementation
EIR Scoping Land Use
Alternatives
Transportation
Analysis
• Community Workshop
• Presentations to Boards
and Commissions
• Community Workshop
• Stakeholder Meetings
Community
Walking Tours
Draft EIR • Stakeholder Meetings
• Community Workshop,
• Presentations to Boards
and Commissions
Community Workshop
Draft
Specific Plan
Draft
Specific Plan
Phase
2 Phase
4 Phase
3 Phase
1 Phase
5 • City Council Study Session
• Business Roundtable
• Community Workshop
• City Sta Workshops
Research +
Analysis
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33 16 DRAFT GOLDEN STATE SPECIFIC PLAN
PHASE 1: DISCOVERY
The GSSP process began with a comprehensive
assessment of the current Golden State District area,
considering existing land use, urban design, mobility
patterns, infrastructure, environmental conditions, and community demographics. This phase also included the
first public workshop to learn about the district from the community. Discussions were held a variety of District
stakeholders. Through this process, key challenges
and opportunities came into focus that would provide
direction for future phases of the project.
City Council Study Session #1
October 18, 2016
The Community Development Department facilitated a
City Council Study Session which began with a presentation focused on the economic and land use history of the
Golden State District followed by a facilitated discussion.
Attendees shared feedback related to infrastructure,
housing, open space, economics, urban design and
land use, and education. Additionally, Council-members
shared their thoughts related to the overall outreach and engagement strategy for the specific plan process.
Community Workshop #1
February 11, 2017
The first public workshop included participatory activities in the district followed by an open house. To begin, the Community Development Department facilitated a walk
audit and interactive video diary activity in the area directly adjacent to the Hollywood Burbank Airport. Community
members discussed their vision for the district including active transportation, building typologies, and pedestrianfriendly environments. This was followed by an open house where attendees could visit stations to learn more, ask questions, and provide feedback. The workshop’s
objective was to introduce the project to the community and gather input about immediate issues and long-term
aspirations.
Business Roundtable
June 1, 2017
The business roundtable engaged stakeholders from
City agencies, property management/development, and
the media/entertainment and manufacturing industries.
The meeting began with an overview presentation
of the project followed by a facilitated discussion.
Stakeholders discussed the economy, commuting,
Participants at the first GSSP
Community Workshop.
ATTACHMENT 1 - 16
34 GOLDEN STATE SPECIFIC PLAN DRAFT 17
housing, development, the district’s connection to the
airport, how to create a sense of place in the district, and their expectations for the future.
City Staff Workshops
Starting in 2018
Sessions with a variety of City departments were
held throughout 2018. Activities included interviews,
discussions, and other interactive formats, such as
charades. Departments consulted included Economic
Development, Planning, Public Works, Transportation,
and Water and Power.
PHASE 2: VISIONING
During this phase, a vision statement and key principles were developed to guide the analysis of different land
use and mobility approaches, as well as provide direction for subareas within the GSSP. Two land use scenarios
were created to analyze the program’s Environmental
Impact Report (EIR) and better understand potential
growth scenarios. Outreach during this phase providing
opportunities for community members and stakeholders
to provide feedback related to the draft vision and land use alternatives and to identify environmental issues that should be analyzed in the EIR.
Community Visioning Session
March 16, 2020
This workshop provided a thorough overview of
the project, including the pre-existing documents
that informed the foundation for the future plan. A
brainstorm generated visioning language for the future
of the specific plan area, grounded in current land use and design and development standards. Following the
workshop, a vision statement and guiding principles
were crafted from the feedback to inform and steer the
overall plan development and for subareas within the
District.
City Council Study Session #2
July 14, 2020
The second City Council session covered existing
conditions in the District, planning considerations, the draft vision and principles for the specific plan, and draft land use concepts. The council also discussed a plan
amendment for the creation of the specific plan.
A walking tour held for neighbors
around the plan area.
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35 18 DRAFT GOLDEN STATE SPECIFIC PLAN
PHASE 3: ALTERNATIVES DEVELOPMENT & PLAN PREPARATION
During this phase, outreach centered around continuing
the city’s dialogue with the community. In addition
to more formal outreach activities, the City also
reached out to the community at the farmers market,
local affordable housing developments, and through
additional stakeholder meetings.
Community Workshop #2 (EIR Scoping Meeting)
August 26, 2020
The second public workshop, hosted virtually by the
Community Development Department, served as the
Environmental Impact Report (EIR) Scoping Meeting.
Project team members introduced the project, shared
existing conditions, planning considerations, outreach
efforts, specific plan draft vision and principles, and draft concepts. Following the presentation, attendees
entered facilitated breakout rooms to discuss and then
reported back to the larger group with a summary of
main points. The meeting concluded with a dedicated
segment focused on EIR scoping information.
City Council Study Session #3
April 25, 2023
This City Council session focused on an update on
the Golden State Specific Plan and the proposed
Neighborhood Protection Plan, recommended to
minimize impacts to nearby residential neighborhoods
caused by cut-through vehicle traffic.
Community Workshop #3
June 21, 2023
The third public workshop was hosted by the Community
Development Department at the Community Services
Building in Burbank. The workshop consisted of two
components: an open house and a presentation. The
primary objectives for the workshop were to re-engage
with community members through updates on the
project and timeline, to provide an opportunity for the community to review the draft vision, principles, land
use, and mobility concepts, outline the next steps in
drafting and completing the specific plan, and to answer questions and solicit feedback. The open house included six stations: project introduction, vision and goals, land use, urban form and public realm, mobility and complete streets, and the EIR. Attendees could add sticky notes to boards to provide their feedback and ask staff questions at each station. The workshop presentation addressed
Stakeholders at a community meeting.
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36 GOLDEN STATE SPECIFIC PLAN DRAFT 19
similar topics along with other project initiatives
such as a potential Neighborhood Protection
Plan to mitigate traffic and other impacts.
SB35 Community Meeting
July 26, 2023
Hosted by the Community Development
Department, this informational meeting
provided an overview of California State Senate
Bill 35, proposed projects in the plan area, and
a forum to discuss next steps. Attendees asked
questions related to housing density, unit
affordability, parking requirements, pedestrian
bridges, local schools, infrastructure, and
other related topics.
Community Walking Tour #1
August 26, 2023
The Community Development Department
hosted a walking tour of the residential
neighborhood north of Empire Avenue
between Ontario Street and Buena Vista
Street. A tour packet prompted attendees
for feedback throughout the walk related to
a Neighborhood Protection Plan for parking,
development guidelines for residential and
mixed-use buildings, and mobility updates to
sidewalks and streets.
Community Walking Tour #2
February 3, 2024
The second community walking tour hosted
by the Community Development Department,
focused on the area around the district’s
existing MetroLink station, proposed High
Speed Rail Station, and industrial areas. This
tour, conducted via bus, covered a larger
section of the district – from Cohasset Street
to Pacific Avenue along Hollywood Way.
Attendees were prompted to share their
thoughts related to the High Speed Rail station
area, transit-oriented development areas, how
to improve connectivity throughout the area,
and feedback on the Golden State District.
Architect/Developer Discussion
June 26, 2024
A stakeholder meeting was held with local
architects and developers to share project
information and receive feedback on
proposed development standards. Attendees
were prompted with questions related to the
housing market, parking approaches, design
standards, and other questions related to
future development in the area.
PHASE 4: PUBLIC REVIEW
Following the draft’s completion, the GSSP
underwent a thorough review by the City’s
Planning Commission, City Council, and relevant
agencies. Additional community and stakeholder
feedback was solicited, and the plan was refined
to reflect the community’s collective vision for
the Golden State District.
[In progress; Section to be completed after
Phase 4]
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37 20 DRAFT GOLDEN STATE SPECIFIC PLAN
WHAT WE HEARD
The following feedback was received throughout the outreach process, including these recurring and key themes:
• Economy: Support and maintain the district’s key role in the economy of Burbank.
In addition to supporting existing jobs, attract high-tech and high-paying jobs. • Housing: Encourage affordable housing close to transit and amenities. • Transit: Ensure the success of the district regardless of the proposed High Speed Rail station. Prioritize walk-ability and access to transit, support new transit options.
Support shorter trips through the district and connection to downtown in addition to regional connectivity. Transit connectivity is critical for those who work in the district.
• Pedestrian/Public Realm: Implement pedestrian amenities to support a welcoming public realm through consistent tree canopies, multimodal connection, active transportation improvements, and ADA accessibility.
• Sense of Place: Embody the GSSP’s role as a gateway to Burbank and the broader Southern California regional by encourage a sense of identity, places, and arrival. • Amenities: Facilitate new amenities for the district including restaurants, parks, services, entertainment, and additional hotel rooms. Provide various kinds of open space from stoops that face the street to pocket parks. • Environmental Justice: Address environmental justice concerns such as air quality, noise pollution, and heat.
• Uses & Development Standards: Retain the District’s eclectic mix of uses and maintain its existing character while mixing in new uses such as housing, retail, creative office, and amenities such as restaurants. Prioritize flexibility for development and design standards.
• Traffic: Consider the potential traffic and parking impacts of the plan. • Golden State Specific Plan website
• Attendance at community events
• Mailers
• Social Media and Blog Networking
• Door-to-door canvassing
• Noticing ahead of outreach events
• Eblast notifications
• Announcements at City meetings
ADDITIONAL OUTREACH & COMMUNICATIONS
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PHASE 5: ADOPTION & IMPLEMENTATION
Lastly, the formal adoption of the GSSP by the City Council integrates it into the City’s planning framework. This process ensures a transparent and objective approach to urban development, aligning with City’s goals and contributing to sustainable growth and improved quality of life for its residents. [In progress; Section to be completed during Phase 5]
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39 22 DRAFT GOLDEN STATE SPECIFIC PLAN
1.6 ADMINISTRATION
AUTHORITY
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450-65457) gives the authority to a city to adopt a specific plan by ordinance (as a regulatory plan) or resolution (as a policy-driven plan). This allows a local land use agency to prepare specific plans as may be required for the systematic implementation of the General Plan. The GSSP serves as both a policy and regulatory document designed to implement the community’s vision for Burbank through customized policies and standards to meet the unique characteristics of the specified planning area.
ENVIRONMENTAL ASSESSMENT
The California Environmental Quality Act (CEQA) is a state law that requires public agencies and decision-makers to evaluate the environmental impact of a proposed project, disclose those impacts to the public, and mitigate them to the degree feasible. An Environmental Impact Report (EIR) is a document required by CEQA for projects that may significantly affect the environment. An EIR provides information about the potential impacts of a project, means to avoid or reduce those impacts, and the alternatives to the project. An EIR is intended to inform the public and decision-makers about the potential impacts of a proposed action before it is approved or denied.
The City of Burbank has prepared a comprehensive programmatic report addressing all topics required by CEQA. The EIR analyzes potentially significant environmental impacts that could result from approval of the GSSP, mitigation measures that would lessen potential environmental impacts, and the level of significance of the environmental impacts that would remain after implementation of the proposed mitigation if necessary.
Alternatives to the GSSP have been considered to foster informed decisionmaking and public participation, per CEQA guidelines; four alternatives were analyzed in the EIR, which include a ‘No Project’ alternative.
PROCEDURE
The Community Development Department shall administer this Specific Plan in accordance with the provisions of this Plan and the actions of the Planning Commission and the City Council. Refer to the Burbank Municipal Code (Municipal Code), Title 10 Zoning Regulations, Article 19, for procedures for appeals of determinations made by City staff pursuant to this Specific Plan.
Projects within the GSSP will be reviewed for consistency with the plan’s vision, goals, and policies, as well as conformance with its land use and development standards. For these projects, policies and standards within the GSSP take precedence over citywide policies and objective standards.
Where the GSSP is silent, policies and standards of the General Plan and Municipal Code are applicable.
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40 GOLDEN STATE SPECIFIC PLAN DRAFT 23
INTERPRETATION
In case of uncertainty or ambiguity to the meaning or intent of any provision of this Specific Plan, the Community Development Director or his/her designee has the authority to interpret the intent of the provision in a manner consistent with the goals, policies, purposes, and intent established in this Specific Plan. The Director may, at their discretion, refer interpretations to the Planning Commission for consideration and action. Such a referral shall be accompanied by a written analysis of issues related to the interpretation.
All interpretations made by the Director shall be final.
CONFLICT
In the event of a conflict between the provisions of the Specific Plan and the provisions identified in the Municipal Code, the Specific Plan shall prevail.
For any other topical issue, development standard or design guideline, and/ or regulation not addressed or otherwise specified in the Specific Plan, regulation and approval shall be carried out in accordance with the provisions of the Municipal Code, particularly the Zoning Code. The particular section of code shall be based on the most appropriate or closely matching land use type or procedure, as determined by the Community Development Director.
SEVERABILITY
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions, is for any reason held to be invalid or unconstitutional by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions.
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41 24 DRAFT GOLDEN STATE SPECIFIC PLAN
(
2. CONTEXT
2.1 Location
2.2 Community History
2.3 Existing Conditions
2.4 Key Issues
24 DRAFT GOLDEN STATE SPECIFIC PLAN
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42 GOLDEN STATE SPECIFIC PLAN DRAFT 25
The GSSP is located in the northwest corner of Burbank, which itself is located in the southeast corner of the San Fernando Valley within Los Angeles County. Under the backdrop of the Verdugo Mountains, Burbank is bordered by the cities of Glendale on the east and Los Angeles on the west.
The City encompasses approximately 17 square miles with a population of 107,337 in 2020, and the Golden State District is one of its three primary job centers along with Downtown and the Media District in the city. As shown in Figure 2-1, the city is bisected by Interstate 5 – commonly known as the Golden State Freeway – which acts as a northeast boundary of the GSSP.
FIG 2-1 REGIONAL CONTEXT
City of Burbank
City of
Glendale
City of
Los Angeles Downtown
Burbank
Media
District
2.1 LOCATION
N
Aerial (Google Earth) Golden State Specific Plan Hollywood Burbank Airport ATTACHMENT 1 - 25
43 26 DRAFT GOLDEN STATE SPECIFIC PLAN
Empire Center
Downtown
Burbank
VERDUGO MOUNTAINS
North
Hollywood
Sun
Valley
Magnolia
Park
Hillside
Woodbury
University
City of Burbank
City of Los Angeles
Hollywood
Burbank Airport
BURBANK BLVD
OLIVE AVE
MAGNOLIA BLVD
VICTORY BLVD
GLENOAKS BLVD
SHERMAN WAY
SAN FERNANDO RD
VINELAND AVE
TUJUNGA AVE
LANKERSHIM BLVD
City of Burbank City of Los Angeles
FIG 2-2 LOCAL CONTEXT
The Golden State District is located immediately east of Hollywood Burbank Airport and two miles northwest of downtown Burbank.
Golden State Specific Plan
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The City of Burbank was founded in 1887 and incorporated in 1911. It has a long and unique economic history that spans more than a century, though the city’s regional
cultural image was established between 1917 and 1945
when it first became home to the aerospace, defense,
and film industries.
EARLY 20TH CENTURY
Seeking larger tracts of undeveloped land that could
connect to railways, the aerospace manufacturer
Lockheed Corporation moved to the Golden State
District area in 1928, kickstarting a steady period of
industrial growth. Further supporting the industry was
the opening of United Airport in 1930, developed by
the Boeing Company and what would become United
Air Lines. Soon thereafter its Spanish Revival terminal became the largest commercial airport in the Los
Angeles region.
MID-20TH CENTURY
In 1940, the airport was acquired by Lockheed and
used to supply the U.S. efforts in World War II, all while passenger flights continued. After the attack on Pearl
Harbor, Lockheed’s Burbank factories were famously
camouflaged as a rural townscape by the U.S. military
with the assistance of set designers from nearby movie
studios. At peak operations in 1943, the Lockheed
facilities employed 94,000 people.
The aerospace industry paved the way for rapid
development through the war and throughout the
following decades, including new housing tracts, a
hospital, several schools, and Burbank’s City Hall to
serve the area’s growing population. The development
of major freeways in and around Burbank in the 1950s
and 1960s, including Interstate 5 and State Route 134,
brought even more suburban development. Throughout
this period, Lockheed was the District’s primary
economic engine and one of the city’s largest and most
important employers.
2.2 COMMUNITY HISTORY
Vega Model 2 Starliner, 1940.
(Bill Larkins Collection)
United Airport dedication, 1930.
(Burbank Public Library)
Lockheed Air Terminal, 1950s.
(Burbank Public Library)
Air Jamaica employees in an under-construction
Lockheed L-1011, 1969. (CSUN University Library)
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The original United Airport on Memorial Day in 1930 (California Historical Society and USC Libraries) Inside Lockheed’s Vega plant, 1942.
(Farm Security Administration, Library of Congress)
Lockheed Aircraft Corp, 1938.
(Los Angeles Public Library)
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Lockheed facility under camouflage, World War II. (Lockheed Martin) Lockheed Aircraft Corp, Burbank, 1945.
(Farm Security Administration, Library of Congress)
Outside Lockheed’s Vega plant at Hollywood Way, 1943.
(California State University Northridge Library)
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Aerial view of Burbank, 1952. (University of California, Santa Barbara) Map of Lockheed Aircraft Corp
facilities. (Lockheed Martin)
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New Interstate 5 between Glenoaks Blvd (foreground) and San Fernando Blvd, 1950s. (Burbank Public Library) View north on Hollywood Way, 1978.
(California State University Northridge Library)
Thornton Avenue at Ontario Street,
1960s.(Burbank Public Library)
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Rendering of the future terminal at Hollywood Burbank Airport, which had a groundbreaking in January 2024. (Burbank-Glendale-Pasadena Airport Authority)
LATE 20TH CENTURY TO PRESENT
In 1978, the airport was sold to a public
authority and renamed the Burbank-GlendalePasadena Airport, and in 1990, Lockheed and its top-secret ‘Skunk Works’ division left the
District. Nearly 14,000 jobs were lost and
commercial vacancies quickly increased,
leaving the area with an uncertain future.
By 2005, however, the District started to
experience a dramatic economic renaissance
with the expansion of major media and arrival
of technology companies attracted to the area
by its proximity to Hollywood, availability of
large underutilized lots and buildings, as well
as low rents.
More recently, the area has experienced
continued commercial growth, and the
Golden State District is now a significant
hub of entertainment and tech companies –
both key industries of Southern California.
The area’s manufacturing, professional office,
media, and airport-supporting uses remain
major generators of employment and revenue
for the city, with three of its largest employers
located in the area.
The renamed Hollywood Burbank Airport
is completing construction on a brand new
passenger terminal, which promises the start of
another exciting chapter when it opens to the
public in October 2026. With the resurgence
of economic activity and the expansion of the
airport’s facilities, the District has seen an influx
of new jobs, as well as a growing demand for
the housing, services and amenities to support
them.
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2.3 EXISTING CONDITIONS
The GSSP recognizes that the plan area covers several diverse neighborhoods with many varied conditions, and as such it has been organized into four subdistricts (Figure 2-3) that each have their own distinct characteristics as well as unique opportunities for the future. The elements of the urban environment – land use, public realm, and built form – that currently exist in each subdistrict are summarized first; this is followed by a review of the various forms of transportation and infrastructure systems in the plan area.
Land use refers to the permitted or observed use of public or private property. The designation of parcels (e.g. commercial or residential) is an important aspect of any plan: uses can help define the level of activity in an area while a mix of complementary land uses may determine its walkability.
The public realm is the area within the built environment that is owned by and/or accessible to the general public. While multiple City departments and documents touch on the public realm, this plan regulates the portion between the property line and the roadway used by pedestrians, including sidewalks, parkways, street furniture, street trees, and lighting.
Built form describes the physical appearance of a building or a collection of buildings as viewed from the public realm and helps define the overall character of an area. Components subject to regulation typically include maximum height and minimum setbacks, floor area ratio and density calculations, as well as open space and parking requirements.
Figure 2-4, Figure-Ground, illustrates the significant variation in built form within the District, from large industrial parcels with low lot coverage, to smaller industrial, commercial, and residential parcels with more consistent setbacks and orientation to the street.
Finally, transportation and infrastructure involve the basic facilities necessary for the typical operation of the city, and includes everything from roads, railways, and airports to electric, sewer, and water lines. Much of the infrastructure in Burbank is the responsibility of the City, but parts may be owned by the County, State, or other agency such as the airport authority.
LAND USE PUBLIC REALM BUILT FORM TRANSPORTATION
& INFRASTRUCTURE
TO BE UPDATED
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51 34 DRAFT GOLDEN STATE SPECIFIC PLAN
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
FIG 2-3 SUBDISTRICTS
North Station
South Station
Empire Neighborhood
Golden State Industry Specific Plan Boundary
Metrolink Station
Future High Speed Rail Station
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FIG 2-4 FIGURE-GROUND
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
Building Footprint
Specific Plan Boundary
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NORTH STATION
The North Station subdistrict surrounds the intersection of Hollywood Way and San Fernando Boulevard, and is bounded by Cohasset Street to the north, California Street to the east, and the Burbank Hollywood Airport’s future passenger terminal to the west. A primary feature of the subdistrict is the Burbank Airport–North station on Metrolink’s Antelope Valley Line.
The railroad tracks run parallel San Fernando Boulevard, with the station platform just west of Hollywood Way. The future California HSR station, now in the planning stages,will be located just south of the Metrolink station.
The subdistrict is comprised of a mix of commercial and light industrial uses.
Notably, a recent major development, known as Avion Burbank, encompasses much of the subdistrict west of Hollywood Way, comprised of logistics and warehouse space along with a few quick-service restaurants, creative office spaces, and a hotel fronting San Fernando Boulevard. Across from Avion is a large, modern three-story office building surrounded by rows of surface parking, as well as an assortment of older, one- and two-story industrial buildings used by construction companies.
Superblocks up to a quarter mile long make up most of the subdistrict, though there are shorter blocks running east-west between Cohasset Street and San Fernando Boulevard. This smaller grid contains many smaller lots developed with a mix of industrial and commercial uses such as a brewery, cafe, laboratories, recording studios, and various repair shops. These buildings are generally one or two stories and often built to the lot line, though several have parking in front. The character on these streets are notably different than that along the major boulevards, as the narrow vehicle rights-of-way and prevalence of buildings constructed at the lot line create a sense of enclosure for pedestrians.
The public realm is generally defined by the auto-oriented nature of the subdistrict, with wide boulevards, large surface parking lots abutting the sidewalk, and relatively narrow sidewalks with few amenities. Along these major boulevards, pedestrian conditions are mixed, but generally uncomfortable for pedestrian mobility due to lack of tree canopy and landscaped parkways, narrow sidewalks, no pedestrian lighting or furniture.
In addition, the Hollywood Way underpass beneath San Fernando Boulevard has narrow sidewalks adjacent to vehicles traveling at high speeds that create an unfriendly environment for pedestrians. An exception is the Metrolink station, which includes some street furniture, landscaping, and lighting; however, it is not easily accessible, as the main point of entry is at the top of an on/off-ramp and involves crossing a major thoroughfare at grade. The recent Avion Burbank project constructed a new sidewalk and landscaped setbacks, in addition to a buffered bike lane, which although still autooriented, improved the active transportation conditions in the subdistrict.
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54 GOLDEN STATE SPECIFIC PLAN DRAFT 37
New development is oriented internally at a
different level than that of the sidewalk.
The Metrolink station includes signalized
pedestrian crossings and street furniture.
Light industrial uses border residential at
Cohasset Street, the northern plan boundary.
The underpass at San Fernando Boulevard and
Hollywood Way breaks up the street wall.
The ramp onto Hollywood Way features a bike
lane, pedestrian crossing, and landscaping.
A large office building set back far from the
street, separated by expansive parking.
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SOUTH STATION
The South Station subdistrict is in the southern portion of the GSSP and encompasses the area surrounding the intersection of Hollywood Way and Empire Avenue/Vanowen Street. Its borders include Thornton Avenue on the north, Ontario Street on the east, Pacific Avenue on the south, and the Valhalla Memorial Park on the west. The subdistrict includes the Burbank Airport-South station on Metrolink’s Ventura County Line, also served by Amtrak, located west of Hollywood Way with the tracks located between Empire Avenue and Vanowen Street.
South Station consists almost entirely of industrial and commercial uses on a mix of large and small lots, except for the Larry L. Maxam Memorial Park in the southwest corner of the GSSP adjacent to an Army National Guard facility. On the west side of Hollywood Way between Thornton and Empire Avenues, notable uses include the Marriott Hotel & Convention Center, which plans to expand with an additional dual-branded hotel on the same site; Media Studios North, a 19-acre entertainment/creative office campus with over 900,000 square feet of interior space; and MSG Sphere Studios, a dome-shaped media complex.
This subdistrict includes the tallest buildings within the GSSP, with the 9-story Marriott and several 4-6 stories office buildings located within large parcels.
South of Empire Avenue, however, most lots are small and include industrial structures with 1-2 stories, typically built to the front property line. The largest site, a vacant big box store (formerly Fry’s Electronics) has been approved for a large mixed-use development with residential and ground floor retail, which will start to shift the subdistrict’s character from a suburban typology with large surface parking lots to a more urban, walkable model.
Similar to North Station, the South Station subdistrict is comprised of superblocks where connectivity is concentrated along a few major roads.
Hollywood Way also bypasses Empire Avenue in an underpass, creating a wide right of way with additional lanes for on/off-ramps; for example, the 100-foot right-of-way of Hollywood Way south of Valhalla Drive becomes 150 feet at Vanowen Street. In the north-south direction, the combined rightof-way of Empire Avenue, the railroad, and Vanowen Street is even wider at 225 feet or more. This infrastructure provides helpful transit and vehicular access, but creates challenges for other modes.
The public realm is generally auto-oriented with narrow sidewalks and inconsistent street trees. A notable exception is the frontage of the Marriott property along Hollywood Way where mature trees with large canopies and a lush, landscaped parkway provide more comfortable conditions for pedestrians. The sidewalks adjacent to the Media Studios North property, along Empire Avenue and Ontario Street, lack street trees, however, significant landscaping and tree canopy in the front yard setback provide some shade and improve the pedestrian environment.
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At the edges of the neighborhood, commercial
and industrial uses face residential districts.
New developments on Hollywood Way, including
the Sphere Studios, have consistent street trees.
The Hollywood Way underpass presents a challenging
landscape for pedestrians and cyclists.
At Media Studios North, buildings reach up to 6
stories, while the nearby Marriott is 9 stories.
Larry Maxam Park features green space, sport
courts, a baseball diamond, and a playground.
Low density light industrial uses
comprise much of the subdistrict.
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EMPIRE NEIGHBORHOOD
The Empire Neighborhood subdistrict is in the southeastern corner of the GSSP, bounded by Thornton Avenue and San Fernando Boulevard to the north, Buena Vista Street to the east, Vanowen Street to the south and Ontario Street to the west. This area is largely characterized by low- to medium-density housing, including a mix of single and multi-family, with the exception of low-scale commercial uses on both Empire Avenue and San Fernando Boulevard. The neighborhood benefits from destinations such as Robert Gross Park and Robert Lundigan Park nearby at Thornton Avenue and Naomi Street. The Empire Center, a popular regional shopping complex with many big box stores and casual restaurants, is located a couple blocks east of the subdistrict outside of the GSSP area.
The single-family homes in the subdistrict are usually one-story with 20- to 25- foot landscaped setbacks. Multifamily buildings are two- to three- stories with approximately 10- to 15- foot setbacks and range from duplexes to apartment buildings with over 50 units. Where they exist, the commercial buildings are mostly one- to two- stories with high lot coverage and zero- to five- foot setbacks from the street. These unassuming, nondescript buildings provide a consistent frontage that contributes to a sense of enclosure along the street.
This subdistrict has the most pedestrian-friendly public realm, owing largely to narrower streets and frequent tree canopies; however, the sidewalks along Empire Avenue itself are substandard at only 6 to 8 feet wide. Street trees are missing along some portions of Empire Avenue and San Fernando Boulevard, leaving pedestrians more exposed. Two landscaped medians down the middle of Empire Avenue help calm the flow of traffic, however, the lack of signalized north-south crossing opportunities between Ontario and Buena Vista Streets impede pedestrian access to Robert Gross Park by local residents.
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In the northern commercial area, uses include
small hotels, gas stations, and fast food.
Residential streets have consistent sidewalks,
landscaped parkways, and various street trees.
Higher density residential buildings are
located at the edge of the plan area.
A recent townhouse development is
organized around interior open space.
Empire Avenue is home to Robert Gross Park, a
large open space with ballfields and a picnic area.
Buildings on Empire Avenue are generally built
to the lot line, adjacent to the sidewalk.
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GOLDEN STATE INDUSTRY
Comprising the remainder of the GSSP, the Golden State Industry subdistrict encompasses the remainder of the commercial and industrial uses within the District. It includes all properties adjacent to the Hollywood Burbank Airport and Interstate 5, as well as properties along Ontario Street and Winona Avenue. A superblock at the southwestern end of the subdistrict, west of Hollywood Way and north of Vanowen Street, includes airportrelated circulation, parking, and rental car uses, as well as several fastfood restaurants. The remaining blocks contain an eclectic mix of media, technology, aerospace manufacturing, production, office, and other light industrial uses.
Buildings throughout the area are predominantly one or two stories, though some are taller, and have inconsistent setbacks and parking layouts. Many structures are built to the property line or within a couple feet separated by landscaping, while others are set back behind parking lots. Buildings are typical of light industrial areas—many have long expanses of blank walls or fences and lack windows, street-facing entrances, or architectural detail.
Commercial uses along Hollywood Way often have large parking lots located at the rear and sides.
Public realm conditions also reflect the area’s industrial history with little greenery, inconsistent street canopy, and narrow sidewalks. An exception is Winona Avenue, where consistent sidewalk widths, setbacks, and street trees create a more pleasant pedestrian atmosphere. When approaching Pacific Avenue, pedestrian amenities increase with frequent pedestrian-scaled street trees, bus shelters, and other amenities. Pedestrian street crossings are limited to major intersections and some of these intersections lack crosswalks. The Antelope Valley Metrolink train line runs along the median of San Fernando Boulevard, which creates a crossing barrier for all modes and isolates the blocks north and south of the rail line.
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The current entrance to Burbank Hollywood
Airport is lined by fast food businesses.
Newer, large warehouses are common north
of the railroad tracks next to Interstate 5.
One to two story industrial building throughout
the area often have surface lots on the side.
A large airport parking facility northwest
corner of Hollywood Way and Empire.
Robert Lundigan Park is found in the southeast
corner of the district, next to the Fire Station.
Light industrial buildings adjacent to the sidewalk
along Ontario Street form a pleasant streetwall.
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TRANSPORTATION
The GSSP area has undergone several changes in its transportation system over the last decade, with more changes planned. Metrolink added an additional regional rail station, microtransit service has been introduced, new freeway ramps constructed, a new Regional Intermodal Transportation Center (“RITC”) built at the Hollywood Burbank Airport, a relocated airport terminal under construction, and a high-speed rail station in planning.
PUBLIC TRANSIT
The District’s many public transit services are shown in Figure 2-6.
Amtrak operates two intercity passenger rail lines within the study area: the Coast Starlight and the Pacific Surfliner. The Coast Starlight runs from San Diego to Seattle, WA, passing through the specific plan area and stopping at the Burbank Airport – South Station. The Coast Starlight operates one northbound and one southbound train daily. In 2023, the annual ridership was 338,017 passengers. The Pacific Surfliner runs multiple round trips between San Diego and San Luis Obispo daily, passing through the specific plan area and stopping at the Burbank Airport – South Station. In 2023, annual ridership was 1,517,425 passengers.
Metrolink operates two regional rail lines that stop within the Specific Plan area. The Metrolink Antelope Valley Line provides regional passenger rail service between Los Angeles Union Station and the Lancaster Metrolink Station, with a stop at the Hollywood Burbank Airport – North Station. In 2023, average daily ridership for the line was 3,051 passengers. The Metrolink Ventura County Line provides regional passenger rail service between Los Angeles Union Station and the East Ventura Metrolink Station, with a stop at the Hollywood Burbank Airport – South Station. In 2023, average daily ridership for the line was 1,550 passengers.
BurbankBus is provided by the City of Burbank and operates one fixedroute line in the specific plan area. The BurbankBus NoHo-Airport Route (or Orange Route) provides connectivity between the Los Angeles County Transportation Authority (Metro) North Hollywood B and G Line Station Monday through Friday with service every 15 minutes in the morning, 20 minutes in the midday, 15 minutes in the evening, and 45 minutes in the late evening. In May 2014, the monthly ridership for the NoHo-Airport Route was 2,050 - 6,250 passengers within the specific plan area. BurbankBus also provides curb-to-curb transportation services for seniors and persons with disabilities, with 77,500 trips completed in 2016.
Metro operates four bus routes in the specific plan area: Lines 165, 169, 222, and 294. Lines 165 and 169 provide service between Burbank and the western San Fernando Valley, Line 222 provides service between Hollywood and Sun Valley, and Line 294 provides service between Burbank and Sylmar.
All four lines run seven days a week, with peak frequencies in the weekday mornings and evenings. In 2023 the combined average daily ridership for these Metro lines was 11,316 passengers, with over half taking place on Line 165. Metro also provides Metro Micro micro-transit service in the southern portion of the specific plan area, allowing those within the micro-transit zone to hail a ride on demand.
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FIG 2-6 TRANSIT FACILITIES
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BIKEWAY CLASSIFICATIONS
Class I bikeways are typically referred to as bike paths and accommodate bicycle travel on paved rights-of-way separated from streets or highways.
Class II bikeways are commonly referred to as bike lanes and provide striped or stenciled lanes for one-way travel along a streets or highways.
Class III bikeways are generally referred to as bike routes and provide shared use with pedestrians or motor vehicles with signage.
Class IV bikeways are commonly referred to as protected bike lanes or cycle tracks and provide lanes for bicycle travel with a physical separation between the bike lane and vehicular travel lane.
CYCLING
The Golden State District has a number of existing and planned bicycle facilities, as shown in Figure 2-7.
The Hollywood Way bikeway is primarily a Class II bike lane, except southbound adjacent to the airport where it is a protected Class IV bike lane.
The Class IV portion of the bikeway begins at the westernmost end at Tulare Avenue and the airport and turns south onto Hollywood Way to Winona Avenue. The Class II portion the bikeway is northbound on Hollywood Way between Cohasset Street and Pacific Avenue and southbound from Cohasset Street. The Pacific Avenue bikeway is a Class III bike route with bike route signage in east and west directions between Screenland Drive and Ontario Street. The Vanowen Street bikeway is a Class II bike lane with striping and signage in both directions between Hollywood Way and Clybourn Avenue.
The Specific Plan area currently has three bicycle parking locations that are publicly accessible facilities: at the Burbank Airport Station North, Robert E.
Lundegren Park at Thornton Avenue and Naomi Street, and Larry L. Maxam Memorial Park at Pacific Avenue and Screenland Drive.
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FIG 2-7 BICYCLE NETWORK
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WALKING
As shown in Figure 2-8, most roadways have sidewalks
present on both sides. Areas with only one sidewalk
present were generally found along roadways adjacent
to Amtrak and Metrolink tracks, such as Empire Avenue,
Vanowen Street, and San Fernando Boulevard. Roadways
with no sidewalks present include Tulare Avenue
at Hollywood Way, Tulare Avenue at San Fernando
Boulevard, and a small segment of Avon Street between
Hollywood Way and Empire Avenue.
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FIG 2-8 SIDEWALKS
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ROADWAY/HIGHWAY
Interstate 5 runs through the Specific Plan area, with
four northbound general purpose lanes, four to five
southbound general purpose lanes, and one high
occupancy lane in each direction, and provides a major
access route for regional traffic making connections to the Hollywood Burbank Airport, ground transportation
stations, and job centers. Its access points to the study area will play a key role in traffic impacts. Between
Hollywood Way and Buena Vista Street exits on I-5, the
2017 peak hour traffic was 13,260 vehicles and the annual average daily traffic in 2017 was 192,780.
Major arterials through the Specific Plan area include
the north-south Hollywood Way and Buena Vista Street
and east-west Vanowen Street, Empire Avenue, and San
Fernando Boulevard. The roadway system and roadway
classifications are shown in Figure 2-9.
PARKING
Figure 2-10 shows the presence of on and off-street
parking facilities in the Specific Plan area. The figure shows only parking lots exclusively dedicated to parking, as opposed to parking lots for offices or retail, and onstreet parking only for collectors, secondary arterials, and major arterials. As shown, there is no on-street parking along Hollywood Way and Empire Avenue adjacent to
the Hollywood Burbank Airport site.
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FIG 2-9 ROADWAY CLASSIFICATIONS
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FIG 2-10 PARKING
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CHALLENGES OPPORTUNITIES
2.4 KEY ISSUES
It is important that the GSSP respond to conditions both inside and outside of its borders. During the technical planning and community engagement phases of the project, several key challenges – as well as opportunities – were identified. These overarching issues, distilled below, helped to inform the development of the GSSP policies, land uses, and development standards.
1. Housing deficit. There is a jobs-tohousing imbalance of 3:1 in Burbank, meaning most employees have
to commute into the city, adding
significantly to traffic, congestion and
pollution.
2. Affordable housing. Workers and
families with low to moderate incomes
find it especially hard to find a home
in Burbank that fits their budget and
other personal needs.
3. Neighborhood identity. The GSSP
area lacks a coherent sense of
place or identity, which is a missed
opportunity as a primary point of
arrival to Burbank.
4. Walkability. Large block sizes,
separated uses, and narrow or
missing sidewalks that lack shading
and amenities create an inefficient
and uncomfortable pedestrian
environment.
5. Auto-orientation. Several area
roadways that encourage high-speed
driving also discourage alternative
forms of transport such as walking,
biking, and transit.
6. Suburban building form. Much of the
existing commercial and industrial
building stock has low lot coverage
surrounded by large surface parking
lots that don’t efficiently use available
space.
1. Housing market. Responding to the
regional housing crisis, the City’s
Housing Element plans for thousands
of new multifamily dwelling units,
including at opportunity sites within
the GSSP.
2. Economic development. There’s
been steady post-industrial job
growth which is expected to continue,
particularly at high-paying media and
tech companies.
3. Urban infill. Mixed-use redevelopment
of underutilized commercial land can
relieve some development pressure
on other nearby neighborhoods while
leveraging existing infrastructure.
4. Airport influence. The Hollywood
Burbank Airport is undergoing
significant upgrades with the
construction of a new passenger
replacement terminal scheduled to
open October 2026.
5. Transit options. There are a multitude
of ground transportation assets
including Burbank and Metro buses,
two Metrolink stations, Amtrak trains,
and the future HSR station.
6. Sustainability. Wide rights-of-way
can be redesigned as “Complete
Streets” for the safe and efficient
movement of people and reimagined
with more landscaping and trees to
help combat climate change.
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3. VISION, GOALS & POLICIES
3.1 Vision Statement
3.2 Guiding Principles
3.3 Goals & Policies
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PLACEHOLDER:
ADDITIONAL WATERCOLOR
EFFECTS TO BE APPLIED
PLACEHOLDER:
GRAPHICS BEING UPDATED
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The GSSP establishes a unified vision for the continued growth and evolution of the Golden State District based on foundational ideas and values shared by community
members, local stakeholders, and elected representatives.
This forward-looking statement is intended to present an aspirational image of the area decades into the future, while the Guiding Principles that follow supplement the plan vision and will be used to guide both public and
private development in achieving this vision.
The Golden State District will be a
vibrant economic center, residential
neighborhood and transportation
hub that facilitates the preservation
of key industries while creating new
opportunities for housing and jobs
– with an elevated sense of arrival
from Hollywood Burbank Airport
and the Amtrak, Metrolink, and
future High-Speed Rail station.
3.1 VISION STATEMENT
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1. Build a Complete Community
Enable the development of well-designed
mixed-use and residential neighborhoods
that provide access to jobs, amenities,
transit, and high-quality open space.
2. Leverage Transportation Assets
Leverage the District’s tremendous transportation
assets — Hollywood Burbank Airport, Amtrak,
Metrolink, Metro Bus, BurbankBus, and the
future High-Speed Rail station — with supportive
land uses and transit-oriented development.
3. Encourage a Unique District Identity
Create a unique District identity within
the City through an enhanced public
realm, high-quality urban design, special
public places, and wayfinding.
4. Support the District as an Economic Engine
Maintain and enhance the District as a key
economic engine for the City, preserving and
fostering industrial and commercial business.
5. Create a Mix of Housing Types
Create new multi-family and single-family
housing opportunities with a mix of housing
types and unit sizes to accommodate different
needs, family sizes, and income levels.
3.2 GUIDING PRINCIPLES
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6. Protect Existing Character
Support residents by protecting the
special character of the existing multiand single-family communities.
7. Balance Jobs and Housing
Better balance jobs and housing to strengthen
the local economy while reducing traffic
congestion and dependence on cars.
8. Improve Multimodal Connections
Improve multimodal connections within
the District, providing safe opportunities
for walking, biking, and transit, and
lessening the need for vehicle trips.
9. Foster a Resilient, Sustainable District
Foster a resilient, sustainable District through the
addition of shade trees, landscaping, and green
infrastructure that facilitates the efficient use
of natural resources, improves air quality, cools
the public realm, and captures stormwater.
10. Support Hollywood Burbank Airport
Strengthen the partnership between the City and
the Burbank-Glendale-Pasadena Airport Authority
on long-term efforts, like the new terminal, to make
Hollywood Burbank Airport a world-class facility.
Image sources: 1. Neil Arnold / 2. Metrolink / 3. EYRC Architects / 4. Building Design + Construction
5. John Berry Architects / 6. Gensler / 7. LA Metro Bikeshare / 8. Apolitical.co ATTACHMENT 1 - 57
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An artistic rendering of the future North Station area looking at Hollywood Way and Tulare Avenue.
PLACEHOLDER:
GRAPHICS BEING UPDATED
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PLACEHOLDER:
GRAPHICS BEING UPDATED
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3.3 GOALS & POLICIES
The GSSP responds to General Plan and Housing Element programs to implement and reevaluate land use and mobility in the Golden State District, seeking ways to promote the construction of new housing units while also expanding the important economic, employment, and transportation role of the District.
This section includes goals and policies related to land use, built form, public realm and mobility that will provide direction to decision makers and the public about how the Vision and Guiding Principles will be achieved.
A goal is an attainable
outcome that describes
a desired end state.
A policy is a certain course
of action for decision makers
to achieve a goal.
Goals and policies that address the District as a whole are organized into the following topics:
Identity
Housing
Economic Development
Equity
Urban Design
Architecture
Open Space
Urban Greening
The four subdistricts described in Chapter 2 also have individual, unique goals and policies:
North Station
South Station
Empire Neighborhood
Golden State Industry
GSSP Subdistricts. Refer to page 34 for full-size.
Complete Streets
Active Transportation
Sidewalks
Public Transit
Parking
Transportation Demand
Management
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Street furniture helps create a welcoming
and comfortable sense of place.
Outdoor gathering space that integrates
commercial and recreational use.
IDENTITY
Goal 1 A community of distinct neighborhoods, each
with a strong sense of place, that collectively
form a cohesive district and attractive front door
to the airport, HSR and transit stations.
POLICIES
1.1 Balanced mix of industrial,
commercial, and residential uses.
Infuse new housing opportunities into
the district, while providing ample
space for commercial and industrial
uses to thrive.
1.2 Transit-oriented nodes. Focus higher
residential density and commercial
intensity uses at two distinct
nodes—the North and South Station
subareas—supported by safe, efficient
multi-modal access to regional rail, bus
transit, employment, neighborhood
services and retail, open space, and
amenities.
1.3 Sense of place. Enhance the physical
and visual conditions throughout the
District and at key gateways through
public art, signage, wayfinding,
greening, and landmark buildings to
create a positive “first impression” of
the City for visitors and a welcoming
district for local residents.
1.4 Everyday amenities. Increase
amenities in the district, such as
grocery stores, restaurants, open
space, recreational uses, to meet the
everyday needs of the residential and
employee population.
1.5 Airport synergy. Work with the
Hollywood Burbank Airport to create
land use synergies consistent with the
Los Angeles County Airport Land Use
Plan.
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HOUSING
Goal 2 A new center for housing within the City with a
variety of housing products and affordability levels
that create options for new and existing residents.
POLICIES
2.1 Jobs-housing balance. Improve the City’s jobs-housing balance by increasing housing supply close to job-rich areas, encouraging those who work nearby to live in the City.
2.2 Housing opportunities. Contribute meaningfully towards solving the regional housing crisis by significantly expanding the City’s housing stock, including market-rate and affordable units, both for-sale and for-rent.
2.3 Housing options. Create diverse housing opportunities and unit sizes that together meet the requirements and lifestyle preferences of a wide range of residents, including individuals, families, workforce, and seniors.
2.4 Affordable housing. Encourage the development of inclusive, affordable housing at all price points for low-income, middle-income, and special needs households.
2.5 Housing types. Facilitate the construction of alternative, nontraditional forms of housing such as live/work, artist’s studios, and co-living units.
2.6 Well-being at home. Promote the development of healthy, livable units that focus on light, sound, thermal comfort, and indoor air quality using the principles of passive design and green building.
A fully residential building with
ground floor unit entries.
A new mixed-use housing development
with ground floor retail space.
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ECONOMIC DEVELOPMENT
Goal 3 An economically resilient and diverse district
with both small and large employers that take
pride in being a part of the District.
POLICIES
3.1 Economic engine. Maintain and expand
the role of the District as an economic
engine for the city by supporting
diverse commerce and innovation that
grows the city’s tax base and maintains
a healthy economy.
3.2 Media and creative hub. Capitalize on
the city’s identity of Media Capital of
the World by attracting new media and
entertainment companies to creative
campuses in the District.
3.3 Business recruitment. Leverage the
District’s competitive advantages,
such as proximity to the HollywoodBurbank Airport, future HSR, Metrolink, downtown Burbank, and the greater
Los Angeles region to grow the
business base in the District.
3.4 Lower barriers to entry. Reduce
regulatory and process barriers,
especially for small businesses, to
enable more flexibility between uses
and reduce vacancy.
3.5 Small business. Provide a support
system for small businesses in the
District by promoting existing City small
business programs, creating supportive
development standards, encouraging
an appropriate business organization,
and by supporting local events.
3.6 Clean industry. Accommodate the
growth of employment-generating
uses in forward-looking fields such as
research & development, technology,
medical office, education, and energy.
3.7 Adaptive reuse. Facilitate the adaptive
reuse and revitalization of existing
buildings to increase utilization of
existing structures, support the
maintenance of the historic industrial
character where relevant, and reduce
embodied carbon impacts associated
with brand new buildings.
3.8 Legacy industry. Protect uses such
as aerospace/airplane manufacturing
that have long histories of employment
in the District, and ensure that
the remaining industrial uses are
accommodated.
Flexible and innovative workspaces can
house a variety of jobs over time.
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EQUITY
Goal 4 A fair and just community that strives to
eliminate disparities in plan and project processes,
outcomes, and community results, supported by
accessible and meaningful community engagement.
POLICIES
4.1 Affordable housing. Increase
production of new units across a
variety of affordability levels, including
very low and low income, through
density bonus and inclusionary
housing programs, as well as, rapid
rehousing and other assistive housing
programs.
4.2 No vehicle households. Expand
and improve mobility networks
and conditions, such as walking
cycling, and transit, for residents and
employees with limited access to a
vehicle.
4.3 Accessible mobility. Invest in mobility
infrastructure, such as sidewalk,
intersection, and street crossing
improvements including first-last mile
connections to transit, that supports
the elderly and communities with
disabilities, such as BurbankBus
and Metro Micro.
4.4 Health. Increase access to
goods, services, and other
resources that people need
for optimal health and wellbeing.
4.5 Environment. Create a safe and
comfortable public realm that
enhances quality of life for residents,
workers and visitors.
4.6 Air quality. Adopt objective standards
to improve air quality in areas adjacent
to the Hollywood Burbank Airport,
Interstate 5 freeway, and railway traffic,
as well as dense industrial-use areas.
4.7 Industry. Recognize the long-term
impacts of historical industry in the
area, reducing and preventing the
negative externalities on neighbors.
4.8 Community engagement. Support
community engagement and
transparency for any City project or
plan within the GSSP area, with a focus
on reaching youth, renters, and others
frequently left out of the process.
A vibrant public realm that focuses on equity amongst all users.
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URBAN DESIGN
Goal 5 Urban design and form that promotes
walkability, sustainability, and social interaction
among neighbors.
POLICIES
5.1 Urban form. Support shift from largely auto-oriented urban form with large surface parking lots and no street edge to an urban form in which buildings are placed along the street, creating a sense of enclosure and an inviting pedestrian atmosphere.
5.2 Walkability. Build a district of compact neighborhoods that attract pedestrians with inviting streetscapes that link local destinations within easy walking distance.
5.3 Sidewalk orientation. Design building frontages with doors and windows that face the sidewalk and encourage an active connection between the public and private realms.
5.4 Sustainability. Encourage the creation of a sustainable built environment, employing building and infrastructure systems that reduce embodied carbon, limit water and energy usage, and cool the urban environment.
5.5 Sense of community. Create building forms, open spaces, amenities, and programming that foster a sense of community in the District through increased social interaction.
5.6 Public art. Encourage new development to add murals and other public art by local artists along blank building facades and in other outdoor areas, including but not limited to seating, lighting, landscaping, shading, sculpture, and imagery.
Wider sidewalks will enhance
walkability around the District.
Sidewalks can be used for many
purposes, including outdoor dining.
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ARCHITECTURE
Goal 6 Buildings that communicate architectural
quality and permanence in design, enhancing
the District’s industrial past with creative and
innovative architecture.
POLICIES
6.1 Architectural diversity. Allow for a range of
architectural styles and forms that provide visual
interest and quality design through flexible
massing and façade standards.
6.2 Building composition. Articulate facades and
vary rooflines to create simple yet modulated
forms that add a level of richness to a building’s
composition (e.g., shadow lines).
6.3 Materials. Encourage the use of durable, highquality materials and detailing throughout building facades and especially at ground level
where most visible.
6.4 Transparency. Use windows and doors to
connect indoors and outdoors, especially at the
ground level, and limit blank or featureless walls
along the street frontage.
6.5 Green building. Promote the use of green
building techniques and certifications such as
LEED to achieve more sustainable and resilient
buildings that are more resource efficient
throughout their life cycle.
6.6 Scaled transitions. Transition higher density
uses so that they scale down when adjacent to
lower density uses to increase compatibility and
lessen the impacts on existing neighborhoods.
6.7 Parking impacts. Reduce the visual impacts of
parking lots/structures and minimize the number
of curb cuts to limit intermodal points of conflict.
Large windows maximize natural light and
provide visual interest for pedestrians.
Variations in building plane can
enhance a building’s aesthetic.
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OPEN SPACE
Goal 7 Pleasant, frequent open spaces that add
places for both passive and active recreation,
providing a high quality of life and creating
opportunities for social engagement.
POLICIES
7.1 Residential open space. Require
ample open space in new
development, such as balconies,
terraces, common spaces, and rooftop
decks, that is sufficient for the number
of new residents.
7.2 Central location. Shape a building’s
massing to frame and define both
public and common open space in a
central location on the site.
7.3 Successful design. Encourage
residential open space that is wellused by tenants because of optimal placement within the site and
appropriate amenities, such as seating,
BBQs, shade trees, tables, and others,
that invite residents to use the space.
7.4 Public open space. Introduce
publicly accessible plazas and pocket
parks into new development where
appropriate to create places for local
residents, employees, and visitors to
congregate and interact.
7.5 Pedestrian paseos. Encourage the
development of pedestrian-only
pathways, or paseos, on large lots to
promote walkability and connectivity
across oversized blocks.
7.6 Focal point. Integrate public art and
interactive installations into open
space and landscaped areas to
increase enjoyment of open spaces
and add to the creativity of the
District.
7.7 Water efficiency. Utilize water efficient
design features including native
landscaping, xeriscaping, permeable
surfaces, bioswales, green roofs,
cisterns and other collection facilities.
7.8 Climate action. Use all open space
to further climate action and
environmental goals such as carbon
sequestration, drought tolerance, and
mitigating the urban heat island effect.
Mixed-use buildings featuring publicly accessible
open space with landscaping and seating.
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URBAN GREENING
Goal 8 A greener, more sustainable District that helps
beautify the community and create a more resilient
neighborhood ready for the future.
POLICIES
8.1 Street trees. Require that trees be planted as
part of every new development, per the City’s
Street Tree Plan, with appropriate droughttolerant species that can be served with recycled water and withstand warmer climate conditions
in the future.
8.2 Complementary development. Coordinate
street tree species selection and improvements
with the design of the building (e.g., setbacks)
to create a cohesive streetscape as well as an
environment where trees with healthy canopies
can thrive.
8.3 Tree canopy. Enhance the tree canopy in the
District as a whole, in both the public and private
realm, to provide benefits such as shading,
cooling, beautification and improved air quality
that enhance the pedestrian experience.
8.4 Species diversity. Balance the aesthetic desire
for uniform street tree species along each
corridor with the need for species diversity
to prevent the spread of disease and support
biodiversity.
8.5 Landscaped parkways. Include landscaped
parkways within sidewalks, wherever feasible
and consistent with the City’s green streets
policies, to improve tree health and increase
permeability for water absorption and
stormwater capture, as well as support aesthetic
improvements along sidewalks.
8.6 Structured soil. Plant street trees using
structured soil techniques, such as silva cells,
which allow the tree root system to expand
beneath the sidewalk, providing a greater
opportunity for the trees to grow and thrive.
8.7 Parks. Increase tree planting in public parks to
provide additional shade to users, address urban
heat island, and absorb carbon.
Street tree diversity supports biodiversity
and reduces the spread of disease.
The combination of greening and street
furniture elevate the streetscape.
Landscaping in the public realm provides
shade for pedestrians and improves
the visual quality of the streetscape.
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COMPLETE STREETS
Goal 9 A balanced, multimodal mobility system that
supports the diverse existing and future residential,
industrial, and commercial uses.
POLICIES
9.1 Complete Streets plan. Implement the Complete Our Streets Plan priority projects, including the Hollywood Way at Empire Avenue Underpass Improvement Project, as well as pedestrian safety and priority streets improvements.
9.2 A place for people. Emphasize planning for people, not just cars, with a focus on providing efficient, convenient and safe non-vehicular access to key destinations within and nearby the District.
9.3 Sustainable mobility. Support local and regional air quality, sustainability, and greenhouse gas emission reduction goals by reducing vehicle-centric transportation and making a variety of active mobility options safe and attractive to users.
9.4 Citywide network. Integrate the GSSP multimodal network into the citywide transit, pedestrian, and bicycle networks, supported by related amenities such as bicycle parking, mobility hubs, shared public bicycles, transit stop shelters, and wayfinding.
9.5 Regional routes. Maintain automobile access on major regional routes, while minimizing roadway expansion, and keep portions of the road dedicated solely for automobile use to the minimum required for safety and function.
9.6 Multimodal rights-of-way. Design street improvements so that they improve and preserve opportunities to expand bicycle, pedestrian, transit systems, and other alternatives to automobiles.
A diagram from the City’s Complete Our Streets Plan showing right-ofway improvements to enhance the pedestrian experience.
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Artistic road crossings are creative
interventions that can help establish
a place’s identity. (Here LA)
Robust active transportation networks, including cycle tracks, promote health and safety in communities.
Sidewalk and roadway enhancements such as bike
lanes ensure safety and streamline traffic flow.
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ACTIVE TRANSPORTATION
Goal 10 An active transportation network with attractive, efficient, and safe options for pedestrians, cyclists,
and other forms of non-vehicular mobility.
POLICIES
10.1 First/last mile. Prioritize projects that improve first/last mile connections to and from GSSP rail stations, such as sidewalk widening, enhanced street crossings, bike facilities, and bus stop enhancements.
10.2 Wide sidewalks. Implement wider sidewalks throughout the district via “road diets” or other reapportioning of the street right of way, as well as though dedications from the private realm when necessary.
10.3 Pedestrian network. Complete the pedestrian network in the District by filling in the gaps created by a lack of sidewalks, crosswalks, or obstructed path of travel.
10.4 North-south mobility. Improve north-south active mobility across the Amtrak/Metrolink rail lines by creating and improving underpasses for active transportation users.
10.5 Underpasses. Improve pedestrian and cyclist conditions at Hollywood Way underpasses, including the implementation of the Hollywood Way at Empire Avenue Underpass Improvement Project from the Complete Streets Plan.
10.6 Crossing opportunities. Address large block lengths and the lack of pedestrian crossing opportunities with bulb outs, enhanced crosswalks, and additional signalized crossings.
10.7 Bicycle network. Bridge gaps in bicycle infrastructure and improve connections to key routes outside the GSSP area, consistent with the City’s Bicycle Master Plan.
10.8 Bicycle facilities. Provide bicycle
parking (bike racks and bike lockers)
and other necessary bicycle facilities
such as wayfinding/signage at and to
key destinations.
10.9 Creative interventions. Employ
techniques like artful crosswalks
and intersection treatments, and
innovative wayfinding to create a
sense of place while also improving
safety.
A protected bike lane with buffers from vehicle traffic.
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SIDEWALKS
Goal 11 A walkable and engaging pedestrian environment
that contributes to the District’s sense of place.
Pedestrian-friendly storefronts with
landscaping and street furniture.
Lighting fixtures add to both function
and aesthetic of storefronts.
Unobstructed, shaded sidewalks
promote walkability.
POLICIES
11.1 Path of travel. Provide a safe and comfortable
path of travel for walking within all sidewalks,
free of obstructions, at a width supportive of
expected pedestrian volumes.
11.2 Universal design. Eliminate barriers in the
built environment through universal design by
considering users of all ages and abilities when
designing functional sidewalks.
11.3 Shaded environment. Provide pedestrians
sufficient shelter from the sun by planting
appropriate street tree species per the City’s
Street Tree Plan at the frequency needed to
provide continuous shade.
11.4 Pedestrian amenities. Provide frequent
amenities along the sidewalk to aid pedestrian
comfort, such as publicly accessible open space,
benches, landscaping, awnings/canopies, bus
shelters, and bike racks.
11.5 Outdoor dining. Allow and encourage outdoor
dining to help create a lively public realm where
people enjoy spending time.
11.6 Lighting. Incorporate pedestrian-scale lighting
to increase visibility and safety, especially at
night, utilizing dark sky-friendly design to limit
light pollution.
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PUBLIC TRANSIT
Goal 12 Major transit hubs that are linked to the city, to local neighborhoods, and to each other.
POLICIES
12.1 Transit improvements. Identify opportunities
to make transit service better as more residents
and workers occupy the District to improve
connectivity and access.
12.2 Access to key activity centers. Increase bus
transit frequency from the airport and transit
stations to key activity centers in and around
Burbank, such as Downtown, the Media District,
Magnolia Park, and the Empire Center.
12.3 Burbank Bus. Support the expansion of Burbank
Bus to more areas throughout the District as
service to the new airport terminal will require
changes to existing routes.
12.4 Transit for all. Ensure transit is safe and
accessible for people of all ages and abilities,
accounting for physical, mental, or neurological
diversity.
12.5 Mobility hubs. Support the establishment of
mobility hubs in key locations, especially near
the future HSR station and Metrolink stations,
that provide opportunities to transfer to other
modes such as cycling, rolling, and driving.
12.6 Ridership. Support transit ridership through
increased residential and commercial
development within a half-mile of existing and
future rail stations.
12.7 Public-private partnerships. Promote transitoriented development, including compatible land uses and accessible open spaces for transit
users, through public-private partnerships.
12.8 HSR site. Work with HSR to establish multimodal
circulation within the future HSR site and optimal
connections to the larger street network.
WHAT ARE MOBILITY HUBS?
Mobility hubs are public places
where different transportation
modes and services meet to
encourage multimodal journeys.
Often built adjacent to highquality transit, mobility hubs offer safe, comfortable, convenient, and
accessible spaces to seamlessly
transfer across many different
travel modes. These amenities may
include bus stop and layover zones,
transit shelters with real-time
arrival/departure information, bike
share stations, car share facilities,
taxi and on-demand car waiting
areas, Wi-Fi service, bike storage
and repair facilities, retail, and
publicly accessible open space.
Public transit improves connectivity and
accessibility between communities.
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PARKING
Goal 13 A District that provides necessary parking
supply, appropriate for a transit-oriented
district, that supports the needs of businesses,
residential uses, and transportation assets.
POLICIES
13.1 Parking management. Rather than
building new parking, increase parking
supply by improving regulation of
existing parking to ensure efficient
turnover, spreading the demand for
parking away from core areas, and
getting information to drivers on
where parking is available.
13.2 Shared parking. Leverage underused
private parking by allowing flexible
shared parking among property
owners and to offer surplus parking as
public parking where on-street parking is at capacity.
13.3 Curb management. Evaluate demand for pick-up and drop-off locations generated by rideshare and taxis, and consider implementing them where appropriate.
13.4 On-street parking. Where street parking along commercial corridors or in employment centers is overutilized, regulate street parking and public parking lots with pricing and reinvest revenues into public services.
13.5 Neighborhood protection. Develop and implement a neighborhood protection plan to protect on-street parking in existing neighborhoods using tools such as permit parking.
13.6 Unbundled parking. Require unbundled parking for residential and commercial property leases, as well as residential sales, to reduce the cost of development and not disadvantage active mobility users.
13.7 Dynamic parking pricing. On both streets and private property, encourage dynamic pricing for parking that fluctuates based on occupancy levels.
13.8 Parking requirements. Establish appropriate parking minimums for new development that satisfy parking demands and facilitate changes in use, without oversupplying parking and increasing vehicle trips to the area.
13.9 Park once. Consider “park once” approaches, supported by parking in-lieu fees, where designated parking areas allow visitors to park and walk from business to business instead of parking on each individual property.
CITYWIDE PARKING
MANAGEMENT PRINCIPLES
1. Protect single-family parking
2. Increase parking availability
3. Leverage underused parking
4. Regulate parking with pricing
5. Reinvest parking revenue
6. Tailor implementation to
neighborhoods
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TRANSPORTATION DEMAND MANAGEMENT
Goal 14 A transportation network, appropriately scaled, that reduces vehicular demand on the District’s
roadways by leveraging new programs.
POLICIES
14.1 Shuttle service and carpooling.
Incentivize employers in the District to
create or enhance their carpooling or
shuttle programs.
14.2 Micro-transit. Support Metro Micro’s
expansion to other parts of the GSSP
area and additional neighborhoods.
14.3 Off-peak travel. Encourage or
incentivize employers to allow
telecommuting or non-traditional
scheduling options for employees.
14.4 Burbank Transportation Management
Organization (BTMO) expansion.
Support TDM implementation by
expanding the BTMO to include the
GSSP area.
14.5 TDM Ordinance. Consider a different
funding structure for the TDM
ordinance that would secure funding
for the TMO either tied to special
services, sale of the land, or other
approaches; in addition, consider
broadening the TMO membership
requirement to include residential/
mixed-use development and enhance
due collection enforcement.
Metro Micro will serve communities with local
rideshare trips for up to 10 passengers.
Shuttle services can reduce vehicle trips.
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NORTH STATION
Goal 15 A community node that uses its
proximity to transportation hubs,
with housing and job growth
oriented around walking, biking,
and transit.
POLICIES
15.1 Mixed-use development. Promote higher density housing and mixed-use development with some retail uses near transit to create an amenity-rich environment that reduces the number of vehicle trips.
15.2 Building orientation. Face buildings towards the public realm and ensure direct, easily navigable routes to transit, including orienting buildings towards stations where appropriate.
15.3 Station access. Improve access and sidewalk amenities around the Burbank Airport Street tree canopies help create
beauty in the public realm.
A residential building with a walkable
pedestrian environment.
North station, its entrances and platform.
15.4 Walkable streets. Enhance the pedestrian
environment along streets such as Hollywood
Way with street trees, landscaping, benches, and
other amenities.
15.5 Transit connections. Create comfortable,
efficient pedestrian connections between the
Hollywood Burbank Airport and the Metrolink
station, as well as the future HSR station when
constructed.
15.6 Bicycle improvements. Encourage cycling
by making it safer and more convenient with
the addition of new bike lanes and streetside
amenities such as bike racks.
15.7 Railroads and underpass. Identify opportunities
to address physical barriers caused by the grade
separated street network at Hollywood Way and
San Fernando Boulevard to encourage active
mobility options and beautify the area.
15.8 Airport adjacency. West of Hollywood Way,
prioritize employment and neighborhoodserving uses that are compatible with the applicable airport adjacency restrictions and
complementary to the new airport passenger
terminal and future HSR station.
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HIGH-SPEED RAIL STATION
Goal 16 A High-Speed Rail station area with
complementary land uses that improve the
traveler experience and provide more amenities
to District residents and employees.
A concept HSR station in Fresno, California.
POLICIES
16.1 Supportive land uses. Allow uses directly adjacent to the future HSR station and airport terminal that enhance the area as a destination for visitors and locals alike, such as restaurants, retail, hotels, offices, and parks.
16.2 Landmark architecture. Support building and landscape design that elevates the importance of the site in its role as a hub for major infrastructure investments.
16.3 Station art. Leverage opportunities to create public art in support of defining the site’s character and special stature within the city.
16.4 Innovative open space. Explore opportunities for innovative open spaces, such as playing fields and parks on building and parking structure roofs, to efficiently provide open space and unique experiences for locals and visitors.
16.5 Partnerships. Build stronger working partnerships with the Burbank-Glendale-Pasadena Airport Authority, Los Angeles Metro, and the California High Speed Rail Authority as the area is redeveloped over time in support of innovative, world-class mobility.
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SOUTH STATION
Goal 17 A new mixed-use neighborhood
with housing, retail, creative office,
and clean industrial uses that make
the most of nearby mobility assets.
POLICIES
17.1 Mixed-use neighborhood. Transform the
district into a thriving multifamily neighborhood
integrated horizontally and vertically with street
level shops and services, with scaled transitions
to lower-density neighborhoods to the south.
17.2 Transit-oriented development. Encourage
dense, compact development walking distance
from Amtrak and the Metrolink Ventura County
Line, as well as in close proximity to the future
HSR and Antelope Valley Line, supporting
ridership on the District’s transit lines.
17.3 Media hub. Expand on the existing
entertainment and media hub at Media Studios
North for high-paying employment in growing
industries.
17.4 Placemaking. Create placemaking opportunities,
such as publicly accessible spaces, through
private and public development as well as
community programming.
17.5 Park connections. Integrate Larry L. Maxam Park
with the neighborhood through development
that orients towards the park and pedestrian
improvements adjacent to the park.
Public open spaces such are
ideal sites for placemaking and
community programming.
17.6 Park expansion. Consider expansion of Larry L. Maxam Park onto the National Guard property should it become available.
17.7 Active transportation. Enhance the public realm with sidewalk and roadway improvements, including street trees, landscaping, benches, bicycle facilities, and other amenities.
17.8 Railroads and underpass. Identify opportunities to address physical barriers caused by the rail line and the grade separated street network at Hollywood Way and Vanowen Street to encourage active mobility options and beautify the area.
17.9 Airport adjacency. On blocks close to the airport, prioritize nonresidential uses that are compatible with the applicable restrictions and complementary to the surrounding area.
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EMPIRE NEIGHBORHOOD
Goal 18 Attractive corridors that are
complementary to neighboring
residential blocks, providing new
housing options and daily needs
within close walking distance.
POLICIES
18.1 Neighborhood retail. Foster neighborhoodserving commercial uses along Empire Avenue and San Fernando Boulevard, including locallyowned shops and services.
18.2 Engaging street environment. Orient new
development towards the street, contributing
to a comfortable sidewalk environment through
pedestrian-friendly design.
18.3 Flexible ground floors. Allow for flexibility in
ground floor uses in mixed-use areas, including
through simplified parking regulations, and
ensure ground floor parking can be repurposed
for other uses in the future.
18.4 Scaled transitions. Shape building massing to
scale down new higher-density developments
as they approach lower-density residential
neighborhoods.
18.5 Pedestrian connections. Improve crossings
that connect the neighborhood across the
railroad tracks, to parks including Gross Park
and Lundigan Park, and to schools such as
Providencia Elementary.
18.6 Community character. Preserve and enhance
the character of the existing residential
neighborhoods as desirable places to live.
18.7 Missing middle housing. Promote development
of “missing middle” housing including duplexes,
townhomes, multiplexes, and courtyard-style
apartment buildings.
A walkable streetscape of
townhouses with urban greenery.
Landscaped open spaces can
provide character and connectivity
to residential neighborhoods.
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GOLDEN STATE INDUSTRY
Goal 19 A thriving employment hub that
supports existing businesses and
encourages the clustering of emerging
industries with creative flex space and
modern production facilities.
A variety of small- and large-scale commercial/industrial uses are anticipated for the District.
POLICIES
19.1 Range of uses. Allow a wide variety of industrial and commercial uses to support market demand for new business and investment – including those that serve the workers of the area.
19.2 Existing business. Retain commercial businesses and industrial uses, while over time phasing out uses that are incompatible with the mixed-use vision for the District.
19.3 Urban form. Support an industrial and commercial form that creates attractive, engaging streets while allowing the effective and secure use of sites for business purposes.
19.4 Transit-oriented employment. Support programs that connect employees with nearby transit stations to reduce vehicle trips and parking demand.
19.5 Underutilized parcels. Focus new development on underutilized or inefficiently used sites, including those with large surface parking lots, to turn currently unproductive area into tax-paying land to ensure fiscal stability.
19.6 Transitions. Locate lower-intensity uses as transitions from industrial uses to the residential neighborhoods to the south and east.
19.7 Landscaping. Promote additional greening of the District through street trees and stormwater capture opportunities, while understanding the needs of light industrial users.
19.8 Airport protection. Comply with the Los Angeles County Airport Land Use Plan standards by limiting new development within the Runway Protection Zone.
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ONTARIO STREET
POLICIES
20.1 Sense of place. Leverage
the relatively narrow rightof-way and street-facing
buildings that give Ontario
Street a comfortable feeling
of enclosure to create a
walkable, “main street”
atmosphere.
20.2 Adaptive reuse. Re-use
the existing structures
where feasible due to their
human-scale, street-facing
building orientation, coupled
with restrictions on new
developments within the
runway zone.
20.3 Outdoor rooms. Repurpose
parking lots and other gaps
in the streetwall for active
uses that would entice
visitors, such as outdoor
dining along the sidewalk.
20.4 Plantings. Promote the
inclusion of landscaping in
front setbacks, and consider
mid-block, landscaped bulbouts to add greenery in the
parking lane.
20.5 Underground utilities.
Support the undergrounding
of the existing power poles
and lines to repurpose space
for street trees or other
improvements.
Goal 20 A small-scale industrial district that forms the central spine of Golden State Industry, providing
an variety of retail, food, services, and experiences
to the area’s employees and residents.
A modern addition sits atop a low-rise commercial building.
Limitations on development due to airport adjacency mean existing buildings are more likely to be repurposed.
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An artistic rendering of the future Ontario Street area looking north at Burton Avenue.
PLACEHOLDER:
GRAPHICS BEING UPDATED
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PLACEHOLDER:
GRAPHICS BEING UPDATED
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4. PUBLIC REALM
4.1 Public Realm & Mobility Plan
4.2 Street Design Concepts
4.3 Sidewalk Standards
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GOLDEN STATE SPECIFIC PLAN DRAFT 85
4.1 PUBLIC REALM & MOBILITY PLAN
The public realm and mobility vision for the GSSP is based on leveraging its great transportation assets to build a more sustainable and multimodal district. In addition to moving away from an environment that is dominated
by vehicle travel, the GSSP is focused on significant
greening and open space enhancements, particularly
in the mixed-use areas where a significant amount of
new housing is anticipated. Change is expected to occur incrementally as new development builds open space for
residents and employees and provides improvements in
the public right of way through wider sidewalks, more
street trees, and parkway plantings. This redevelopment will be completed over time through a combination of
private and public investments to improve first/last mile connections to new and existing rail service, roadway
improvements, and park enhancements.
Chapter 4, Public Realm & Mobility, includes the Public Realm & Mobility Plan (Section 4.1) that highlights key elements of the existing and proposed public realm and
mobility network. Street Design Concepts (Section 4.2)
describes proposed right-of-way changes associated
with the GSSP, which include roadway and underpass
enhancements. Finally, Sidewalks & Parkways (Section
4.3) present standards of development for rebuilt
sidewalks from property line to curb.
PUBLIC REALM
Currently an auto-oriented environment with industrial
roots, the GSSP area does not have a well-established
public realm. Sidewalks are narrow and spaces tend to
be inward-facing; wide vehicular rights-of-way tend to
dominate one’s sense of place as people move through
the District. Although there are two parks and a fire
station in the GSSP area, the lack of civic space or a
“center” contributes to a lack of unity or cohesiveness as a District. The airport drives a great deal of activity in the GSSP, however, as is common with airports, the
terminal is hidden from the street and the interface
with the District is dominated by fences and vehicular
circulation. Implementation of the GSSP is a tremendous opportunity to reimagine the public realm of the District.
WHAT IS THE PUBLIC REALM?
The “public realm” refers to
publicly owned spaces in our urban
environment, such as streets and
sidewalks, parks and open spaces,
mobility and transit networks, and
civic buildings or institutions. It may
also include privately-owned spaces
that are accessible to the public.
The public realm can be a passive
environment, such as sitting at a
cafe, or an active environment, such
as cycling in a bike lane; it can also be
an interior space, such as a library.
From an urban design perspective,
private buildings and spaces greatly
influence the public realm, as they
provide the visual backdrop for
the streets, sidewalks, and open
spaces as people experience them.
Therefore, public realm planning
requires thoughtfulness about the
intersection of the public and private
realms.
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MOBILITY
With the changing land use composition of the Specific Plan area and major transportation hubs, both existing and future, there is an opportunity to reshape mobility in and through the Golden State District to accommodate all modes of transportation while moving away from heavy reliance on the private automobile. The City of Burbank adopted a “Complete Our Streets” Complete Streets Plan (Complete Streets Plan) in 2020 to provide a guide for safe mobility for all types of users, of all ages, abilities, and disabilities.
The GSSP is intended to comply with and help to implement the Complete Streets Plan as development occurs in the district and through discreet capital projects.
The Golden State District is currently served by a number of regional transit hubs, including Metrolink and Amtrak rail stations as well as the Regional Intermodal Transportation Center (RITC) at Hollywood Burbank Airport.
These hubs must continue to be capitalized on to encourage transit use both locally and regionally. The City will also continue work with the California High-Speed Rail Authority to introduce high-speed rail service into the GSSP in a manner most beneficial to all parties. Given the concentration of transit in the area, first-last mile mobility, such as walking, cycling, rolling, and shuttle service, from these regional transit stations are a priority for the GSSP as the City aims to reduce private automobile reliance.
Active transportation users, both cyclists and pedestrians, are a key focus of the Complete Streets Plan, seeking to shift a long auto-dominated landscape with more opportunities for safe walking and biking. Many of the selected streets for complete streets treatments include an active transportation component. Encouraging walking by creating attractive streetscapes and requiring development to engage with the street are essential components of the GSSP, which are discussed in more detail later in this chapter.
While minimizing automobile use is a priority, some heavily used roadways that provide regional access to I-5 will need to maintain or balance a motorist orientation. However, acquiring additional ROW for roadway widening is no longer feasible in most cases, and other methods of maintaining or improving traffic flow will be a focus for the GSSP. Transportation demand management (TDM) solutions, such as ride sharing and discounted transit pass programs, offer an alternative to building out extensive physical improvements by addressing behavior to reduce demand on the street network, particularly at peak travel times such as morning and evening rush hours.
The District is already home to a number of large surface parking lots, either for airport parking or parking for individual businesses. Making more efficient use of land by consolidating or sharing parking and using parking structures is a focus of the GSSP. In addition, with a focus on transit-oriented development for new residential and commercial projects, limiting parking requirements will be critical to encouraging transit ridership and lowering the cost of housing. There is a high demand for street parking on some blocks, so a holistic approach to parking supply and demand will be critical to maintaining a high quality of life for local residents.
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FIG 4-1 PUBLIC REALM & MOBILITY PLAN
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
HOLLYWOOD
BURBANK AIRPORT
Maxam
Park
Gross
Park
Providencia
Elementary
School
Metrolink/Amtrak Station
Lundigan
Park
Existing Bike Network
BRT Orange Line Extension
Future Bike Network
New BUR Terminal
Future HSR Station
BUR Terminal
Gateway/enhanced
intersection treatments
Pedestrian amenity
opportunities
(sidewalk widening,
bulb-outs at crossings)
Future Mobility Hub (approx. location)
Future Transit Improvement
Future Gateway Improvement
Future Public Realm Improvement
5-MIN WALK
Pedestrian and cyclist
underpass to improve
north-south connections
within the District
Gateway/enhanced
intersection treatments
Complete streets improvements with
significant greening (trees, landscaping)
Future HSR station
Hollywood Way underpass
improvements (per
Complete Streets Plan)
Desired Pedestrian Path
Regional Intermodal
Transportation Center (RITC)
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88 DRAFT GOLDEN STATE SPECIFIC PLAN
4.2 STREET DESIGN CONCEPTS
The GSSP’s public rights-of-way – generally
comprised of roadways and sidewalks – are
expected to be redesigned as ‘Complete
Streets’ that can better accommodate the
anticipated volumes of pedestrians, cyclists,
and transit riders, as well as motorists, creating
new connections to the airport and train
stations. Planned improvements are illustrated
and organized by street section (Figure 4-2). In
some cases, new designs can be implemented
as new development occurs, and may require
a phased approach. In other cases a Cityled investment will be required to coordinate change over several blocks.
FIG 4-2 MOBILITY IMPROVEMENTS BY STREET
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
8 6 7
4 9
10 1
2 3
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GOLDEN STATE SPECIFIC PLAN DRAFT 89
Hollywood Way
Hollywood Way between San Fernando Boulevard and Empire Avenue is a major arterial and key multimodal north-south corridor that serves commercial, industrial, and airport land uses. Average daily traffic (ADT) of over 35,000 is the highest of the major arterial corridors in the GSSP area.
1 San Fernando Boulevard to Winona Avenue
The proposed cross section will widen the bike lanes and northbound sidewalk. To allow for this widening, the City will ask future developers to allow for 10’ dedication of sidewalk space on the northbound side. The number of
vehicle lanes remains unchanged in both directions, with a center turn lane.
Existing Typical Cross Section
7'
sidewalk bike lane drive lane
61/2' 15' 10' 10' 10' 5' 5'
parkway
drive lane drive lane turn lane drive lane drive lane drive lane bike lane sidewalk 31/2' 10' 10' 11'
right-of-way - 114'
3'
parkway
buffer
4'
parkway
4'
12'
sidewalk
Proposed Cross Section
7'
sidewalk bike lane drive lane
61/2' 15' 10' 10' 10' 61/2'
drive lane drive lane turn lane drive lane drive lane drive lane 31/2' 10' 10' 12' 31/2'
parkwaybike lane
4' 4'
right-of-way - 124' (with dedication) parkway
parkway
parkway
NOT TO SCALE
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90 DRAFT GOLDEN STATE SPECIFIC PLAN
2 Winona Avenue to Thornton Avenue
The proposed cross section will widen the bike lanes
and northbound sidewalk. To allow for this widening,
the City will ask future developers to allow for 10’
dedication of sidewalk space on the northbound side.
For southbound Hollywood Way, the right-of-way is
restricted by the adjacent airport runway and therefore, only a raised bikeway and narrower sidewalk-parkway
is possible.
5'
sidewalk bike lane drive lane
5' 11' 10' 10' 10' 10'
drive lane drive lane turn lane drive lane drive lane drive lane sidewalk 10' 10' 12'
Proposed Cross Section
11/2' 11/2' 3 61/2' 1/2'
parkwaybike lane parkway
4'
right-of-way - 110'
Existing Typical Cross Section
5'
sidewalk drive lane
10' 10' 10' 10' 5' 9'
drive lane drive lane turn lane drive lane drive lane drive lane bike lane sidewalk 5' 10' 10' 10' 2'
buffer
parkway bike lane
4'
right-of-way - 100'
NOT TO SCALE
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GOLDEN STATE SPECIFIC PLAN DRAFT 91
3 Thornton Avenue to Avon Street
The proposed cross section will raise northbound bike
lanes to the sidewalk level and widen parkways. South
of Avon Street, Complete Streets improvements will be
implemented at the Hollywood Way/Vanowen Street
underpass, where Hollywood Way transitions from six
travel lanes down to four travel lanes with elevated and separated sidewalks.
Existing Typical Cross Section
12'
sidewalk bike lane drive lane
5' 11' 10' 10' 10' 5' 10'
parkway drive lane drive lane turn lane drive lane drive lane bike lane parkway 4' 10' 11'
right-of-way - 108'
2'
buffer
buffer
2'
sidewalk
6'
Proposed Cross Section
8'
sidewalk bike lane drive lane
61/2' 12' 10' 10' 10' 6 4' 1/2'
parkway drive lane drive lane turn lane drive lane drive lane bike lane parkway 4' 3 10' 12' 1/2' 8'
parkway
sidewalk
right-of-way - 108'
31/2'
parkway
NOT TO SCALE
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92 DRAFT GOLDEN STATE SPECIFIC PLAN
Cohasset Street
Cohasset Street, between Hollywood Way and Buena Vista Street, is generally a two-lane, bidirectional corridor with on-street parking. Its ADT is approximately 11,000 vehicles per day in a right-of-way of 60 feet. Half of the street right-of-way is within the City of Burbank’s boundaries while the other half falls within City of Los Angeles.
4 Hollywood Way to Ontario Street
The proposed reconfiguration includes wider sidewalks, a parkway to provide shade and protection from moving traffic, and on-street buffered bike lanes.
GRAPHIC UPDATES IN
PROGRESS
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GRAPHIC UPDATES IN
PROGRESS
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Winona Avenue
Winona Avenue is an important corridor for the Golden State Industry subdistrict, connecting the Hollywood Burbank Airport at Hollywood Way with San Fernando Boulevard. Within 80’ of right-of-way, there are four drive lanes and two lanes of on-street parking. A 2019 traffic count showed an ADT of roughly 4,000; this is far less than two-lane Thornton Avenue, with over 11,000 ADT.
5 Hollywood Way to Ontario Street
In phase one, a lane of roadway would be converted to on-street bike lanes, with a center turn lane for vehicles. In phase two, the bike lanes would be raised to sidewalk level, providing a separation between cyclists and cars.
10'
right-of-way - 80'
sidewalk o.s. parking drive lane
8' 11' 11'
drive lane
11'
drive lane drive lane
11'
o.s. parking
8' 10'
sidewalk
Existing Typical Cross Section
Proposed Cross Section (Phase 2)
sidewalk parkway
5' 4'
drive lane
10'
drive lane
8' 10'
o.s. parking
3' 5'
bike lane
5'
bike lane sidewalk
5'
parkway
8' 4'
o.s. parking
3'
buffer
buffer
turn lane
10'
right-of-way - 80'
sidewalk parkway
5' 5' 7'
drive lane
10' 10'
drive lane
10'
Proposed Cross Section (Phase 1)
o.s. parking
3' 5'
bike lane buffer
5'
bike lane sidewalk
5'
parkway
7' 5'
o.s. parking
3'
buffer
right-of-way - 80'
turn lane
NOT TO SCALE
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GOLDEN STATE SPECIFIC PLAN DRAFT 95
Thornton Avenue
Thornton Avenue, between Hollywood Way and Buena Vista
Street, is generally a two-lane, bi-directional corridor with a center turn lane and narrow sidewalks. Its ADT is approximately 11,000 vehicles per day in a right-of-way of 60 feet.
6 Hollywood Way to Ontario Street
The proposed reconfiguration includes wider sidewalks,
a parkway to provide shade and protection from moving
traffic, and on-street buffered bike lanes.
Existing Typical Cross Section
6'
right-of-way - 60'
sidewalk drive lane
19' 10'
turn lane drive lane
11'
o.s. parking
8' 6'
sidewalk
sidewalk bike lane bike lane sidewalk
6' 5' 11' 5' 6'
drive lane drive lane
10' 11'
turn lane
Proposed Cross Section (Phase 1)
3'
buffer
3'
buffer
right-of-way - 60'
sidewalk bike lane bike lane sidewalk
8' 5' 12' 4' 8'
drive lane drive lane
10' 12'
turn lane
Proposed Cross Section (Phase 2)
3'
parkway
3'
parkway
right-of-way - 74' (with dedication)
parkway
4' 5'
parkway
NOT TO SCALE
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96 DRAFT GOLDEN STATE SPECIFIC PLAN
7 Ontario Street to Buena Vista Street
The proposed reconfiguration includes a parkway to provide shade and protection from moving traffic, bike amenities and wider drive/turn lanes approaching intersections.
Proposed Intersection Cross Section
right-of-way - 60'
sidewalk parkway parkway sidewalk
6' 5' 14' 5' 6'
drive lane drive lane
10' 14'
turn lane
right-of-way - 60'
sidewalk parkway parkway sidewalk
6' 5' 8' 11' 11' 5' 6'
o.s. parking
8'
o.s. parking
Proposed Cross Section (Phase 2)
drive lane/bike blvd. drive lane/bike blvd.
Existing Typical Cross Section
6'
right-of-way - 60'
sidewalk o.s. parking
8'
drive lane
11' 10'
turn lane drive lane
11'
o.s. parking
8' 6'
sidewalk
Proposed Cross Section (Phase 1)
right-of-way - 60'
sidewalk parkway parkway sidewalk
6' 5' 8' 5' 6'
drive lane
11'
drive lane
11'
o.s. parking
8'
o.s. parking
NOT TO SCALE
ATTACHMENT 1 - 96
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GOLDEN STATE SPECIFIC PLAN DRAFT 97
Ontario Street
Ontario Street is a north-south neighborhood collector with a existing right-of-way of 60 feet. Its uses include small-scale industry, Media Studios North, and multifamily residential. 8 San Fernando Blvd to Empire Avenue
The proposed cross section is similar to Thornton
Avenue and features wider sidewalks, an enhanced tree
canopy, curb extensions at crossings, and a class II bike boulevard. The proposed cross section will allow for
right-turn pockets by red striping close to intersections. 6'
right-of-way - 60'
sidewalk o.s. parking drive lane
8' 16'
drive lane
16'
o.s. parking
8' 6'
sidewalk
Existing Typical Cross Section
sidewalk parkway sidewalk
6' 7' 5' 7' 6'
drive lane
10'
drive lane
10'
Proposed Cross Section (Phase 1)
o.s. parking/
curb extension bike lane
5'
bike lane parkway o.s. parking/
curb extension
2' 2'
buffer
buffer
right-of-way - 60'
sidewalk sidewalk
6' 4' 7' 6'
drive lane
11'
Proposed Cross Section (Phase 1 w/ Protected Bike Lanes) bike lane
parkway
3'
buffer
right-of-way - 60'
drive lane
11'
bike lane
4'
o.s. parking
8'
o.s. parking
NOT TO SCALE
ATTACHMENT 1 - 97
115
98 DRAFT GOLDEN STATE SPECIFIC PLAN
Vanowen Street
Vanowen Street, between Hollywood Way and Buena Vista Street, is a neighborhood collector that serves lower-density residential and commercial/ light industrial uses. The corridor sees a significant amount of traffic, with over 15,000 ADT.
9 Hollywood Way to Buena Vista Street
The proposed cross section removes on-street parking on the south side of the corridor and reduces the width of the lane along the railroad rightof-way (ROW), from 16’ to 11’, as there is adequate parking capacity along cross streets. Bike lanes can be introduced on both sides of the street, connecting to existing Class II lanes west of Hollywood Way. Existing curbs and the railroad/utility right-of-way are maintained, and trees are added in parkways along the south side of the corridor to provide shade and beautify the street.
Existing Typical Cross Section
10'
right-of-way - 80'
sidewalk o.s. parking
7' 11'
drive lane
10'
drive lane
11' 5'
utility pole
10'
drive lane turn lane drive lane
16'
railroad
ROW
7'
sidewalk
8' 11'
drive lane drive lane
11' 11' 6' 6'
bike lane o.s. parking bike lane
5' 6' 41/2'
parkway turn lane
41/2'
buffer buffer
right-of-way - 80'
Proposed Cross Section
utility pole railroad
ROW
NOT TO SCALE
ATTACHMENT 1 - 98
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GOLDEN STATE SPECIFIC PLAN DRAFT 99
10 Hollywood Way to Clybourn Avenue
The proposed cross section removes on-street parking
on the south side of the corridor, as there is adequate parking capacity along cross streets. In so doing,
protective buffers can be introduced along bike lanes
on both sides of the street, which connect to existing
Class II lanes west of Clybourn Avenue. Existing curbs
and the railroad/utility ROW are maintained, and trees
are added along the south side of the corridor.
Existing Typical Cross Section
7'
sidewalk o.s. parking
7' 10'
drive lane
11' 10' 5'
turn lane utility pole
6'
railroad bike lane ROW
6'
drive lane bike lane
right-of-way - 62'
7'
sidewalk
Proposed Cross Section
5'
utility pole railroad
ROW
10'
drive lane
11' 10'
turn lane
6'
bike lane
6'
drive lane bike lane
right-of-way - 62'
buffer
31/2'
buffer
31/2'
NOT TO SCALE
ATTACHMENT 1 - 99
117
100 DRAFT GOLDEN STATE SPECIFIC PLAN
This section establishes the sidewalk/public realm standards and requirements for projects within the GSSP area. These standards are intended to:
• create a pleasant well-connected streetscape environment, buffered from traffic and conducive to walking;
• provide adequate space for anticipated pedestrian volumes given expected development; • support healthy, mature shade trees and plantings that mitigate the urban heat island effect; • further the City’s climate goals related to carbon sequestration and stormwater retention; and • enhance the visual quality and aesthetics of urban streets.
4.3 SIDEWALK STANDARDS
A. SIDEWALKS
Projects shall provide sidewalks per the diagrams referenced in Figure 4-3 and consistent with the Burbank2035 General Plan; on all other streets, combined sidewalks and parkways shall be a minimum width of 10 feet, except as otherwise determined by the Director of Public Works.
Where the combined width is not met, properties shall provide a dedication to expand the sidewalk; see Figure 4-4.
1. Applicability. New construction projects.
2. Measurement. Sidewalks are measured from the primary curb line, defined as the predominant back-of-curb of an individual block, regardless of minor deviations.
3. Hardscape. Sidewalks shall contain a continuous path of travel as a pedestrian through zone at a minimum width of 5 feet, separated from the curb and adjacent to the associated parcel. a. Sidewalks, including any remainder not used for parkways (4.3.B), shall be paved for use by the general public to the standards specified by the Director of Public Works.
4. Maintenance. Sidewalks shall be installed and maintained by the associated property.
ATTACHMENT 1 - 100
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GOLDEN STATE SPECIFIC PLAN DRAFT 101
MINIMUM SIDEWALK WIDTHS
24’
21’
20‘
(old)
6’
7’
8’
9’
10’
11’
12’
14’
16’
Dashed line denotes area
without cross section
15’
FIG 4-3 SIDEWALK WIDTHS BY STREET
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
ATTACHMENT 1 - 101
119
102 DRAFT GOLDEN STATE SPECIFIC PLAN
B. PARKWAYS
Projects shall provide parkways per the
diagrams referenced in Figure 4-3. On all
other streets, parkways shall be a minimum
width of 4 feet, except as otherwise
determined by the Director of Public Works;
see Figure 4-4.
1. Applicability. New construction projects.
2. Measurement. For mixed-use and nonresidential projects, a minimum of 30 percent of linear street frontage shall
consist of parkway area. For residentialonly projects, a minimum of 60 percent of linear street frontage shall consist of
parkway area and all existing parkways
shall be maintained.
3. Landscape. A minimum of 75 percent of
parkway area shall be planted area.
a. Plants shall be drought tolerant and
not exceed a height of 24 inches at
full maturity, nor have thorns or sharp
edges, nor be poisonous, noxious, or
toxic when ingested or touched by
persons of ordinary sensitivity.
b. Artificial turf in parkways shall not be
permitted.
4. Hardscape. A maximum of 25 percent of
parkway area shall be hardscape/paving
materials such as permeable pavers,
decomposed granite, rocks, or mulch.
5. Access ways. Parkways shall contain an
access way consisting of hardscape/
paving material at a minimum frequency
of one per 25 feet, or, where there are
metered curbside parking spaces, at the
meter locations. Access paths shall be a
minimum of 36 inches in width and at the
same elevation as the adjacent curb and
sidewalk.
FIG 4-4 SIDEWALK DESIGN
Combined Sidewalk/Parkway width
see Figure 5-3, or 10’ min
Sidewalk width
5’ min
Parkway width
4’ min Tree spacing
30’ max
NONRESIDENTIAL/MIXED USES
Parkway 30% min
RESIDENTIAL USES
Parkway 60% min
Tree well
6’ min
Access way
3’ min
Property line
Primary curb line
Sidewalk line Access way spacing 25’ max
Dedication
ATTACHMENT 1 - 102
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GOLDEN STATE SPECIFIC PLAN DRAFT 103
6. Utilities. Only walkable landscape or standard sidewalk shall be installed within 36 inches of a fire hydrant, water meter, utility pole, street light, or similar utility equipment.
7. Irrigation. Irrigation systems in parkways shall be designed and constructed in a manner that eliminates surface runoff onto any impermeable surface, public or private. Tree roots shall not be damaged during installation of irrigation systems.
8. Maintenance. Parkways shall be installed and maintained by the associated property.
C. STREET TREES
Projects shall provide trees within the parkway at a
minimum average frequency of one tree every 30 feet
along street frontages; see Figure 4-4.
1. Applicability. New construction projects.
2. Species. Tree species shall be selected at the
discretion of the Parks and Recreation Director or
their designee.
3. Wells. Tree wells shall be a minimum of 6 feet in
length. Frames or grates may be installed around
street trees.
4. Soil volume. Each tree shall be provided with a
minimum uncompacted root zone volume of 800
cubic feet with a depth of at least 2 feet minimum
and 3 feet maximum.
a. Where two or more trees share a contiguous root
zone, the combined volume may be reduced by
10 percent.
b. If this volume cannot be provided within the
parkway area, a strategy such as structural soil or
suspended pavement shall be utilized.
5. Maintenance. Street trees shall be installed and
maintained by the associated property.
ATTACHMENT 1 - 103
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104 DRAFT GOLDEN STATE SPECIFIC PLAN
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
MINIMUM SIDEWALK WIDTHS
24’
21’
(old)
6’
7’
8’
9’
10’
11’
12’
14’
16’
Dashed line denotes area
without cross section
15’
FIG 4-5 SIDEWALK WIDTHS (PHASE 1)
ATTACHMENT 1 - 104
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GOLDEN STATE SPECIFIC PLAN DRAFT 105
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
MINIMUM SIDEWALK WIDTHS
24’
(old)
6’
7’
8’
9’
10’
11’
12’
14’
16’
Dashed line denotes area
without cross section
15’
FIG 4-6 SIDEWALK WIDTHS (PHASE 2)
ATTACHMENT 1 - 105
123
5. PRIVATE REALM STANDARDS
5.1 Zoning
5.2 Uses
5.3 Building Form
5.4 Building Frontage
5.5 Open Space
5.6 Parking
106 DRAFT GOLDEN STATE SPECIFIC PLAN
ATTACHMENT 1 - 106
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GOLDEN STATE SPECIFIC PLAN DRAFT 107
Chapter 5, Private Realm Standards, includes rules and regulations that future projects in the District must follow. This chapter has been carefully crafted around the City’s goals, community concerns, existing conditions, and market trends, as well as state law. The included standards touch upon all aspects of private development and have been organized into the following sections:
Zoning. Zoning districts are established and a summary of development standards is provided.
Uses. Specific uses and activities permitted, and any limitations on use.
Building Form. Scale and massing standards that shape a building’s outer envelope.
Building Frontage. Ground floor and facade standards that relate a building to the street.
Open Space. Minimum area and design standards for different types of outdoor and amenity spaces.
Parking. Standards related to bikes and cars, including driveways and parking structures.
Standards are summarized in Table 5-1; full and detailed standards shall be referenced throughout Chapter 5.
OVERVIEW
ATTACHMENT 1 - 107
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GOLDEN STATE SPECIFIC PLAN DRAFT 107a
5.0 ZONING
FIG 5-0 GENERAL PLAN LAND USE DESIGNATIONS
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSET AVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
GS High Mixed-Use
GS Medium Mixed-Use
GS Low Mixed-Use
GS Industry
GS Industry Limited
High-Density Residential
Low-Density Residential
Open Space
Airport
Institutional
ATTACHMENT 1 - 108
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107b DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-0: GENERAL PLAN LAND USE DESIGNATIONS
Designation Description Commercial
FAR
Residential
du/ac
Golden State
High Mixed-Use
Higher intensity commercial and
multi-family residential node
Refer to Figure 5-2
Refer to Figure 5-3
Golden State
Medium Mixed-Use
Medium intensity commercial and
multi-family residential neighborhood
Golden State
Low Mixed-Use
Lower intensity commercial and
multi-family residential corridor
Golden State
Industry
Employment center focused on media,
production and technology fields
Golden State
Industry Limited
Lower-intensity employment center
due to location adjacent to airport
High-Density
Residential
Neighborhoods for multi-family housing
such as townhomes and apartments
Low-Density
Residential
Neighborhoods for singlefamily and duplex housing
Open Space Public parks and open space areas
with minimal improvements
Specified by Development
Agreement or Master Plan
Airport Uses directly related to the
airport and aircraft operation
Specified by Development
Agreement or Master Plan
Institutional Public and private institutions
such as schools and railroads
Specified by Development
Agreement or Master Plan
ATTACHMENT 1 - 109
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108 DRAFT GOLDEN STATE SPECIFIC PLAN
5.1 ZONING
This section establishes zoning districts for individual properties in the GSSP and summarizes the applicable development standards for each.
These standards are intended to:
• reflect the vision of the GSSP for each particular subdistrict; • create a balanced, sustainable district that meets the needs of the community;
• define the character and future growth potential of the area; • allow for various building types, forms and uses across the Specific Plan area; and
• promote the health, safety, and welfare of the general public.
A. APPLICABILITY
All projects within the GSSP shall comply with the permitted uses and development standards in Chapter 6, with the exception of projects in the R-1, OS, PD, AP and RR zoning districts. For these citywide zoning districts, the corresponding section of the Burbank Municipal Code (BMC) shall apply.
Projects shall also comply with all relevant sections of BMC. Where the Specific Plan is silent, BMC shall control. Where there is conflict between the GSSP and the BMC, the GSSP shall control.
ATTACHMENT 1 - 110
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GOLDEN STATE SPECIFIC PLAN DRAFT 109
FIG 5-1 ZONING DISTRICTS
PD 16-01
PD
91-3
PD 89-1
PD 89-7
PD
2000-3
PD 2004-169
PD 2004-170
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
GSM
GSN
GSC
GSE
GSR
R-1*
OS*
PD*
AP*
RR*
*Citywide zoning district
ATTACHMENT 1 - 111
129
110 DRAFT GOLDEN STATE SPECIFIC PLAN
B. DISTRICTS
Zoning districts are set in Figure 5-1. The following districts are established and defined by the GSSP.
Mixed (Commercial/Residential)
Golden State Mixed (GSM). The GSM zone provides for a variety of new mixed-use and multifamily residential buildings, while also accommodating existing commercial uses and allowing for commercial growth. These areas, intended for pedestrian-friendly, transit-oriented development surrounding Metrolink stations, allow the highest intensity of activity in the GSSP. Allowed land uses include commercial retail, restaurant, entertainment, media, office and services, as well as housing.
Golden State Neighborhood (GSN). The GSN zone is designed for mixeduse and multifamily development that acts as a transition between busy thoroughfares and lower density residential areas. Street-facing, ground floor commercial space with neighborhood serving shops and services is highly encouraged, and all buildings are oriented to the sidewalk through storefronts or residential common space.
Commercial & Industrial
Golden State Creative (GSC). The GSC zone allows commercial, light industrial, media, and similar uses in a core area focused on Ontario Street in the center of the plan area, as well as retail and restaurants to support new amenities. Small lots and existing commercial structures may be conducive to small-scale businesses including artisan production, custom manufacturing, creative office, and other similar uses.
Golden State Employment (GSE). The GSE zone builds on the existing commercial/industrial businesses that make up a large percentage of the GSSP’s land area at present, and preserves jobs for nearby residents. Uses include a wide range of mostly light industrial, office, production, research & development, and logistics.
Residential
Golden State Residential (GSR). The GSR zone supports multi-family buildings that are set back from the sidewalk to allow front yards, in keeping with the existing neighborhood character. It aligns with the citywide R-4 density maximum but includes design standards unique to the GSSP.
ATTACHMENT 1 - 112
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GOLDEN STATE SPECIFIC PLAN DRAFT 111
The following districts are defined by the BMC; definitions and regulations are subject to change. They are provided here for informational purposes.
Residential
Single Family Residential (R-1). The R-1 zone allows for very low density single family development and, with limited exceptions, is generally not appropriate for non-residential development.
Special Purpose
Open Space (OS). The OS zone is intended to preserve land for public open space and to provide a variety of outdoor recreational opportunities throughout the City. It applies to parks and other open spaces, which may contain related structures such as community centers, gazebos, and restrooms.
Planned Development (PD). The PD zone is applied to individual projects approved through an alternate process. This zone is intended to accommodate developments with unique combinations of uses and modified development standards that create a desirable and functional environment under the controlled conditions of a development plan.
Airport (AP). The Airport zone is intended for the use of the Hollywood Burbank Airport to allow, and protect its principal function as an air terminal facility. It applies to select parcels adjacent to the airport, including the site of the replacement passenger terminal.
Railroad (RR). The Railroad zone is intended to provide areas to be devoted primarily to railroad uses. It applies to parcels currently used as Amtrak/ Metrolink routes and stations.
This section establishes the land use permissions for each zoning district ATTACHMENT 1 - 113
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112 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-1: SUMMARY OF STANDARDS Standard Required by Zoning District Type GSM GSN GSC GSE GSR
Minimum lot area 2,500 sf 5,000 sf 1,000 sf
USES (5.2)
Allowable uses & permit requirements Table 5-2
SIDEWALKS (4.3)
Sidewalk width Figure 4-3, elsewhere 10 ft min
Pavement width Figure 4-3, elsewhere 5 ft min
Parkway/tree well width Figure 4-4, elsewhere 4 ft min
Parkway/tree well length 6 ft min
Street tree spacing 30 ft max
BUILDING FORM (5.3)
Floor area ratio (nonresidential) Figure 5-2 N/A
Dwelling units per acre (residential) Figure 5-3 N/A 43 Street setbacks Figure 5-4 15 ft
Interior setbacks 15 ft adjacent to Residential 5 ft
Building height Figure 5-6 35 ft
Building footprint 35,000 sf N/A
Facade length 150 ft 100 ft 150 ft 200 ft 50 ft
Facade modulation 25% 15% N/A
Tower facade length 120 ft
Tower floor plate 12,000 sf
Tower spacing 80 ft
BUILDING FRONTAGE (5.4)
Ground floor frontages Figure 5-3 and Table 5-3
Ground floor height 16 ft for nonresidential/residential common spaces 12 ft for residential units, where allowed
Ground floor transparency 60% 45% 30% 15%
Blank walls 20 ft 40 ft 60 ft 10 ft
OPEN SPACE (5.5)
Nonresidential Open Space 5% of floor area over 50,000 sf N/A Residential Open Space 150 sf per studio, 175 sf per 1-bed, 200 sf per 2+bed Publicly Accessible Open Space 2% of floor area over 100,000 sf N/A Walls and fences 42 in 72 in 42 in
PARKING (5.6)
Minimum parking Table 5-3
ATTACHMENT 1 - 114
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GOLDEN STATE SPECIFIC PLAN DRAFT 113
and the ground floor use requirements that apply along corridors. These standards are intended to:
• encourage the mixing of compatible uses to promote walkability and lessen reliance on cars; • mitigate potential impacts of various activities within a property and on surrounding property; • prevent incompatible uses in the same area that may be detrimental to public welfare or business operations; and
• require appropriately active ground floor uses where they face the public realm.
A. ALLOWABLE USES
Uses in all GS zones are permitted as described in the Table 5-2, unless authorized pursuant to the provisions of BMC; for example, lawful nonconforming uses compliant with BMC Article 18.
1. Uses listed. Any one or more uses listed in Table 5-2 as being allowable within a specific zone may be established on any parcel within that zone, subject to the planning permit requirement listed and in compliance with all applicable requirements of the GSSP and BMC.
2. Uses not listed. When a use is not specifically listed in Table 5-2, the Planning Commission shall have the authority to determine as an administrative act whether the proposed use is permitted based on the finding that the use is similar to, and no more detrimental than, those permitted in the zone.
Uses neither listed nor determined by the Planning Board to be permitted shall be prohibited.
B. PERMIT REQUIREMENTS
Table 5-2 provides land use allowances and permit requirements by zoning district.
Note: The GSR zoning district does not appear in Table 5-2. GSR permitted uses shall reflect those permitted in the R4 zoning district defined in BMC Section 10-1-627 Symbol Permit Type
P Permitted use
S Permitted use when required by State law
CUP Conditional Use Permit required
[CUP] Conditional Use Permit required if residentially adjacent as defined in BMC 10-1-203 AUP Administrative Use Permit required
[AUP] Administrative Use Permit required if residentially adjacent as defined in BMC 10-1-203 — Use not allowed
[PRH] Prohibited use if residentially adjacent as defined in BMC 10-1-203
5.2 USES
ATTACHMENT 1 - 115
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114 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
RESIDENTIAL AND LODGING
Accessory dwelling unit and
Junior accessory dwelling unit
S S S S
Convalescent home AUP AUP — —
Emergency Shelter (10) — — — CUP
Hotel - including incidental
commercial uses
CUP CUP CUP CUP
Live-work P P — —
Motel CUP CUP CUP CUP
Multifamily Residential with
nonresidential use
P P — —
Multifamily Residential-only P P — —
Single Room Occupancy Hotel (SRO) CUP CUP — —
Sober Living Facility TBD TBD TBD TBD
Supportive Housing (13, 14) P P — —
Transitional Housing (14) P P — —
PUBLIC AND SEMI-PUBLIC FACILITIES
Cemetery and related uses,
structures, buildings, including
on-site business signs
— — — —
Fire station - municipal P P P P
Library – municipal P P P P
Park & recreational facility -municipal P P P P
Police Station - municipal, including
dispatch/administration
P P P P
Post office P P P P
Public facility P P P P
Public utility facility P P P P
Temporary Aid Center (11) CUP CUP CUP CUP
Wildlife preserve and sanctuaries — — — —
RECREATION, EDUCATION AND ASSEMBLY
Amusement enterprise AUP AUP AUP AUP
Amusement enterprise - in c.e.b.P [AUP] P [AUP] P [AUP] AUP Arcade, pursuant to Section 10-1-1115 AUP AUP AUP AUP
ATTACHMENT 1 - 116
134
GOLDEN STATE SPECIFIC PLAN DRAFT 115
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Archery range AUP AUP AUP AUP
Archery range - in c.e.b.P [AUP] P [AUP] P [AUP] P [AUP] Art gallery P P P P
Auditorium, labor union
meeting hall, lodge hall
AUP AUP AUP AUP
Automobile maneuvering
event - auto & cycle racing
— — — —
Banquet Hall - in c.e.b. AUP AUP AUP AUP
Batting cages AUP AUP AUP AUP
Billiard parlor AUP AUP AUP AUP
Bowling alley AUP AUP AUP AUP
Boxing arena - in c.e.b. CUP CUP CUP CUP
Carnival or circus — — — AUP
Church / Place of Worship CUP CUP CUP CUP
Carnival conducted by a place
of worship, public or private
school, service club, or nonprofit
association or corporation
AUP AUP AUP AUP
Club - nonprofit P P P P
Computer / Cyber Café P P P P
Dance hall - in c.e.b. AUP AUP AUP AUP
Equestrian show — — — —
Golf course/driving range AUP [CUP] AUP [CUP] AUP [CUP] AUP [CUP] Golf course - miniature — — AUP AUP
Gymnasium - c.e.b. P P P P
Library P P P P
Museum P P P P
Nightclub, pursuant to Section 10-1-1116 CUP CUP CUP CUP Personal or Physical Arts Studios P P P P
Recreation related commercial AUP AUP AUP AUP
Riding academy — — — —
School - adult/vocational/ trade AUP AUP AUP AUP
Schools - public or private AUP/S AUP/S AUP/S AUP/S
School - public or private
(existing before Jan. 1, 1991)
— — — —
ATTACHMENT 1 - 117
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116 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Shooting gallery/range — — — —
Shooting gallery/range - c.e.b. — — CUP CUP
Skating rink - ice or roller — — AUP [CUP] AUP [CUP]
Skating rink - ice or roller - in c.e.b. AUP AUP AUP AUP Skating rink - ice or roller - seasonal AUP AUP AUP AUP Special Events Center CUP CUP CUP CUP
Sports Arena/athletic field — — CUP CUP
Sports courts — — AUP [CUP] AUP [CUP]
Sports courts - in c.e.b. AUP AUP AUP AUP
Swimming pool - commercial AUP AUP AUP AUP
Theater - drive-in — — CUP CUP
Theater - not drive-in P [AUP] P[ AUP] P P
Theater, outdoor CUP CUP CUP CUP
RETAIL SALES AND DINING
Adult business (8) — — — —
Alcoholic beverages (3) AUP AUP AUP AUP
Antique shopP P P P
Appliance store P P P P
Bakery P P P P
Bakery - wholesale — — P P
Boat dealerP P P P
Building material sales — — P P
Building material sales - in c.e.b.P P P P
Butcher shop - no slaughteringP P P P
Cocktail lounge/bar (4) CUP CUP AUP AUP
Commercial Kitchen/ Ghost Kitchen AUP AUP AUP AUP
Department store P P P P
Drugstore P P P P
Feed store — — — —
Firearm and Ammunition Retailer (7) — — — CUP
Fish market - wholesale — — AUP AUP
Food specialty store P P P P
ATTACHMENT 1 - 118
136
GOLDEN STATE SPECIFIC PLAN DRAFT 117
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Hardware store P P P P
Home Center P P P P
Ice machine P P P P
Market, convenience P P P P
Market, farmers' AUP AUP AUP AUP
Market, neighborhood P P P P
Market, super P P P P
Newsstand P P P P
Newsstand in c.e.b.P P P P
Nursery - plant P P P P
Pet shop - including grooming AUP AUP P [AUP] P [AUP]
Pet shop - sales only P P P P
Pawn shop CUP CUP CUP CUP
Pharmacy P P P P
Picture frame store P P P P
Playlot, outdoor - in conjunction
with eating establishment
AUP AUP AUP AUP
Recycling center - drop off AUP AUP AUP AUP
Restaurant, Full Service P P P P
Restaurant, Fast Service P P P P
Restaurant, Take-Out (15) P P P P
Restaurant / Drinking
Establishment (4)
P P P P
Restaurant with incidental alcohol (4) P [AUP] P [AUP] P [AUP] P [AUP] Restaurant - market or food hall AUP AUP AUP AUP
Restaurant - microbrewery,
microdistillery
AUP AUP P [AUP] P [AUP]
Restaurant with drive-through (12) CUP — CUP CUP
Retail store/sales P P P P
Secondhand store P P P P
Shopping center P P — —
Smoking lounge - cigar,
tobacco, hookah
— — CUP CUP
Thrift Store P P P P
ATTACHMENT 1 - 119
137
118 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Wholesale business - no warehousing P P P P
Wholesale business -
incidental to retail sales
— — P P
PROFESSIONAL OFFICES AND SERVICES
Adult day care facility AUP AUP — —
Animal grooming AUP AUP P [AUP] P [AUP]
Animal hospital — — P [AUP] P [AUP]
Animal hospital - overnight
care, no boarding
— — P [AUP] P [AUP]
Animal Training Facility — — P [AUP] P [AUP]
Animal Shelter — — — —
Appliance repair - incidental sales — — P —
Auction - in c.e.b. P P P P
Automated teller machine
(Freestanding)
P P P P
Bail bond broker — — P [PRH] P [PRH]
Bank P P P P
Barber shop /Beauty Salon/
Aesthetic Services
P P P P
Blacksmith shop — — P P
Blacksmith - horse shoeing only — — P P
Blueprinting P P P P
Bookbinding P P P P
Catering services P P P P
Catering services – Incidental
to restaurant
P P P P
Child day care facility AUP AUP AUP AUP
Computer service center P P P P
Dressmaking shop P P P P
Dry cleaning agency - no
on-site dry cleaning
P P P P
Dry cleaners AUP AUP P [AUP] P [AUP]
Dry cleaning plant — — — P [CUP]
Electric or electronic equipment or
appliances repair - incidental sales
— — P P
Employment agency P P P P
ATTACHMENT 1 - 120
138
GOLDEN STATE SPECIFIC PLAN DRAFT 119
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Engraver P P P P
Equipment rental - light,
no trucks - in c.e.b.
— — — P
Fix-it shop — P P P
Fortune telling P P — —
Frozen food locker rental— — — P
Funeral home / Mortuary — — AUP AUP
Heating, ventilation and air
conditioning equipment
sales or service
P P P P
Janitorial service — — AUP AUP
Kennel — AUP P [AUP] P [AUP]
Laboratory - experimental or research — — P [CUP] P [CUP] Laboratory - film — — P [AUP] P [AUP]
Laboratory - testing,
physical or chemical
— — P [CUP] P [CUP]
Laundromat P P P P
Laundry — CUP P [CUP] P
Laundry agency -no washing P P P P
Massage parlor P P P P
Messenger service P P P P
Offices - business or
professional, or medical
P P P P
Parcel delivery service P P P P
Payroll check cashing service — — — —
Pest Control — — — P [CUP]
Pet Café AUP AUP P [AUP] P [AUP]
Photocopy service, with
incidental printing
P P P P
Photographer P P P P
Plumbing Service — P P P
Print shopP P P P
Print shop except newspaper printing P [AUP] AUP P [AUP] P [AUP] Refrigeration installation &
service - incidental sales
— — P [CUP] P [CUP]
Sexual encounter establishment — — — —
ATTACHMENT 1 - 121
139
120 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Shoe repair shop P P P P
Shoe shine shop P P P P
Sign painting shop - in c.e.b. P [AUP] P [AUP] P [AUP] P [AUP] Stable, commercial - including
housing for caretakers on premises
— — — —
Tattoo Parlor and Body Piercing P P P P
Taxidermist — — P P
Ticket agency - incidental use only P P P P
Upholstery shop P P P P
Wedding Chapel (Moved) P P P P
Welding service - c.e.b. — — P [CUP] P [CUP]
MEDIA SERVICES — — — —
Media Support Facility - Indoor P P P P
Motion picture studio — — CUP CUP
Motion picture studio - no outdoor sets AUP AUP AUP AUP Sound stage CUP CUP CUP CUP
Studio - rehearsal - no
recording equipment
AUP AUP P [AUP] P [AUP]
MEDICAL AND CARE
Ambulance service — — P [CUP] P [CUP]
Clinic - Community P P P P
Clinic - dental / medical P P P P
Clinic - In-support of Hospital P P P P
Health facilities for inpatients &
outpatients- psychiatric care treatment
AUP AUP P P
Hospital (in existence
before Jan. 1, 1991)
— — — —
Hospital - except animal; with
incidental interior commercial uses
CUP CUP CUP CUP
Laboratory - dental or medical P P P P
Laboratory - X-ray, treatment, or clinic P P P P
Laboratory - In-support of Hospital P P P P
Office - medical/dental P P P P
Urgent Care AUP AUP P [AUP] P [AUP]
ATTACHMENT 1 - 122
140
GOLDEN STATE SPECIFIC PLAN DRAFT 121
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
INDUSTRIAL AND MANUFACTURING
Aircraft fabrication, testing, servicing — — — P [CUP]
Aircraft factory - incl. missile
or related manufacturing
— — — P [CUP]
Animal Processing — — P [PRH] P [PRH]
Brewery / Distillery — — P [AUP] P [AUP]
Crematorium — — CUP CUP
Custom Manufacturing AUP AUP P P
Data Center — — — —
Distribution/Fulfillment Center — — — CUP
Electronic home detention program/
facility, pursuant to Section 10-1-810
— — — CUP [PRH]
Hazardous waste facility -
eligible off or on site
— — — CUP
Heavy equipment rental — — — P [CUP]
Heavy Industrial Manufacturing — — — P [CUP]
Junkyard — — — —
Light Industrial Manufacturing — — AUP P [CUP]
Moving van & storage yard — — — P
Newspaper printing — — P [CUP] P
Paint spray booth - c.e.b. — — P [CUP] P
Recycling center - Facility — — P [CUP] P
Research & Development AUP AUP P P
Storage facility (public) — — P [CUP] P [CUP]
Warehousing & Storage — — P [CUP] P
Wholesale business (moved) — — P P
TRANSPORTATION AND COMMUNICATION
Advertising signs &
structures - Billboards
— — — —
Aircraft landing fields, for
aircraft, helicopters, runways,
control towers, etc.
— — — CUP
Air passenger facilities — — — —
Transit Facility AUP AUP AUP AUP
Bus terminal CUP CUP CUP CUP
ATTACHMENT 1 - 123
141
122 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Freight terminal or yard — — — —
Helistop CUP — CUP CUP
Railroad uses including freight
yards, depot, control towers
— — — —
Trucking yard or terminal — — — P [CUP]
Wireless Telecommunications Facilities 5 5 5 5
VEHICLE RELATED 5 5 5 5
Automobile body or fender
repair - in c.e.b.
— — P [CUP] P [CUP]
Automobile dealer - new and used — — P [CUP] P [CUP]
Automobile dealer - new car sales
only (used car sales, automobile
repair, retail, & restaurants serving
dealership only - incidental thereto)
— — P [CUP] P [CUP]
Automobile dealer - support facility — — P [CUP] P [CUP] Automobile, motorcycle, moped
dealer – within storefront and
no on-site vehicle storage
P P P P
Automobile detailing — — P [CUP] P [CUP]
Automobile detailing - in c.e.b. — — P [AUP] P [AUP]
Automobile painting - in c.e.b. — — P [AUP] P [AUP]
Automobile parts and accessories
- in c.e.b. (incl. audio/alarm
systems installation)
— — P [CUP] P [CUP]
Automobile rental P [CUP] CUP P [CUP] P [CUP]
Automobile repair garage - in c.e.b. — — P [CUP] P [CUP] Automobile storage yard — — P [CUP] P [CUP]
Automobile top shop/
upholstery - in c.e.b.
— — P [CUP] P [CUP]
Automobile towing — — — P [CUP]
Automobile wrecking yard — — — —
Automobile service station — — P [CUP] P [CUP]
Car wash — CUP CUP CUP
Drive-through establishments,
in conjunction with a
permitted land use (12)
— — — —
Electric Vehicle Charging Station AUP/S AUP/S AUP/S AUP/S ATTACHMENT 1 - 124
142
GOLDEN STATE SPECIFIC PLAN DRAFT 123
TABLE 5-2: ALLOWABLE USES Permit Required by Zoning District (19) Use Type GSM GSN GSC GSE
Hydrogen Fueling Station AUP/S AUP/S AUP/S AUP/S
Mobile home dealer - new and used — — P [CUP] P [CUP]
Moped or motor scooter
dealer - including service,
repair & testing in c.e.b.
— — P [CUP] P [CUP]
Motorcycle dealer - including
repair or testing
— — P [CUP] P [CUP]
Off-street parking lot or structure AUP P P P
Recreational vehicle dealer
- new and used
— — P [CUP] P [CUP]
Trailer sales — — P [CUP] P [CUP]
Truck dealer – new and used— — P [CUP] P [CUP]
Truck dealer - used— — P [CUP] P [CUP]
Truck rental - except tractor and trailer— — P [CUP] P [CUP] Truck rental - including
tractor and trailer
— — P [CUP] P [CUP]
CANNABIS USES
Cannabis Delivery — — — —
Commercial Cannabis Activities — — — —
Cultivation — — — —
Retailer — — — —
TABLE 5-2 NOTATIONS:
1. AUP REQUIRED IF WITHIN 150 FEET OF RESIDENTIALLY ZONED PROPERTY AND LESS THAN 2 PARKING SPACES PER 1,000
SQUARE FEET OF ADJUSTED GROSS FLOOR AREA
2. CUP REQUIRED IF A “PLACE OF ASSEMBLY” AS DEFINED IN SECTION 8.2 IS INCLUDED
3. REFER TO BMC SECTION 10-1-1115
4. REFER TO BMC SECTION 10-1-1116
5. REFER TO BMC SECTION 10-1-1117
6. REFER TO BMC SECTION 10-1-1118
ATTACHMENT 1 - 125
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124 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 5-2 NOTATIONS (CONTINUED)
7. REFER TO BMC SECTION 10-1-1119
8. REFER TO BMC SECTION 10-1-1120
9. REFER TO BMC SECTION 10-1-1121
10. REFER TO BMC SECTION 10-1-1122
11. REFER TO BMC SECTION 10-1-1123
12. REFER TO BMC SECTION 10-1-1608
13. SUPPORTIVE HOUSING THAT MEET SPECIFIC CRITERIA SPECIFIED IN ARTICLE 11 (COMMENCING WITH SECTION 65650), WITHIN CHAPTER 3 OF DIVISION 1 OF TITLE 7 OF THE GOVERNMENT CODE ARE ALLOWED BY RIGHT. ALL OTHER SUPPORTIVE HOUSING NOT MEETING THE CRITERIA SPECIFIED IN GOVERNMENT CODE ARTICLE 11 SECTION 65650 ARE SUBJECT TO A CUP.
14. SUPPORTIVE HOUSING AND TRANSITIONAL HOUSING SHALL BE SUBJECT TO THOSE RESTRICTIONS THAT APPLY TO OTHER RESIDENTIAL DWELLINGS OF THE SAME TYPE IN THE SAME ZONE. FOR EXAMPLE, SUCH HOUSING STRUCTURED
AS UPPER FLOOR RESIDENTIAL WOULD REQUIRE A CUP IN THE ZONES WHERE RESIDENTIAL USE IS PERMITTED ABOVE COMMERCIAL USE WITH AN APPROVAL OF A CUP.
15. AUP REQUIRED FOR SITTING / STANDING ROOM FOR ONSITE CONSUMPTION (LIMITED TO 10% of ADJUSTED GROSS
FLOOR AREA)
16. ALLOWED AS STANDALONE USE OR AS AN ADDITIONAL USE DURING ALTERNATE HOURS OF OPERATION OF PRINCIPAL BUSINESS TENANT.
17. RESIDENTIALLY ADJACENT BUSINESSES OPERATING DURING LATE NIGHT HOURS, AS DEFINED IN SECTION 10-1-203 OF THE BMC, SHALL BE SUBJECT TO THE REQUIREMENTS FOR LATE NIGHT BUSINESS PURSUANT TO SECTION 10-1-1151 OF THE BMC.
18. RESIDENTIALLY ADJACENT USES OPERATING DURING LATE NIGHT HOURS, AS DEFINED IN SECTION 10-1-203 OF THE BMC, SHALL BE SUBJECT TO THE REQUIREMENTS FOR LATE NIGHT OPERATIONS SECTION 10-1-1152 OF THE BMC.
19. GSR ZONING DISTRICT PERMITTED USES SHALL REFLECT THOSE PERMITTED IN THE R4 ZONING DISTRICT DEFINED IN BMC SECTION 10-1-627
ATTACHMENT 1 - 126
144
GOLDEN STATE SPECIFIC PLAN DRAFT 125
PURPOSE
This section establishes the building form requirements for projects within the GSSP area. These standards are intended to:
• implement the General Plan limits on development density and intensity; • provide sufficient building envelope to make new construction feasible; • scale buildings to their immediate context through reasonable and appropriate transitions;
• create massing variation in larger projects that break down the perceived size of buildings;
• allow flexibility and creativity in architecture and design.
A. COMMERCIAL INTENSITY
The allowable floor area ratio (FAR) is set in Figure 5-2.
1. Applicability. Projects with nonresidential uses.
2. Measurement. FAR is based on site area prior to any required dedication or easement.
a. Parking (vehicle and bicycle) and loading areas are
excluded from FAR.
b. Residential dwelling units and common spaces are
excluded from FAR.
B. RESIDENTIAL DENSITY
The allowable dwelling units per acre (du/ac) is set in Figure 5-3.
1. Applicability. Projects with residential uses, except when preempted by city ordinance or state law.
2. Measurement. Density is based on site area prior to any required dedication or easement.
a. Fractions shall be rounded up to the nearest whole number for projects building affordable units on-site; projects utilizing in-lieu fees or other alternatives shall round fractions less than 0.5 down.
5.3 BUILDING FORM
ATTACHMENT 1 - 127
145
126 DRAFT GOLDEN STATE SPECIFIC PLAN
FIG 5-2 FLOOR AREA RATIO (FAR)
1.25 2.0
3.0 per PD
N/A
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
ATTACHMENT 1 - 128
146
GOLDEN STATE SPECIFIC PLAN DRAFT 127
FIG 5-3 DWELLING UNITS PER ACRE (DU/AC)
43 58
100
120
per BMC
per PD
N/A
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
ATTACHMENT 1 - 129
147
128 DRAFT GOLDEN STATE SPECIFIC PLAN
FIG 5-4 STREET SETBACKS (FT)
0-5 for 70%
3-10 for 50%
5-10 for 70%
5-10 for 50%
10-20 for 50%
15-20 for 50%
per BMC
per PD
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
ATTACHMENT 1 - 130
148
GOLDEN STATE SPECIFIC PLAN DRAFT 129
3. Minimums. Minimum setbacks shall apply to all portions of a building; setbacks less than the minimum are not permitted.
4. Maximums. Where indicated, maximums setbacks apply only to the ground floor.
5. Residential units. Ground floor residential units shall be set back a minimum of 5 feet. Where ground floor residential units are elevated between 4 and 6 feet above sidewalk elevation, a minimum setback of 8 feet shall be required.
6. Recessed ground floors. Ground floors may be recessed up to 15 feet, provided that upper stories meet the setback range.
7. Landscape. A minimum of 50 percent of street-facing setback areas shall be landscaped.
8. Encroachments. Permitted uses in street setbacks include landscaping and planters, hardscape (stoops, patios), shade structures, arcades and galleries, walls and fences, seating and furniture, outdoor dining and other open space amenities per review authority approval.
9. Subdivisions. For projects subdividing existing lots into smaller parcels, the street setback shall only apply to parcels directly adjacent to the sidewalk. For all other parcel lines, the interior setback shall apply.
FIG 5-5 SETBACK RANGE
C. BUILDING SETBACKS
The required street setbacks are set in Figure 5-4.
Projects shall meet the provided range for the
minimum percentage of street frontage, see Figure
5-5. Interior setbacks (non-street side and rear) are
set in Table 5-1.
1. Applicability. All structures, except when
preempted by city ordinance or state law.
2. Measurement. Street setbacks are measured
from the sidewalk line after any required
dedication.
Property line
Sidewalk line
Setback range
Minimum setback
Maximum setback
Building
Min % of street frontage
Sidewalk
ATTACHMENT 1 - 131
149
130 DRAFT GOLDEN STATE SPECIFIC PLAN
FIG 5-6 BUILDING HEIGHT (FT)
35 50
65 80
120
per BMC
per PD
Stepback at 35
Stepback at 65
Properties may be
subject to additional
OEI height restrictions
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
ATTACHMENT 1 - 132
150
GOLDEN STATE SPECIFIC PLAN DRAFT 131
D. BUILDING HEIGHT
The base height maximum for buildings and
required stepbacks are set in Figure 5-6.
1. Applicability. All structures, except when
preempted by city ordinance or state law.
2. Measurement. Height is measured from the
average grade of the lot, as defined by BMC
10-1-203, to the ceiling of the highest room
permitted for occupancy; see Figure 5-7.
3. Averaging. A building may exceed the base
height by a maximum of 15 feet for up to 30
percent of the building footprint, provided
that the average height over the entire
building footprint does not exceed the base
height; see Figure 5-8.
a. Averaging above the base height is not
allowed within 50 feet of a Residential
zone.
4. Street stepbacks. Where required, upper
level stepbacks of 15 feet in depth shall be
provided, measured from the sidewalk line;
see Figure 5-9.
a. Elements allowed in stepback areas
include: awnings, pergolas, trellises,
sunshades, plantings, and solid parapets/
railings up to 42 inches in height.
E. BUILDING FOOTPRINT
In GSM and GSN, the maximum building footprint
is set in Table 5-1. Projects shall include a building
break so that no single footprint exceeds the
specified area.
Base height maximum
Height maximum at stepback
Above base height Below base height
FIG 5-8 HEIGHT AVERAGING
FIG 5-9 STREET STEPBACKS
FIG 5-7 BASE HEIGHT
ATTACHMENT 1 - 133
151
132 DRAFT GOLDEN STATE SPECIFIC PLAN
F. FACADE LENGTH
The maximum facade length is set in Table 5-1.
Projects shall include a massing break so that no
single facade exceeds the specified length; see
Figure 5-10.
1. Applicability. Street-facing facades.
2. Measurement. Breaks of at least 20 feet in
width and 10 feet in depth, open to the sky,
qualify as a massing break.
G. FACADE MODULATION
The minimum facade modulation is set in
Table 5-1. Projects shall modulate the specified
percentage of facade above the first story from
the primary facade plane; see Figure 5-11.
1. Applicability. Street-facing facades that
exceed 50 feet in length.
2. Measurement. Facade areas between 2 and 12
feet in depth in front of or behind the primary
facade plane qualify as modulated facade
area.
a. The primary facade plane is defined as the
vertical plane with the greatest surface
area.
b. Required stepbacks (5.3.D) and massing
breaks (5.3.F), shall not qualify as facade
modulation.
c. Facade planes separated by a massing
break shall be considered separate
facades.
FIG 5-10 FACADE LENGTH
FIG 5-11 FACADE MODULATION
GRAPHIC TO BE UPDATED
GRAPHIC TO BE UPDATED
ATTACHMENT 1 - 134
152
GOLDEN STATE SPECIFIC PLAN DRAFT 133
H. TALL BUILDINGS
Tall buildings are subject to the following modified
standards.
1. Applicability. Buildings with a maximum
height over 85 feet above sidewalk elevation.
2. Facade length. The maximum facade length
above the third story is 120 feet; see Figure
5-12.
3. Floor plate. The maximum floor plate above
the third story is 12,000 square feet; see
Figure 5-12.
4. Spacing. The minimum spacing between two
buildings or portions of buildings located on
the same lot or adjacent lots above the third
story is 80 feet; see Figure 5-13.
a. Measurement. Spacing is measured as a
straight horizontal line between the two
nearest points on each upper level of the
buildings.
5. Podiums. The maximum podium height is 3
stories. Podiums shall comply with design
standards for buildings less than 85 feet in
height.
FIG 5-12 TOWER DIMENSIONS
FIG 5-13 TOWER SPACING
GRAPHIC TO BE UPDATED
GRAPHIC TO BE UPDATED
ATTACHMENT 1 - 135
153
134 DRAFT GOLDEN STATE SPECIFIC PLAN
PURPOSE
This section establishes the building frontage requirements for projects within the GSSP area. These standards are intended to:
• create a pedestrian-friendly street environment that provides visual interest and stimulation; • orient doors and windows towards the sidewalk, generating “eyes on the street” to promote community safety and social interaction; and
• enable flexibility and adaptability over time through quality design.
A. GROUND FLOOR FRONTAGES
In GSM and GSN zoning districts, ground floor
uses along street frontages are regulated by
frontage type per Figure 5-14.
1. Applicability. The first 35 feet of ground floor
space behind the sidewalk and/or property
line.
2. Commercial uses. Commercial frontages
shall be comprised of and designed for
commercial uses with an average depth of
35 feet and a minimum depth of 20 feet.
3. Residential common spaces. Residential
common space frontages shall be lobby or
other active amenity space for residents
with an average depth of 35 feet.
4. Residential units. Residential dwelling unit
frontages shall contain entrances to individual
units with direct access to the street.
GRAPHIC TO BE UPDATED
GRAPHIC TO BE UPDATED
5.4 BUILDING FRONTAGE
ATTACHMENT 1 - 136
154
GOLDEN STATE SPECIFIC PLAN DRAFT 135
FIG 5-14 GROUND FLOOR FRONTAGES IN MIXED ZONING DISTRICTS Commercial and residential common space permitted, residential units not permitted Commercial, residential common space, and residential units permitted Mixed commercial/residential zoning districts
BURTON
AVON
THORNTON
EMPIRE
VANOWEN
PACIFIC
VALHALLA
WINONA
TULARE
BURTON
KENWOOD
COHASSETAVON
LIMA
CALIFORNIA
ONTARIO
HOLLYWOOD WAY
SCREENLAND
SAN FERNANDO BLVD
FLOYD FAIRVIEW
NIAGARACATALINANAOMIFREDERICBUENA VISTA
INTERSTATE 5
ATTACHMENT 1 - 137
155
136 DRAFT GOLDEN STATE SPECIFIC PLAN
B. ENTRANCES
A minimum of one primary entrance shall be
located on the primary frontage of each building
and face a sidewalk or other public space.
1. Applicability. Facades facing streets and
Open Spaces.
2. Architectural feature. Primary entrances shall
be distinguished by an architectural feature
or overhead projection, such as an awning
or canopy.
3. Swing zone. All doorways shall be set back
or recessed a minimum of 30 inches from
the sidewalk line.
4. Commercial uses. Entrances to nonresidential
and residential common spaces shall be
located at sidewalk level.
5. Residential units. Entrances to residential
units shall be located between 2 feet below
and 6 feet above sidewalk level. Entrances
shall have a minimum 3-foot by 3-foot
covered landing area at the same grade as
the interior floor and incorporate at least
three of the following:
a. Recession at least 2 feet from the building
facade;
b. Overhead projection at least 2 feet in
depth;
c. A sidelight window, adjacent window, or
door with a window;
d. At least one stair, up or down, from the
pathway;
e. Paving material, texture, or pattern
differentiated from the pedestrian
pathway.
GRAPHIC TO BE UPDATED
GRAPHIC TO BE UPDATED
ATTACHMENT 1 - 138
156
GOLDEN STATE SPECIFIC PLAN DRAFT 137
C. GROUND FLOOR HEIGHT
The minimum ground floor height is 16 feet for nonresidential and residential common spaces and 12 feet for residential units, measured from sidewalk elevation at the primary entrance to the second story floor or roof of a one-story building.
1. Residential units. The first habitable floor shall be located between 2 feet below and 6 feet above sidewalk elevation.
D. GROUND FLOOR TRANSPARENCY
The minimum ground floor transparency is set in Table 5-1. Street-facing facades shall incorporate transparent openings with views into display, lobby, sales, work, or other active areas.
1. Applicability. Facades facing streets and Open Spaces.
2. Measurement. Ground floor transparency is measured as the percentage of facade area that consists of transparent openings between a height of 2 feet and 10 feet above sidewalk elevation.
3. Windows shall be recessed by a minimum of 3 inches from the facade, measured from the outside wall to the frame of the window (mullion, muntin or similar element). Flush windows shall be permitted where exterior shading devices cover at least 20 percent of the window surface area or per review authority approval.
4. Color-tinted, mirrored, or highly reflective glass is prohibited.
5. Blinds, drapes, posters, and shelving for product displays visible to the public right-of-way shall not obscure more than 10 percent of transparent areas for each respective storefront or 50 percent for medical office uses.
6. Any exterior of interior security bars shall be designed to be fully hidden from view during business hours using devices such as concealed side pockets and ceiling cavities.
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FIG 5-15 GROUND FLOOR DESIGN
GRAPHIC TO BE UPDATED
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E. BLANK WALLS
The maximum blank wall length is set in Table 5-1. Windowless expanses of walls shall not exceed the specified length, measured horizontally at each story along the facade.
F. SHADE STRUCTURES
Shade structures are allowed to project into the public right-of-way subject to the following requirements.
1. Awnings and canopies. Awnings and canopies shall project a minimum of 3 feet from the facade and allow a minimum of 8 feet of vertical clearance from sidewalk elevation.
2. Arcades and galleries. Arcades and galleries shall be located behind the minimum setback.
a. Arcades shall be a minimum of 8 feet in width from back of column to building facade. The distance between columns shall be equal to or greater than the arcade depth dimension as measured from the column center.
b. Uses allowed within arcades include: pedestrian travel, seating/ street furniture, outdoor dining, landscape planters, and bicycle parking.
3. Trees. Shade structures shall not conflict with existing street trees.
G. LIGHTING
Pedestrian-scale lighting shall be located on facades facing streets and public open spaces at a frequency of every 50 feet or less.
1. Full cutoff. Facade lighting shall be full cutoff, directing light downward and outward, not upward.
2. Fixtures. Fixtures shall be located between 8 and 15 feet above sidewalk elevation, and shall project no more than 18 inches from the facade.
3. Residential units. Fixtures outside residential units shall be designed to be operable by the unit.
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H. BALCONIES & ROOF DECKS
1. Balconies. Balconies shall project a maximum of 4 feet from the building facade, but not into the public right-of-way or within 6 feet of any interior property line.
a. Side-loaded townhomes shall incorporate at least one street-facing balcony.
2. Roof decks. Roof decks within 25 feet of a Residential zone shall be set back a minimum of 5 feet from the building facade and surrounded by an opaque parapet wall at least 6 feet tall.
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PURPOSE
This section establishes the open space requirements for projects within the GSSP area. These standards are intended to:
• provide outdoor space of various types for both passive and active recreation; • ensure access to light, air, views, and functional amenities for residents/employees; • improve building and site design through the integration of balconies, courtyards, and similar; • correlate the amount of open space to the size of the project and number of tenants; and • contribute to a high quality of life through the incorporation of greenery in an urban setting.
A. MINIMUM OPEN SPACE
All projects in GS zoning districts shall comply with the standards in this section based on project use and size. Projects with more than one use shall comply with the minimums set for each use.
Areas used regularly for parking, loading, or storage shall not count towards the requirement.
1. Residential: Projects with 5 or more units shall provide a minimum amount based on unit type as combined Private and Common Open Space. A minimum of 40 percent of the required Residential Open Space shall be Common Open Space.
a. 150 square feet per studio;
b. 175 square feet per 1-bedroom;
c. 200 square feet per 2-bedrooms or more.
2. Commercial/nonresidential: Projects with 50,000 square feet or more of nonresidential floor area shall provide a minimum of 5 percent of nonresidential floor area as Common Open Space.
3. Publicly Accessible: Projects with 100,000 square feet or more of total building floor area shall provide a minimum of 2 percent of the building floor area as Publicly Accessible Open Space.
B. PRIVATE OPEN SPACE
Private Open Space is intended for use by an individual dwelling unit, such as a balcony or patio, and shall be directly adjacent to and accessible from the associated unit.
1. Applicability. All required Private Open Space. Areas that do not meet these standards are allowed but shall not qualify as Private Open Space.
2. Measurement. Private Open Space shall have a minimum area of 40 square feet and a minimum dimension of 5 feet in any direction.
3. Location. Private Open Space shall be outdoors, and may be located within a required setback.
5.5 OPEN SPACE
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C. COMMON OPEN SPACE
Common Open Space is intended for shared use by all tenants, such as a courtyard, community roof deck, or indoor lounge area.
1. Applicability. All required Common Open Space. Areas that do not meet these standards are allowed but shall not qualify as Common Open Space.
2. Measurement. Common Open Space shall have a minimum area of 400 square feet and a minimum dimension of 15 feet in any direction. Areas that do not meet the dimensions are allowed but shall not be counted towards the requirement.
3. Location. A maximum of 20 percent of Common Open Space shall be provided indoors as amenity space such as a lounge, gym, or similar.
Areas used primarily for circulation shall not be counted towards the requirement.
4. Hardscape. A maximum of 25 percent of Common Open Space shall be paved in standard concrete.
5. Landscape. A minimum of 25 percent of Common Open Space shall be planted area with a minimum dimension of 30 inches in any direction.
6. Trees. A minimum of one 36-inch box tree per projects or for every 750 square feet of Common Open Space, whichever is greater, shall be planted within Common Open Space.
7. Water features. A maximum of 5 percent of Common Open Space shall be decorative water features such as fountains or reflecting pools; swimming pools shall not be considered decorative.
8. Amenities. A minimum of one of the following amenities shall be provided for every 10 units, up to 4 amenities: gazebo, spa, cooking/eating area with a built-in barbecue, fountain, reflecting pool, water garden, or outdoor seating for at least 4 people.
a. For projects with 50 units or more, a minimum of one of the following amenities shall also be provided: children’s play area, dog park, lap pool, handball court, volleyball area, basketball court, activity room, sauna, or putting green.
b. For projects with 100 units or more, a minimum of one of the following amenities shall also be provided: swimming pool, tennis court, gym or exercise room, dog grooming area, library, conference room, community room with a kitchenette, garden, or greenhouse.
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D. PUBLICLY ACCESSIBLE OPEN SPACE
Publicly Accessible Open Space (PAOS) is intended for general use by the public, such as a pedestrian paseo, plaza or pocket park, and shall be directly adjacent to and accessible from the public right-of-way.
1. Applicability. All Publicly Accessible Open Space. Areas that do not meet these standards are allowed but shall not qualify as Publicly Accessible Open Space.
2. Measurement. PAOS shall have a minimum area of 400 square feet and a minimum dimension of 20 feet in any direction. Areas that do not meet the dimensions are allowed but shall not be counted towards the requirement.
3. Location. PAOS shall be outdoors and a minimum of 75 percent open to the sky.
4. Elevation. A minimum of 5,000 square feet shall be located at sidewalk elevation.
5. Hardscape. A maximum of 25 percent of PAOS shall be paved in standard concrete.
6. Seating. A minimum of 1 seat per 150 square feet of PAOS shall be provided. Fractions shall be rounded up to the nearest whole number. Benches shall be counted as 1 seat per 30 inches.
7. Landscape. A minimum of 25 percent of PAOS shall be planted area with a minimum dimension of 30 inches in any direction.
8. Trees. A minimum of one 36-inch box tree per project or for every 750 square feet of PAOS, whichever is greater, shall be planted within PAOS.
9. Water features. A maximum of 10 percent of PAOS shall be water features.
10. Access. PAOS shall be open from 8AM to 8PM with signage visible from the adjacent sidewalk identifying the space as open to the public and listing accessible hours.
a. Gates shall be open with a 5 foot minimum clearance at each entrance during accessible hours.
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E. SITE LANDSCAPING
Landscaping includes any combination of trees and shrubs, and may include grass or other natural features such as rock, stone, or mulch. Artificial ground covers are not allowed in required landscape areas.
1. Applicability. All site landscaping.
2. Measurement. Landscaping shall have a minimum dimension of 3 feet in any direction and minimum soil depths of 12 inches for turf or ground cover, 18 inches for shrubs and similar, and 36 inches for trees.
3. Coverage. A minimum of 75 percent of landscape area shall be planted; areas not occupied by plants shall be covered by mulch.
4. Turf. A maximum of 35 percent of the total landscape area of the lot shall be comprised of turf or lawn.
5. Corners. All landscaping shall comply with the corner cutoff provisions of BMC 10-1-1303.
6. Drainage. All planters shall be constructed of permanent masonry or concrete, and shall drain directly into a drainage system.
7. Irrigation. All landscape areas shall have a permanent fully automatic irrigation system with water conservation features.
8. Plans. Landscape plans shall be prepared by a registered landscape architect. Final species selection and placement of all trees and vegetation shall be approved by the Director.
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F. WALLS & FENCES
Walls and fences includes hedges, raised planters, and similar features that may form a border around a site or part thereof.
1. Applicability. Walls, fences, and similar in street-facing setbacks and Open Spaces.
2. Height. Walls and fences in street-facing setbacks shall not exceed the height set in Table 5-1, as measured above sidewalk elevation. a. Guardrails may exceed the height to the extent required by the Building Code. Guardrails shall be a minimum of 50 percent transparent.
3. Setback. Walls and fences shall be set back a minimum of 24 inches from the sidewalk, separated by planted area.
a. Exception: No setback is required for walls and fences surrounding outdoor dining.
4. Materials. Concrete block, vinyl, wire mesh, chain link, razor wire, barbed wire and electric wire are prohibited.
5. Ornamentation. Ornamentation may exceed the height of the wall or fence. Features shall be spaced a minimum of 4 feet apart, as measured on center.
6. Corners. All walls and fences shall comply with the corner cutoff provisions of BMC Section 10-1-1303.
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PURPOSE
This section establishes the parking requirements for projects within the GSSP area. These standards are intended to:
• reduce the physical and visual impacts of parking on the pedestrian environment; • regulate appropriate parking supply that also prioritizes multimodal activity; • encourage adaptive reuse of existing buildings through parking reductions and exemptions; • promote a more efficient use of parking spaces through shared and unbundled parking; and • encourage better design of parking areas and structures with landscaping and screening.
A. APPLICABILITY AND CALCULATION OF REQUIRED PARKING
1. The minimum required off-street automobile parking for uses within the Golden State Specific Plan shall be those set forth in Table 5-3 in Subsection D below, unless preempted by state or federal Law.
2. The off-street bicycle parking development standards and minimum required number of spaces for uses within the Golden State Specific Plan shall be those set forth in Table 5-4 in Subsection E below, unless preempted by state or federal Law or the City of Burbank Complete Streets Objective Development Standards, as amended.
3. Articles 14-16 of Chapter 1 of Title 10: Zoning Regulations in the Burbank Municipal Code (BMC) shall apply, unless superseded by the regulations and development standards in the Golden State Specific Plan.
4. The off-street parking requirement for unlisted uses shall be determined through the discretionary review application process pursuant to BMC Section 10-1-503.
5. Unless otherwise stated in this Specific Plan, the minimum off-street parking requirements for commercial and industrial uses shall be based on the principal use of the tenant space, as identified on the Business Tax/Business License registration form for the subject commercial/ industrial establishment.
6. Rounding – Calculations are subject to normal rounding where a fraction of 0.5 or greater counts as an additional space.
5.6 PARKING
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7. Vesting - Proposed commercial and industrial uses that do not meet the minimum parking requirements listed herein may be established within tenant spaces along the City’s Major and Secondary Arterial Streets (Identified in the Roadway Circulation Diagram of the General Plan) so long as the required parking rate for the new use meets one or more of the following conditions:
a. Does not exceed 2 spaces/ 1,000 sq ft of adjusted gross floor (AGF) area; or b. Does not exceed the required parking rate, as established herein, for the most recently approved use within that tenant space; or c. Does not exceed the parking requirement established by an existing Planning Entitlement.
8. Multi-tenant and Mixed-Use developments – The parking requirement of each tenant space within an existing multi-tenant or a mixed-use development such as a mini-mall, shopping center, residential/commercial mixed-use development or other type of multitenant building shall be calculated individually.
9. Additions – When adding square footage to an existing building, Code compliant parking must be provided for the new square footage only.
10. When a change of use occurs for existing nonresidential uses, only the net amount of additional parking required must be provided, regardless of the existing parking supply. The amount of required additional parking is the difference between what would have been required for the previous use and what is required for the new use.
11. A restaurant’s outdoor seating on private property shall not count toward the parking requirement provided that the square footage is no greater than 25% of the total restaurant adjusted gross floor area. Square footage beyond the 25% limit is counted toward parking the requirement. Outdoor seating in the public right of way shall not count toward the parking requirement regardless of size.
B. UNBUNDLED PARKING
1. Residential Parking
a. For any new building with new residential units, automobile parking spaces shall be leased or sold separately from the rental or purchase fees, such that renters or buyers have the option of renting or buying the unit at a lower price than if the parking were included. This requirement shall not apply for units with individual garages, such as townhomes.
b. For deed-restricted affordable units, one parking space shall be included in the base rent of each unit unless parking for such units is not provided pursuant to state law. The tenant may choose to receive the parking space or receive a rent discount equivalent to half the amount charged for monthly lease of a parking space. Tenants of affordable units shall not sublease their parking spaces. This provision shall be included in the affordable housing agreement for the project and subsequently recorded against the property. c. Renters or buyers shall have the right of first refusal to parking built for their unit. Any remaining spaces may be leased to other users on a month- tomonth basis.
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2. Non-Residential Parking
a. On-site parking lots or structures for nonresidential uses may be used for public parking available to the general public during specific days and hours, subject to the permit requirements for “off-street parking lot or structure” in a given zone per Section XXX of the Golden State Specific Plan.
b. Businesses are eligible to offer up their required parking during days when businesses are closed or during non-work hours. Eligible businesses include but are not limited to general office, professional office, churches/places of worship, banks, and retail stores. c. A parking plan and business application review must first be reviewed and approved by the City Planner or designee. The Building Division shall thereafter issue a business license to the proposed off-street parking facility prior to operating. An affidavit, in a form satisfactory to the City Planner or designee, shall be signed and submitted by the property owner. d. Any overnight parking facilities operating between the hours of midnight and 6:00 am shall be subject to the requirements of Section 10-1-1151 of the Burbank Municipal Code.
C. MODIFICATIONS
1. Reductions to the below parking rates shall be subject to the AUP process as specified in BMC Section 10-1-1954 et. seq. or the applicable discretionary review application required for the use. The applicant shall provide a parking study prepared by a qualified professional to justify the reduced parking rate. Upon consideration of such requests and in addition to the required findings for the applicable discretionary permit, the Community Development Director (CDD) shall also find that the reduced parking rate will not detrimentally impact the surrounding area.
2. Valet Parking – Requests for valet parking operation for nonresidential use shall be subject to the AUP process as specified in BMC Section 10-1-1954 et. seq. or the applicable discretionary review application required for the primary use. Upon consideration of such requests and in addition to the required findings for the applicable discretionary permit, the Community Development Director (CDD) shall also find that the valet parking operation will not detrimentally impact the surrounding area. Any tandem parking arrangement approved as part of a valet parking operation may utilize mechanical parking systems.
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D. REQUIRED PARKING RATES
Table 5-3 provides land use allowances and permit requirements by zoning district.
TABLE 5-3: SUMMARY OF PARKING RATES
Uses Minimum Parking Spaces Required 1, 2
RESIDENTIAL AND LODGING
Studio 1 space
1 Bedroom Units 1 space
2 or more Bedroom Units 1.5 spaces
Convalescent homes 5 spaces for every 12 beds or fraction thereof.
Hotels and motels 0.8 space for each room/suite.
PUBLIC AND SEMI-PUBLIC FACILITIES
Any public and semi-public facilities
listed in Section 5.2 and not listed below
2 spaces for each 1,000 sq. ft. of adjusted gross floor area.
Any City owned and operated nonpublic facing facility Exempt from the minimum parking spaces required.
Park & recreational facility - municipal 2 spaces for each 1,000 sq. ft. of adjusted gross floor area; No spaces required for open space under 2 acres;
1 space per half-acre of open space between 2-15 acres; and 1 space per acre of open space in excess of 15 acres
Temporary Aid Center 1.5 spaces for each 1,000 sq. ft. of adjusted gross floor area.
RECREATION, EDUCATION, AND ASSEMBLY
Any recreational and education use
listed in Section 5.2 and not listed
below. Assembly Uses are subject to
Assembly Parking rate per Footnote 1
to this table
2 spaces for each 1,000 sq. ft. of adjusted gross floor area.
For outdoor recreational areas:
1 space for each 500 sq. ft. of outdoor area(s) under 5,000 sq. ft.;
1 space for each 1,000 sq. ft. of outdoor area(s) of 5,000- 20,000 sq. ft.;
and 1 space for each 2,000 sq. ft. of outdoor area(s) of over 20,000 sq. ft.
Arcades/billiard parlors 5 spaces for each 1000 sq. ft. of adjusted gross floor area. (Additional parking spaces are required pursuant to BMC Section10-1-1405.5)
Bowling Alleys 4 spaces for each bowling lane.
Driving Range 1 space per tee box or 2 spaces for bay
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TABLE 5-3: SUMMARY OF PARKING RATES
Uses Minimum Parking Spaces Required 1, 2
Gymnasiums 5 spaces for each 1,000 sq. ft. of adjusted gross floor area.
Museum 1 space for each 300 sq. ft. of exhibit area and 1 space for every 5 seats.
Personal Studio, Physical Arts Studio,
Health Studios, and Rehearsal Studio
(less than 1,500 sq. ft.) 2 spaces per each 1,000 sq. ft. of adjusted gross floor area for (1,500 sq. ft. and above) 3 spaces per each 1,000 sq. ft. of adjusted gross floor area Schools – Private (K-12) The parking requirement for this use shall be determined under the applicable discretionary review.
Schools – Adult/Vocational/Trade School The parking requirement for this use shall be determined under the applicable discretionary review.
RETAIL SALES AND DINING
Any retail sales and dining uses listed
in Section 5.2 and not listed below.
2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Restaurant Uses (except take-out) and
Cocktail lounge/bar over 1,500 square
feet of adjusted gross floor area in size.
3 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Restaurant with Drive-through The parking requirement for this use shall be determined under the applicable discretionary review.
Commercial Kitchen/Ghost Kitchen The parking requirement for this use shall be determined under the applicable discretionary review.
PROFESSIONAL OFFICES AND SERVICES
Any professional office or service use
listed in Section 5.2 and not listed
below.
2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Day Care Facilities (Adult or Children’s) The parking requirement for this use shall be determined under the applicable discretionary review.
Kennels/Animal Hotel 1 space per each 1,000 sq. ft. of adjusted gross floor area.
MEDIA SERVICES
Any media service use listed in Section
5.2 2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
MEDICAL AND CARE
Any medical or care use listed in
Section 5.2 and not listed below.
2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Hospitals The parking requirement for this use shall be determined under the applicable discretionary review.
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TABLE 5-3: SUMMARY OF PARKING RATES
Uses Minimum Parking Spaces Required 1, 2
INDUSTRIAL AND MANUFACTURING
Any industrial use listed in Section 5.2
and not listed below.
1 space per each 1,000 sq. ft. of adjusted gross floor area.
Manufacturing uses, including:
Fabrication, Custom Manufacturing, and
Light Industrial
2 spaces for each 1,000 sq. ft. of adjusted gross floor area.
TRANSPORTATION AND MANUFACTURING
Any transportation and communication
use listed in Section 5.2 and not listed
below.
2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Transit facility The parking requirement for this use shall be determined under the applicable discretionary review application for the use.
VEHICLE RELATED
Any vehicle related use listed in Section
5.2 and not listed below.
2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Automotive repair shops 2 spaces for 1,000 sq. ft. of adjusted gross floor area (including any office retail space, and service bays areas) with a minimum 1 parking space. Service bays shall not be counted as a parking space.
Auto Rental 2 spaces for each 1,000 sq. ft of adjusted gross floor area of office space with a minimum of 1 space for the use and 1 space for each 2,000 sq. ft. of outdoor display area with a minimum of one parking space
Carwash The parking requirement for this use shall be determined under the applicable discretionary review.
Drive-Through Establishments The parking requirement for this use shall be determined under the applicable discretionary review.
Automobile Service Station 2 spaces per each 1,000 sq. ft. of adjusted gross floor area.
Parking shall not be required for service bays or fueling dispensing areas.
1. Public Assembly uses and portions of uses utilized as Places of Public Assembly, as defined in Section 5.2 of this Specific Plan, shall have the parking rate of 1 space for every 5 fixed seats and 1 space for each 28 sq. ft. of indoor or outdoor area available for assembly without fixed seats, and 1 space for every 5 employees. To be exempt from an assembly use for the purposes of parking requirements, the proposed business must receive a determination from the Building Official (or Designee) provide confirmation, accordance with building/fire codes that the area of assembly does not constitute an assembly building occupancy type.
2. New multi-Tenant and mixed-use developments, other than office buildings, shall provide a parking rate of 3 spaces for each 1,000 square feet of adjusted gross floor area. This requirement shall also apply to mini-malls and shopping centers as defined in Section 10-1-203 of the BMC.
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E. BICYCLE PARKING
1. Bicycle parking requirements shall comply with the Citywide Objective Standards Chapter 1:
Complete Street Objective Development Standards, as Amended.
2. Table 5-4 provides minimum required off-street bicycle parking:
TABLE 5-4: SUMMARY OF PARKING RATES
SINGLE-FAMILY RESIDENTIAL, INCLUDING CONDOMINIUMS WITH INDIVIDUAL GARAGES No bicycle parking required
MULTIFAMILY RESIDENTIAL AND MIXED-USE DEVELOPMENTS
Any Multifamily Residential Building with
8 or more units.
0.25 bicycle spaces per residential unit
· 75% long-term bicycle parking1
· 25% short-term bicycle parking2
NONRESIDENTIAL USES IN MIXED-USE DEVELOPMENTS OR AS STANDALONE USES Office/Media use 1 space per 1,000 square feet of adjusted gross square feet of floor area
· 85% long-term bicycle parking1
· 15% short-term bicycle parking2
Commercial uses 1 space per 1,000 square feet of adjusted gross square feet of floor area
· 25% long-term bicycle parking1
· 75% short-term bicycle parking2
Industrial Uses 1 space per 5,000 square feet of adjusted gross square feet of floor area
· 100% long-term bicycle parking1
Hotel/Motel Uses 1 space per hotel room or suite
· 85% long-term bicycle parking1
· 15% short-term bicycle parking2
All Other 1 space per 1,000 square feet of adjusted gross square feet of floor area.
· 85% long-term bicycle parking1
· 15% short-term bicycle parking2
1. Bicycle parking for more than two hours.
2. Bicycle parking for two hours or less. Short-Term Bicycle Parking Bicycle racks for short-term bicycle parking must be secured to the ground and lcoated in areas visible form the associated Project site.
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6. INFRASTRUCTURE
6.1 Water
6.2 Sewer
6.3 Stormwater
6.4 Energy
6.5 Traffic Signals
6.6 Telecommunications
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THIS CHAPTER TO BE
COMPLETED AFTER
COMPLETION OF THE
ENVIRONMENTAL
ANALYSIS
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7. IMPLEMENTATION
7.1 Plan Administration
7.2 Implementation Actions
7.3 Citywide Programs
7.4 Funding
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PLACEHOLDER:
GRAPHICS BEING UPDATED
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The GSSP will be primarily implemented by aligning private sector investment with the plan’s vision, goals, and policies by adopting new land use, public realm, and development regulations. In addition, public sector improvements and programs funded by the City and outside sources can further implement the plan, especially where redevelopment is less likely to occur.
This chapter is organized by and outlines several key aspects of plan implementation, including summaries of:
• Plan Administration to guide implementation of the GSSP through streamlined review procedures.
• Implementation Actions to help guide and prioritize plan implementation.
• Citywide Programs on existing funds, services and plans which can be leveraged to help implement the plan.
• Funding to guide the City in securing available funding sources to implement improvements and programs.
OVERVIEW
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7.1 PLAN ADMINISTRATION
The overarching goals of the GSSP align with the Burbank2035 Housing Element’s goal to remove constraints and facilitate the maintenance, improvement, and development of housing, including affordable and workforce housing. The GSSP aims to create greater certainty for development and streamline the development review and permitting approval process. Projects proposed on opportunity sites in the GSSP have been included in the City’s analysis of potential net growth of new dwelling units and commercial area for inclusion in the associated EIR and can be reviewed through a streamlined condition compliance review prior to building permit review.
All development projects shall be reviewed by the City for compliance with the standards of the GSSP. If a development project is in compliance with the GSSP and if it meets certain eligibility criteria, it shall be reviewed for approval through a ministerial review. The exact eligibility criteria will be established through a subsequent regulatory action but will generally consists of the following:
CRITERIA FOR MINISTERIAL REVIEW & APPROVAL
• Located on an opportunity site as identified in the Housing Element. • A housing development project containing no more than 200 units. • A housing development project located on a property within the area of the Golden State District designated for a maximum density of 43 dwelling units per acre. • A commercial project of less than 10,000 square feet in floor area intended to facilitate a commercial use that is listed as a Permitted Use in the zone which it is located.
Following a conformance review by the Planning Division, by-right development projects shall proceed to the appropriate Building and Safety Division application process. All other development projects shall be considered as discretionary projects. A discretionary project must undergo the Development Review process as identified in the Zoning Regulations of the BMC.
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7.2 IMPLEMENTATION ACTIONS
Certain City departments use specific plans to review
projects, seek funding, and understand plan area vision, goals, and policies to guide improvements and programming.
Implementing specific plans requires collaboration across City departments and coordination with other City plans, programs, and regulations. The following implementation actions are intended to guide the City in implementing the GSSP over time with generalized timeframes as follows:
• Ongoing: Periodic or on a continuing basis
• Immediate: Upon adoption of the Specific Plan
• Short-Term: 1-3 years
• Medium-Term: 4-6 years
• Long-Term: Six or more years
As changes in City priorities, economic conditions, and market trends occur over time, the City may need to revisit and reprioritize the plan actions. The following sections outline GSSP implementation actions, including description, timeframe, and responsible parties. The information included for each action will help guide the City to take the next steps, including added planning, coordination, community input, and public processes.
TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
PLAN ADMINISTRATION
P-1 Development of Review and Monitoring Program:
Ensure GSSP regulations and guidelines are carried
out pursuant to City procedures. Monitor and track
the quantity of new development in the District to
verify that target densities specified in the GSSP
are maintained and deviations are evaluated and
approved.
Ongoing CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
REGULATORY ACTIONS
P-2 Update City Objective Design Standards via
ordinance or resolution to include the GSSP.
Short Term CDD
P-3 Update the Development Impact Fee program to
reflect changes made by this GSSP.
Short Term CDD
P-4 Develop a Community Benefits Program(CBP)
as a voluntary program that provides additional
residential development intensity in exchange for
community benefits. This program will also define
“Exceptional Project.”
Short Term CDD
P-5 Create a Lot Consolidation Program or ordinance
that will encourage the assemblage of smaller
existing lots into larger lots by providing a selection of incentives and a ministerial process for owner
initiated lot mergers. These incentives should be
developed following analysis and outreach to
property owners and other stakeholders.
Medium Term CDD
P-6 Complete updates to the Inclusionary Housing and
Density Bonus Ordinances
Short Term CDD
P-7 Update the Development Review regulations
to reflect the intent for streamlined housing
development as noted in this Specific Plan.
Short Term CDD
INFRASTRUCTURE PROGRAMS
P-8 Ensure that any new development in the District has adequate water, sewer, and drainage, in accordance
with Burbank Water and Power and the City’s
Public Works Department by developing clear
thresholds for major infrastructure improvements
and updating applicable development impact fees
and any other associated fees to ensure they are
roughly proportional to the development being
proposeddate City Objective Design Standards via
ordinance or resolution to include the GSSP.
Ongoing CDD
PWD
BWP
P-9 Incorporate sustainable stormwater management
features in new development and public
improvements, including bio- swales, permeable
pavers, rainwater collection systems, and other
features to manage stormwater runoff.
Ongoing CDD
PWD
BWP
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
P-10 Ensure that new development utilizes recycled
water for landscaping.
Ongoing CDD
PWD
BWP
P-11 Require new development to coordinate with the
appropriate agency to provide electric and gas
service to the proposed site consistent with local
regulations and plants.
Ongoing CDD
PWD
BWP
SUSTAINABILITY PROGRAMS
P-12 The Green Streets Policy shall apply to new streets and road construction of 10,000 square feet or more
of impervious surface area, and street and road
redevelopment that results in the creation, addition,
or replacement of 5,000 square feet or more of
impervious surface area on an already developed
site.
Ongoing CDD
PWD
AMENDMENTS
P-13 General Plan Map and Text Amendment. Amend
the General Plan Land Use Diagram based on the
land use designations in the GSSP.
Immediate CDD
P-14 Specific Plan Adoption. Adopt the GSSP, including
new vision, goals and policies, and land use and
development standards.
Immediate CDD
P-15 Zoning Code Map and Text Amendment. Amend the
Zoning Map to replace zoning district designations
with updated GSSP zoning districts and add text to
include GSSP land use and development standards
as a new Article.
Immediate CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
ECONOMIC DEVELOPMENT & ARTS PROGRAMMING
P-16 Business Improvement District (BID)/ PropertyBased BID (PBID). Conduct a study to explore potential locations for BID implementation within
the district including business and property owner
surveys. Leveraging funding from local business and
property owners, BIDs/PBIDs can implement capital
improvements and programming in support of
placekeeping, community identity, and other district
improvements, as well as provide marketing and
branding for the district.
Medium-Term CDD
P-17 Art In Public Places. Identify potential sites suitable for installing permanent art in the public realm
through the Art in Public Places program to establish
a community identity that’s unique to the District,
issue a call for artists, and implement installations
as funding permits through the Art in Public Place
Fund.
Ongoing,
Medium-Term
PRD
PWD
CDD
P-18 Arts Beautification Program. Identify potential
utility boxes throughout the District for improvement
as part of the Arts Beautification Program, issue a
call for artists, and implement utility box artwork
improvements.
Ongoing,
Medium-Term
PRD
PWD
P-19 The Monument and Wayfinding Signage Program.
Design and install monument signage for dedicated
entry points located on public and private property
within the District. Create wayfinding signage that
visually provides navigation for motorists and
pedestrians, enhancing tourism, and promoting
Burbank as a destination. Both tourists and locals
will feel a pride of place as this effort highlights
city landmarks and adds culture and beauty to its
designated locations
Short-Term CDD
ECONOMIC DEVELOPMENT & ARTS PROGRAMMING
P-20 Business Improvement District (BID)/ PropertyBased BID (PBID). Conduct a study to explore potential locations for BID implementation within
the district including business and property owner
surveys. Leveraging funding from local business and
property owners, BIDs/PBIDs can implement capital
improvements and programming in support of
placekeeping, community identity, and other district
improvements, as well as provide marketing and
branding for the district.
Medium-Term CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
P-21 Art In Public Places. Identify potential sites suitable for installing permanent art in the public realm
through the Art in Public Places program to establish
a community identity that’s unique to the District,
issue a call for artists, and implement installations
as funding permits through the Art in Public Place
Fund.
Ongoing,
Medium-Term
PRD
PWD
CDD
P-22 Arts Beautification Program. Identify potential
utility boxes throughout the District for improvement
as part of the Arts Beautification Program, issue a
call for artists, and implement utility box artwork
improvements.
Ongoing,
Medium-Term
PRD
PWD
P-23 The Monument and Wayfinding Signage Program.
Design and install monument signage for dedicated
entry points located on public and private property
within the District. Create wayfinding signage that
visually provides navigation for motorists and
pedestrians, enhancing tourism, and promoting
Burbank as a destination. Both tourists and locals
will feel a pride of place as this effort highlights
city landmarks and adds culture and beauty to its
designated locations
Short-Term CDD
PUBLIC REALM & SUSTAINABILITY
P-24 Park Improvements. Monitor and periodically
report on increases in new residential units,
including demographic data, to anticipate future
park needs such as new recreational facilities and
complementary programming. Priority should be
granted to areas with a high need for open space
per the City’s Parks Master Plan.
Ongoing CDD
P-25 HSR Station Area. Coordinate with HSR and relevant property owners to incorporate open space, including
roof-top open space, into the station redevelopment
area to the west of Hollywood Way.
Long-Term CDD
PRD
P-26 Require Common Open Space. Require sufficient
common open space in new residential developments
to provide functional and inviting open space for
residents with amenities such as BBQs, pools,
tables and seating, workout rooms, landscaping and
games for passive and active recreational and social
enjoyment.
Ongoing CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
P-27 Streetscape Plans. In coordination with planning
for future mobility improvements in the street
ROW, create streetscape plans and implement
improvements such as street trees, parkways, bus
shelters, street lights, and street furniture. As a first step, create a district-wide lighting and furniture
plan.
Medium- to
Long-Term
CDD
PWD
P-28 Maxam Park Expansion. Should the Army National
Guard site located at the inter-section of Valhalla and North Screenland Drive become available, prepare a
feasibility study to expand Larry L. Maxam Memorial
Park. Should expansion prove feasible, prepare and
implement an expansion plan.
Medium-Term PRD
P-29 Shade Tree Program. Identify and prioritize
disadvantaged and/or vulnerable communities with
less-than-average tree canopy coverage and within
BWP’s Shade Tree Program.
Medium-Term CDD
PRD
BWP
P-30 Street Tree Master Plan. Update the City’s Street
Tree Master Plan to incorporate new street tree
options for streets in the GSSP that better support
GSSP-adjacent development considerations, as well
as tree canopy goals.
Short-Term PWD
MOBILITY & ACTIVE TRANSPORTATION
P-31 Neighborhood Protection Plan. Adopt a
Neighborhood Protection Plan to reduce cut-through
traffic in the GSSP residential area between North
Ontario Street, Thornton Avenue, North Buena Vista
Street, and Empire Avenue.
Short-Term PWD
CDD
P-32 Active Transportation Underpass. Conduct a
feasibility study for the construction of a new
pedestrian and cyclist underpass or bridge to
connect the north and south side of the Ventura
County Line railroad tracks along Vanowen Street to
the east of Hollywood Way.
Short-Term CDD
P-33 Complete Streets Plan Improvements. Implement
Complete Streets Plan improvements called for in
the District, focusing on priority streets, to better
accommodate active transportation including
pedestrians, bicyclists, and others, including widened
sidewalks and drive/turn lanes, curb extensions, onstreet parking removal, wayfinding infrastructure, and bike lane installments. (Specific projects outlined be-low)
Medium-Term PWD
CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
P-34 Parking Management Program. Establish a parking
management program that reduces or eliminates
parking requirements for individual properties and
identifies other parking supply opportunities.
Medium-Term PWD
CDD
P-35 HSR Master Plan. Develop a Master Plan for the future Burbank High Speed Rail station area, in consultation
with relevant agencies including the California High
Speed Rail Authority. The master-plan should focus
not just on circulation and connections with other
transit service, but also on complementary land
uses, such as hotel, retail, and open space, as well
as efficient parking lay-outs to maximize space for
other uses.
Short-Term PWD
CDD
P-36 Airport Expansion. Continue to coordinate with
the Burbank-Pasadena-Glendale Airport Authority
related to the construction of a new passenger
terminal with a focus on connections to adjacent
modes of transportation and other gateways to the
District.
Ongoing CDD
P-37 Curb Management. As the district grows and
demand for curb space and parking increases,
conduct a study to consider implementation of
metered parking, including dynamic pricing, to
manage parking demand in the district.
Medium-Term CDD
P-38 Burbank Transportation Management Organization
(BTMO) expansion. Conduct a study to consider
expanding the BTMO boundaries to include the
GSSP area.
Short-Term CDD
P-39 Transportation Demand Management (TDM).
Adopt an ordinance in the BMC to transition existing
Transportation Demand Management programs,
including all duties, programs, and funding currently
overseen by Burbank Transportation Management
Organization (BTMO) to a new City entity that can
set fees and requirement. The BTMO shall continue
to participate as an advisory body to TDM programs.
Medium-Term CDD
P-40 Transportation Management Organization (TMO).
The City should consider transforming the existing
private sector, non-profit TMO into an in-house,
Citywide TMO where the city could manage it, set
its fees and requirements, and compel employers to
participate.
Short-Term CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
COMPLETE STREETS IMPROVEMENTS
P-41 Hollywood Way (Tulare Avenue – Winona Avenue)
Widening of public ROW to allow for bike lanes and
dedicated 10’ space for northbound sidewalk.
Short-Term PWD
CDD
P-42 Hollywood Way (Winona Avenue – Thornton
Avenue) Widening of existing bike lane and
northbound sidewalk to allow for 10’ space for
northbound sidewalk.
Short-Term PWD
CDD
P-43 Hollywood Way (Thornton Avenue – Avon Street)
Raised northbound bike lane to the sidewalk level,
widened parkways, and transition at Hollywood
Way/Vanowen Street underpass from six travel
lanes to four travel lanes.
Short-Term PWD
CDD
P-44 Vanowen Street (Ontario Street – Hollywood Way)
Removal of on-street parking on south side of cross
section, and reduced width of lane along railroad
right-of-way, with added bike lanes on both sides of
street and parkway on south side.
Short-Term PWD
CDD
P-45 Vanowen Street (Hollywood Way – Clybourn
Avenue) Removal of on-street parking on south side
corridor, and introduction of buffer between bike
lanes and driveways, with parkway added to south
corridor.
Short-Term PWD
CDD
P-46 Winona Avenue (Thornton Avenue – Avon Street)
Phase 1. Conversion of existing underutilized roadway
to be converted to on-street bike lanes with center
vehicle turn lanes.
Short-Term PWD
CDD
P-47 Winona Avenue (Thornton Avenue – Avon Street)
Phase 2. Raised bike lanes to sidewalk level and
separation between cyclists and cars.
Medium-Term PWD
CDD
P-48 Thornton Avenue (Hollywood Way – Ontario
Street) Phase 1. Removal of on-street parking and
width adjustment for drive lanes to allow for 5’ bike
lanes and 3’ buffer to sidewalks on both sides of
Thornton Avenue.
Short-Term PWD
CDD
P-49 Thornton Avenue (Hollywood Way – Ontario
Street) Phase 2. Raised bike lanes to sidewalk level,
and addition of parkways as buffer between bike
lanes and drive lanes.
Medium-Term PWD
CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
P-50 Thornton Avenue (Ontario Street – Buena Vista
Street) Phase 1. Reconfiguration of streetscape,
with turn lanes remaining only at street intersections, and addition of parkways on either side of street
between sidewalk and on-street parking.
Short-Term PWD
CDD
P-51 Thornton Avenue (Ontario Street – Buena Vista
Street) Phase 2. Designation of shared lane for
automobiles and bicycles on both directions of
street.
Medium-Term PWD
CDD
P-52 Ontario Street (San Fernando Blvd to Empire
Avenue) Phase 1. Reduction of drive lanes from 16’
to 10’ to make room for bike lanes on either side
of street, with an enhanced tree canopy and curb
extensions.
Short-Term PWD
CDD
P-53 Ontario Street (San Fernando Blvd to Empire
Avenue) Phase 2. Reduction of drive lanes from
16’ to 11’ to make room for protected bike lanes on
westbound corridor.
Medium-Term PWD
CDD
P-54 Empire Avenue (Hollywood Way – Buena Vista
Street) Phase 1. Addition of protected bike lane
on either side of street, be-tween sidewalk and onstreet parking.
Short-Term PWD
CDD
P-55 Empire Avenue (Hollywood Way – Buena Vista
Street) Phase 2. Addition of protected bike lane on
either side of street, with on-street parking only on
one side.
Medium-Term PWD
CDD
P-56 Hollywood Way Underpass Improvements.
Enhance north-south connectivity within the District
with pedestrian improvements along Hollywood
Way underpasses that promote comfort and safety.
Medium-Term PWD
CDD
PARKING MANAGEMENT PROGRAMS
P-57 Unbundled Parking: Update the Unbundled Parking
ordinance (BMC 10-1-624) to include any residential
rental property with 10 or more units.
Short Term CDD
P-58 Permit Parking: Conduct analysis of supply and
demand for on-street parking on local streets
withing the District.
Short Term CDD
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TABLE 7-1: GOLDEN STATE DISTRICT IMPLEMENTATION ACTIONS # Description Timeframe Responsibility
P-59 Parking Study: Conduct parking study of the District to develop a parking management program that
crafts and introduces further tailored policies and
introduces further tailored policies and strategies for on- and off-street parking. This parking study should
evaluate off-street parking inventory, availability, and demand to produce recommendations, policies, and
strategies for the City to develop a shared-parking
program.
Short Term CDD
P-60 Shared Parking: The City should consider updating
its shared parking ordinance to provide additional
clarity and objectivity in requirements and review,
and to bring it into compliance with new State laws.
Short Term CDD
TRANSIT PROGRAMS
P-61 Transit Stop Amenities: Careful consideration
should be given to bus stop placement, type,
spacing, accessibility, and public information as
well as the loading area necessary for different
types of buses that may serve the stop, so that
bus stops effectivelymeet mobility needs. Design
considerations of bus stop shelters, seating, and
lighting help make them pleasant places for the
public to use.
Onoging CDD
PWD
Municipal Departments
BWP Burbank Water and Power
CDD Community Development Department
ITD Information Technology Department
PRD Parks and Recreation Department
PWD Public Works Department
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7.3 CITYWIDE PROGRAMS
The City of Burbank provides many services and programs directly and through partnerships with local non-profits, many of which can support GSSP implementation. Services and
programs relevant to the GSSP implemented through broader City efforts are summarized below in Table 7-2.
TABLE 7-2: CITYWIDE IMPLEMENTATION PROGRAMS
Funding Description Timeframe Responsibility
General Fund. The primary City fund used to project
general revenues not specifically levied or collected
for other City funds and to create an expenditure
plan to provide City services in the operating budget,
following goals established by the City Council, including City services, economic development, housing/
homelessness, quality of life, sustainability/resilience, and transportation/traffic. The General Fund tends
to comprise about 85% of the City’s budget. https://
www.burbankca.gov/web/financial-services/budget
Every year Mayor and
City Council
Capital Improvement Program. Although the Capital
Improvement Program (CIP) budget is developed in
conjunction with the operating budget (General Fund), it is submitted separately to provide more detailed information for each capital project. Major capital improvements
can often be complex projects requiring several years
of strategic planning, design, funding, and ultimately, construction. The CIP is a five-year program designed to tie the planning of capital improvements to realistic, reliable funding sources to ensure planning and implementation
of projects are balanced with available resources. The CIP tends to comprise about 15% of the City’s budget. https:// www.burbankca.gov/web/financial-services/budget
Every year PWD
Art in Public Places Fund. This program was established in 1992 and requires 1% of major construction project
costs to be allocated towards on-site art or to a public art fund. This program has made it possible for recognized
artists to enhance public spaces throughout the City with sculpture, murals, and environs. To date, there are over 130 Art in Public Places art pieces in Burbank. https://www. burbankca.gov/web/parks-recreation/art-in-public-places Ongoing City Council,
Cultural Arts
Commission,
Art in Public
Places
Committee,
PRD
PWD
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TABLE 7-2: CITYWIDE IMPLEMENTATION PROGRAMS
Funding Description Timeframe Responsibility
Arts Beautification Program. This program is an initiative of the City of Burbank’s Cultural Arts Commission in
partnership with the Parks and Recreation Department,
and Public Works Department. The goal is to bring
visual art out of museums and galleries so everyone
can enjoy it, encourage community pride, and beautify
the neighborhood through the painting of 68 utility
boxes to date. https://burbankarts.com/projects/
Ongoing Cultural Arts
Commission
PRD
PWD
Complete Streets Plan. The Citywide Complete Our
Streets Plan strives to fulfill the City’s Burbank2035
General Plan by creating an actionable long-range
transportation planning document for the community.
The Plan identifies goals, policies, guidelines, and
develop an implementation plan for future projects. The Plan identifies benchmarks for new ways in which the
City can improve safety, mobility, sustainability, health, transportation equity, connectivity, and economic vitality to build better neighborhoods and develop responsibly in the future. The Plan provides guidance and supplement
Specific Plans with regards to multi-modal mobility,
improved connections, and right-of-way guidelines.
Complete Streets guidelines and policies apply within
the Specific Plan areas. https://www.burbankca.gov/
web/community-development/complete-streets-plan
Periodically PWD
CDD
Urban Water Management Plan. Urban Water
Management Plan (UWMPs) are required of all urban
water suppliers that provide over 3,000 acre-feet of
water annually or serve 3,000 or more connections to
assess, every five years, the reliability of its water sources over a 20-year planning horizon. The UWMP helps the
City ensure water supply and infrastructure keep up with development. https://www.burbankwaterandpower.com/
water/water-supply/urban-water-management-plan
Every 5 years BWP
Integrated Resource Plan. Burbank’s IRP is a tool to
assist the City as it makes plans for its energy future.
It serves to help guide the City in its long-term power supply planning for generation resources, transmission
resources, renewable energy procurement, and
greenhouse gas emissions reductions. These longterm plans must also serve the mission of providing Burbank with reliable electrical service while minimizing the impact on ratepayer bills. The IRP includes policies and action items to meet electricity demand growth.
https://www.burbankwaterandpower.com/2024-irp
Periodically BWP
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TABLE 7-2: CITYWIDE IMPLEMENTATION PROGRAMS
Funding Description Timeframe Responsibility
Greenhouse Gas Reduction Plan (Climate Action Plan).
This plan implements the City’s General Plan, enables
development streamlining opportunities for discretionary projects under CEQA, quantifies the City’s share of
statewide GHG emissions, and establishes actions to
achieve a local reduction target. https://www.burbankca. gov/web/community-development/climate-action-plan
Periodically CDD
Development Impact Fees. Development impact fees
(DIF) allow Burbank to collect fees from new development projects to fund improvements that address those projects’ impacts to the City’s infrastructure and facilities. DIFs have contributed to the community in a variety of ways through partially funding capital projects, such as park facilities, Verdugo Pool renovation, Central Library Children’s
and Teens’ Areas, Buena Vista Library improvements
and operating equipment, Police and Fire Headquarters
building, Traffic signal synchronization, Interstate 5 / Empire Interchange, and Chandler Bikeway and Burbank Channel
Bikeway. DIFs are updated periodically and currently
include a tiered system to incentivize affordable housing production, an information technology fee, a transportation fee on residential uses, a lodging use fee, and sets fee levels at 80% cost recovery. https://www.burbankca.gov/ web/community-development/development-impact-fees
Periodically CDD
Bicycle Master Plan. This Plan guides the development
and maintenance of a bicycle network, support facilities, and other programs for Burbank. Its policies address
important issues related to the City’s bikeways, such as planning, community involvement, utilization of existing resources, facility design, multi-modal integration, safety education, support facilities as well as specific programs, implementation, maintenance, and funding. The Plan’s
overarching goal is that five percent of all trips be made by bicycle travel by the year 2035. https://www.burbankca. gov/web/community-development/bike-burbank
Periodically CDD
Parks Master Plan. The City is conducting a Parks Master Plan to guide the management and development of parks,
recreation facilities, and programs. The plan is anticipated for adoption in August 2024. https://www.burbankca.gov/ web/parks-recreation/burbank-city-parks-master-plan
Periodically PRD
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7.4 FUNDING
This section summarizes potential funding
sources that may help to support the GSSP
vision, goals, and policies and implement the
actions in Table 7-1. Some actions can be
implemented incrementally, some occur with
development projects, and others require
capital funding from a variety of sources. It
is useful to have outside funding to expedite
improvements as City revenues and fees are
limited.
Typical outside sources of funding for
pedestrian and bicycle enhancements,
streetscape improvements, public art, and
other improvements are summarized in
Table 7-3 including land-secured financing,
development and private sources, and
regional and state programs.
The Golden State District includes a Census
Tract east of the Hollywood Burbank Airport
that qualifies as an SB 535 disadvantaged
community. To qualify means the tract is
within the top 25th percentile of USA EPA’s
CalEnviroScreen 4.0 (CES) Index identifying
environmental burden based on pollution
and socioeconomic factors. As such, funding
sources that prioritize SB 535 disadvantaged
communities are included in Table 7-3.
Housing-related funding resources relevant
to the GSD can be found in the 2021-2029
Burbank Housing Element and include the
City’s Housing Asset Affordable Housing
Trust Funds, Federal HOME and Community
Development Block Grant (CDBG) funds,
Metro Affordable Transit Connected Housing
(MATCH), Low-income Housing Tax Credit
(LIHTC), CalHFA Residential Development
Loan Program, Workforce Housing Program,
Golden State Acquisition Fund (GSAF), and
several State HCD funding sources.
The programs listed are relevant as of the
time of Plan adoption and are subject to
change.
TABLE 7-3: POTENTIAL FUNDING SOURCES
Description Type
LAND-SECURED FINANCING
Business Improvement District (BID)/ Property-Based BID (PBID). A BID is formed through assessments of businesses and a PBID is formed through assessments of properties within a district. Both are public/ private partnerships created to support the revitalization of commercial neighborhoods. Establishing a BID/PBID is voluntary and subject to a majority vote of the area businesses or property owners. BIDs are limited in their ability to leverage funding and typically provide a narrow scope of services to fund improvements and services in the district.
Public Realm,
Public Art,
Public Services,
Infrastructure
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TABLE 7-3: POTENTIAL FUNDING SOURCES
Description Type
Mello-Roos Community Facilities Districts (CFD). Mello-Roos financing is a discretionary financing mechanism that applies to real property owners within a community facilities district (CFD). A special tax, separate from property taxes, is imposed on real property that benefits from the improvements. The amount is determined by property owners and is usually less than one percent of the home value at the time the home value was assessed for CFD funding.
The district then seeks public financing through the sale of tax-exempt bonds that are serviced using the special taxes paid by homeowners over the bond’s term (typically 20 to 30 years). A project developer or property owner can access capital to build infrastructure and public improvements at belowmarket rates.
Public Realm,
Infrastructure,
Public Services
Enhanced Infrastructure Financing District (EIFDs). An EIFD allows local agencies to generate revenue through tax-increment financing (TIF). EIFDs fund community-wide improvements, including infrastructure, public facilities, affordable housing, and more. Governed by a Public Finance Authority (PFA), EIFDs require an Infrastructure Financing Plan to identify funded facilities.
They can issue TIF-based bonds with 45-year time horizons and can be layered with CFDs so operating and capital costs can be covered.
Public Realm,
Infrastructure,
Affordable
Housing, Active
Transportation,
Sustainability
PRIVATE DEVELOPMENT
Development Agreement (DA) and Disposition and Development Agreement (DDA). A DA is a voluntary but binding contract between a property owner and the agency in which the property is located that lays out the rules and conditions for development. A DA can give the agency greater control over the development process to define the form and nature of the development and to specify the provision of community benefits. For the developer, a DA may provide a level of certainty about requirements and assurance the project will be exempt from future rule changes. Benefits to both parties include greater latitude in approval methods for new and creative local land use and flexibility in meeting regulatory requirements. A DDA is also a voluntary binding contract between a developer and jurisdiction. Like a DA, it provides flexibility to tailor a project to meet both developer and jurisdictional needs. It differs in that it also entails the sale or lease of City-owned land and is needed for the disposition of former redevelopment properties held by successor agencies.
All
Foundation/Corporate Sponsorships. Private funds may be raised for a specific use or improvement that implements GSD’s vision. A variety of foundations provide funding for art installations, healthy community initiatives, and other innovative programs.
All
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TABLE 7-3: POTENTIAL FUNDING SOURCES
Description Type
REGIONAL & STATE FUNDING
AB 2766 Subvention Fund Program. This program provides a funding source to cities and counties to develop clean transportation programs and reduce vehicle emissions. Projects that provide quantifiable emission reductions, maximize motor vehicle emission reductions, and advance new technologies are emphasized. https://www.aqmd.gov/home/programs/local-government/ local-government-detail?title=ab2766-motor-vehicle-subvention-program Active
Transportation,
Sustainability
Affordable Housing And Sustainable Communities (AHSC) Program. The AHSC funds land use, housing, transportation, and land preservation projects to support infill and compact development that reduce greenhouse gas emissions. Administered through the California Department of Housing and Community Development (HCD), funding for the AHSC Program is provided from the Greenhouse Gas Reduction Fund, an account established to receive Cap-and-Trade auction proceeds. 50 percent of the available funds are set aside for affordable housing developments, and 50 percent of the available funds are set aside for projects benefiting disadvantaged communities. https://www.hcd.ca.gov/grants-and-funding/programs-active/affordablehousing-and-sustainable-communities Active
Transportation,
Housing,
Sustainability
Active Transportation Program (ATP). The State ATP funds projects that encourage increased use of active modes of transportation to increase the proportion of trips accomplished by biking and walking, increase safety and mobility for non-motorized users, advance the active transportation efforts of regional agencies to achieve greenhouse gas reduction goals, enhance public health, ensure that disadvantaged communities fully share in the program’s benefits, and provide a broad spectrum of projects to benefit many types of active transportation users. ATP consolidates existing federal and state transportation programs, including the Transportation Alternatives Program (TAP), Bicycle Transportation Account (BTA), and State Safe Routes to School (SRTS), into a single program. The ATP program is oversubscribed, and Caltrans developed a list of added programs for active transportation projects in the table notes.2 https://catc.ca.gov/programs/active-transportation-program Active
Transportation
Measure M. LA County’s Measure M is a no sunset half-cent sales tax measure that funds projects to ease traffic, repair local streets and sidewalks, expand public transportation, earthquake retrofit bridges and subsidize transit fares for students, seniors and persons with disabilities. https://www.metro.net/ about/measure-m/
Active
Transportation
Transportation Development Act Local Transportation Fund (LTF). This fund is derived from a ¼ cent of the general sales tax collected statewide. The State Board of Equalization, based on sales tax collected in each county, returns the general sales tax revenues to each county’s LTF. Each county then apportions the LTF funds within the county based on population. https://dot.ca.gov/ programs/rail-and-mass-transportation/transportation-development-act Active
Transportation
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TABLE 7-3: POTENTIAL FUNDING SOURCES
Description Type
Cap-and-Trade - Urban Greening Program. This program funds urban heat island mitigation and energy conservation efforts, green streets and alleyways, non-motorized urban trails that provide safe routes for travel between residences, workplaces, commercial centers and schools, and others.
The program is part of California Climate Investments, a statewide initiative that puts billions of cap-and-trade dollars to work reducing greenhouse gas emissions, strengthening the economy, and improving public health and the environment — particularly in disadvantaged communities. The proposed 2024-2025 budget includes a new appropriation of $23.75M and may require a new solicitation later in 2024. https://resources.ca.gov/grants/urbangreening/ Active
Transportation,
Public Realm,
Sustainability
Greenhouse Gas Reduction Fund (GGRF) Programs. The GGRF, as a result of AB 32, is designated to fund projects aiming to lower air pollution and greenhouse gas emissions. In particular, 10 percent of the grant must be invested into disadvantaged communities directly. https://www.epa.gov/ greenhouse-gas-reduction-fund/about-greenhouse-gas-reduction-fund Sustainability
Sustainable Communities Planning Grants and Incentives Program (SCPGIP). The SCPGIP provides funding for development and planning central to greenhouse gas reduction, on behalf of the Strategic Growth Council (SGC) as compliant to SB 732. Primary goal for program is to support public agencies in implementing strategies for long-term community investment. 25 percent of SCPGIP is reserved for environmental justice-oriented proposals in communities scoring within 90th percentile of USA EPA’s CalEnviroScreen. https://www.conservation.ca.gov/dlrp/grant-programs/Pages/SustainableCommunities-Planning-Grants-and-Incentives--Best-Practices-PilotProgram.aspx Sustainability
Transit and Intercity Rail Capital Program (TIRCP). Caltrans TIRCP funds capital improvements for California’s transit infrastructure to reduce greenhouse gas emissions, including urban rail, bus, ferry, intercity, and commuter transit systems, especially within disadvantaged communities. https://dot.ca.gov/programs/rail-and-mass-transportation/transit-andintercity-rail-capital-program Active
Transportation,
Sustainability
Low Carbon Transit Operations Program (LCTOP). Prioritizing disadvantaged communities, the Caltrans LCTOP intends to fund expanding bus and rail systems to enhance transit ridership. At least 50 percent of the grant will be invested into disadvantaged community improvement projects. https:// dot.ca.gov/programs/rail-and-mass-transportation/low-carbon-transitoperations-program-lctop Active
Transportation,
Sustainability
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174 DRAFT GOLDEN STATE SPECIFIC PLAN
TABLE 7-3: POTENTIAL FUNDING SOURCES
Description Type
FUTURE RESOURCES
As funding opportunities are realized and new funding becomes available, the City can continue to identify, monitor, and apply for other governmental funding sources that meet the City’s and respective agencies’ objectives over time. For example, future funding sources might include:
Urban Community and Forestry Grants. This State program funds urban forestry projects to further local efforts to support dis-invested, disadvantaged, and low-income urban communities through equitable access to trees and their benefits. The funding opportunity is closed at the time of writing, however, staff could monitor this source should new incentives become available. https://www.fs.usda.gov/managing-land/urban-forests/ucf Public Realm,
Sustainability
Caltrans Clean California Local Grant Program. To beautify and improve local streets and roads, tribal lands, parks, pathways, and transit centers.
Through the combination of adding beautification measures and art in public spaces along with the removal of litter and debris, this effort will enhance communities and improve spaces for walking and recreation. Future funding is not anticipated but Caltrans does note that should this change, they will inform stakeholders. https://cleancalifornia.dot.ca.gov/local-grant-program Public Realm,
Sustainability
Environmental Enhancement And Mitigation Program. The EEM Grant Program seeks projects to mitigate environmental impacts caused by new or modified public transportation facilities. The latest funding cycle closed in June 2024, however, staff could monitor this source should new incentives become available. https://resources.ca.gov/grants/environmental-enhancement-andmitigation-eem Sustainability
NOTES
1. Improvement and Financing District Funding. A comprehensive list of State-enabled improvement and financing districts can be found at https://economicdevelopment. business.ca.gov/place-based-strategies/
2. Caltrans-Recommended Programs. Caltrans developed a matrix of funding programs that fund active transportation projects in addition to the ATP listed above. Programs listed fund active transportation plans and projects, education campaigns, bikeshare programs, safety projects, and more. https://catc.ca.gov/-/media/ctc-media/documents/programs/ atp/funding-programs-that-fund-active-transportation.pdf ATTACHMENT 1 - 176
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8. DEFINITIONS
8.1 Definitions
175 DRAFT GOLDEN STATE SPECIFIC PLAN
SAMPLE ONLY - GRAPHIC
UPDATE IN PROGRESS
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176 DRAFT GOLDEN STATE SPECIFIC PLAN
The following terms are used throughout the GSSP. As used in the GSSP and consistent with the Burbank Municipal Code (BMC), the following definitions and those established in BMC 10-1-203 apply. Whenever this Chapter conflicts with the provisions of the BMC, this Chapter shall prevail, unless otherwise expressly stated in this Chapter or as preempted by state or federal law. When a condition occurs for which no definition is provided for a term used in the GSSP, the Community Development Director shall determine and apply the most appropriate definition from the BMC.
OVERVIEW
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8.1 DEFINITIONS
ADULT DAY CARE FACILITY: An establishment that provides onsite medical and nonmedical care services for adults with disabilities and elderly individuals on a less than 24-hour basis.
ANIMAL SHELTER: A facility used to house or contain stray, homeless, abandoned, or unwanted animals and that is owned, operated, or maintained by a public body, an established humane society, animal welfare society, society for the prevention of cruelty to animals, or other nonprofit organization devoted to the welfare, protection, and humane treatment of animals.
ANIMAL TRAINING FACILITY: A facility where domestic animals are provided with training on an appoint-based basis. This use does not include medical services or overnight stay.
AMUSEMENT ENTERPRISE: A commercial establishment that is maintained or operated for public amusement, entertainment, and recreation services. Examples of amusement enterprises may include, but are not limited to, air hockey, axe throwing, children’s play area, darts, driving range, escape room, go-cart racing, karaoke, laser tag, miniature golf, rock climbing, and shuffleboard. The uses listed in BMC Section 10-1-502, such as arcade, archery range, bowling alley, billiard parlor, batting cages, driving range, golf course-miniature, and shooting gallery/ range may qualify as amusement enterprises when proposed as part of larger operation, but not when proposed as a standalone use.
AUTOMOBILE DEALER: Any business establishment that sells or leases new or used automobiles, vans, motorcycles or other similar motorized transportation vehicles. An automobile dealership may maintain an inventory of the vehicles for sale or lease either on-site or at a nearby location and may provide on-site facilities for the repair and service of the vehicles sold or leased by the dealership. This use does not include auto dealer-brokers with no onsite storage of vehicles, or other similar office uses.
AUTOMOBILE DEALER – SUPPORT FACILITY: A facility which serves as a support facility to an existing Automobile Dealer, where the following uses may occur:
• Auto service including routine maintenance, tires, diagnostic and milage services, etc. and minor non-mechanical reconditioning, including paint-less dent repair, scratch removal, windshield chip repair, wiper blade replacements, upholstery repair. All work will be conducted inside completely enclosed buildings. No major mechanical services, such as transmission replacement, engine replacement, frame, or major body work, and/or painting conducted onsite.
• Detailing, including extensive cleaning/vacuuming of the interior and light cosmetic exterior work including waxing/polishing.
• Vehicle Sales, limited to the pick-up of vehicles sold to at the associated Automobile Dealer, or online.
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• Vehicle Purchasing, limited to the drop-off of vehicles purchased from customers at the associated Automobile Dealer, or online.
• Incidental Vehicle Storage, limited to the ancillary short-term storage of vehicles which are awaiting service, reconditioning, detailing, or awaiting pick-up/drop off after a transaction.
BANQUET HALL: An indoor gathering place which may also include incidental outdoor areas and on-site kitchen/catering facilities. The banquet hall’s primary purpose is a location for indoor activities/gatherings such as weddings and other such events made by appointment. Banquet halls may include live entertainment as an incidental use only.
BARBER SHOP / BEAUTY SALON / AESTHETIC SERVICES: An establishment providing nonmedical aesthetic services to individuals as a primary use. Examples of these uses include the following: barber shops; beauty shops; eyelash/brows services; microblading; day/health spa (not including massage); hair salons; nail salons; and tanning salons. This includes membership club providing facilities devoted especially to health, beauty, and relaxation that deals with the cosmetic, therapeutic, and/or holistic treatments, where people visit for professionally administered personal care treatments. A medical spa or a business providing aesthetic enhancing services that must be administered by a medical professional shall not be included in this definition and shall be classified as a Medical Office land use. A medical professional for the purposes of this definition means someone with a state-issued medical license and/or certification. This use does not include massage parlors.
BREWERY/DISTILLERY: An establishment which produces ales, beers, meads, hard ciders, wine, various hard liquor spirits, and/or similar beverages on-site. Breweries may also serve beverages on-site as part of instructional tastings and sell alcoholic beverages for off-site consumption in keeping with the regulations of the Alcohol Beverage Control (ABC) and Bureau of Alcohol, Tobacco, and Firearms (ATF). Breweries and distilleries may include food components as an incidental use.
CATERING SERVICES: A commercial cooking facility operated by a single business used primarily for the preparation and delivery of food and beverages for offsite consumption. Service includes pickup and delivery of the prepared food and beverages via commercial vehicles of the catering business.
CATERING SERVICES – INCIDENTAL TO RESTAURANT: Restaurants may offer catering services incidental to the main restaurant use. However, the catered food cannot be consumed on-site.
This use primarily caters to events and parties where a large quantity of food is ordered. Patrons may pick up the catering order onsite for off-site consumption.
CHURCH / PLACE OF WORSHIP: A permanent, fully enclosed building designed and used for religious worship, and associated uses related to the mission or operation of the place of worship.
CLINIC – MEDICAL / DENTAL: A facility operated by one or more physicians, dentists, chiropractors or other licensed practitioners, solely on an outpatient basis, including minor surgical procedures that may include aesthetic enhancements.
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COMMERCIAL KITCHEN / GHOST KITCHEN: A commercial cooking facility operated by two or more businesses used primarily for the preparation of food and delivery for offsite consumption.
Food may be delivered by commercial vehicles such as food trucks, noncommercial private passenger vehicles or ordered for pickup. There is no seating or food consumption on-site. Ghost Kitchens provide services for individual orders, while Commercial Kitchen are tailored for larger groups and events. Any loading and unloading of commercial vehicles related to the Commercial Kitchen / Ghost Kitchen operations occurs entirely onsite.
CLINIC – COMMUNITY: A clinic licensed pursuant to Section 1204 of the California Health and Safety Code that provides reproductive health services as defined in subdivision (f) of Section 423.1 of the Penal Code.
COMPUTER / CYBER CAFÉ: A facility that charges for the use of a computer and/or other electronic devices/ personal use and/or entertainment purposes. The sale of food and/or beverages is not a required component but may be incidental to the use. Businesses where personal computer access incidental to the primary permitted use are not considered computer/ cyber cafés.
CREMATORIUM: A facility that provides cremation services for human or animal remains.
Crematoriums may offer incidental services such as memorial ceremonies, urn sales, and the handling of ashes for final disposition.
DEPARTMENT STORE: A business which is conducted under a single store wherein a variety of unrelated merchandise and services are displayed and sold directly to the customer for whom the goods and services are furnished.
DISTRIBUTION / FULFILLMENT CENTER: A business that solely operates to distribute, mail, and ship goods and products to stores or directly to customers. The vehicles or trucks used to transport the products and goods may be stored on-site. Alternatively known as “warehouse distribution centers.”
HARDWARE STORE: An establishment primarily specializing in the sale of various basic hardware lines, such as tools, builders’ hardware, plumbing and electrical supplies, paint and glass, housewares and household appliances, furniture, garden supplies, and cutlery.
HOME CENTER: An establishment that engages in the sale of home and office furniture.
KENNEL: Means any lot, building, enclosure, or premises (except an animal hospital) wherein four (4) or more domestic animals with registered ownership, four (4) months of age or older, are kept for a limited term not to exceed 30 consecutive days. May include incidental uses such as grooming and training. No medical services shall be performed on the premises.
LABORATORY: An establishment that provides analytical or testing services in support of a non-medical primary use in an office setting This use includes any laboratory use called out in BMC Section 10-1-502 under “Professional Offices and Services” subheader. Testing and/or experiments with animals are prohibited.
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LABORATORY (MEDICAL): an establishment that provides services in support of a medical / dental office or clinic. Services can include any analytical, photographic, or testing for the support of a primary medical use. Testing and/or experiments with animals are prohibited.
LIVE-WORK: An integrated dwelling unit and working space, in which the work component is the primary use and the residential component is secondary, within a unit of a structure that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes: (1) Complete kitchen space and sanitary facilities in compliance with the Building Code; and (2) Working space reserved for and regularly used by one or more occupants of the unit.
MARKET, FARMER’S: Temporary outdoor retail sales of farm produce from vehicles or temporary stands, located within a City facility, a publicly accessible gathering area, a private or public parking lot, or within the public right-of-way (where authorized by encroachment permit).
MEDIA SUPPORT FACILITY (INDOOR): A media service facility that provides both administrative and technical media-related production support, including administrative and production offices, small-scale broadcasting and recording suited to an office environment, post-production facilities (editing and sound recording studios, foley stages, or similar), special effects and optical effects units, media duplication and storage, media equipment/sets storage and other similar mediarelated services. No outdoor sets allowed. Media Support Facility can be ancillary with a primary media production use such as a motion picture studio.
Media Support Facilities shall include, but are not limited to the following:
• Editing and Duplication – Film or Sound: A media post-production service providing film and/or sound editing and/or duplication.
• Film Storage / Vault – Audio or Video: a media use that specializes in providing film storage and vault services.
• Foley Stage / Sound Effects Studio: A technical media-related production support service, where sounds are re-created for the purpose of adding it the media effect in films, videos, and other media content.
• Sound Mixing (Film/TV): A media post-production service providing sound mixing for film and TV related content. This service is provided indoors. • Studio – Art and Graphic Arts: A media use that provides primarily the creation of art and graphic arts media content, including any post-editing of the created art. This service is provided in-door.
• Studio – Broadcasting or Recording: A media use that provides primarily the live recording of video and/or sound content. A broadcasting studio may have a live audience component as needed to produce media content. A recording studio includes music recording studios.
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FUNERAL HOME / MORTUARY: An establishment that provides a comprehensive range of services related to the funeral and burial of the deceased, such as preparing the human dead for burial, arranging and managing funerals, offering support or grieving families, and providing burial products like caskets. Funeral homes may have facilities for onsite viewings and memorial services. This classification excludes cemeteries, crematoriums, and columbariums.
MOTION PICTURE STUDIO: A media production studio where video/film or similar types of media are primarily created onsite. This use includes digital media studios. The media use primarily occurs indoors and may occur outdoors, where permitted, with ancillary studio tours and employee/visitor rideshare services allowed.
OFFICE – MEDICAL/DENTAL: A facility primarily engaged in furnishing outpatient medical and other personal health services. Such facilities include medical, dental, and psychiatric offices (counseling services by other than medical doctors or psychiatrists are included under “Offices”); non-surgical, out-patient care facilities; consultation for medical procedures; aesthetic services that must be administered or supervised by a medical professional; chiropractic offices; alternative health care services (e.g., acupuncture, etc.); and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included.
PARCEL DELIVERY: Establishment primarily providing delivery services of packages consisting of physical item(s) or product(s) from an individual sender to a recipient transaction. This use does not include distribution/fulfillment centers. Such establishments are open to the general public, and may offer incidental services such as technical support, packaging services, communications technology, billing, and printing services.
PET CAFÉ: An indoor commercial establishment where patrons can interact with various animals, such as cats, dogs in a café setting. Such facility may, but is not required to, include the service of food and drinks. Animals may be kept on the premises overnight.
PET SHOP: A retail sales establishment primarily involved in the sale of domestic animals, such as dogs, cats, fish, birds, and reptiles, excluding exotic animals and farm animals such as horses, goats, sheep, and poultry; may include the sale of pet supplies. Pet shops shall not include the Humane Society, animal shelters, animal research facilities, zoos, veterinarians duly licensed under the law, breeders, and commercial breeding kennels.
PERSONAL OR PHYSICAL ARTS STUDIO: Means a studio providing instructional services or facilities in a personal or physical art such as art, crafts, music, dance, acting, martial arts or fencing. Personal or Physical Arts Studio does not include a Rehearsal Studio or a School, but may include a tutoring center, where supplemental educational instruction in specific subjects and skills is provided by appointment to school-age children in small groups or one-on-one.
PHARMACY: An establishment where prescription drugs are prepared and dispensed. Pharmacies can be a standalone retail use or an incidental use to a retail drug store.
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182 DRAFT GOLDEN STATE SPECIFIC PLAN
PLACE OF PUBLIC ASSEMBLY: A building or a portion of a building open to the general public with a minimum capacity of fifty or more persons, used primarily for gathering purposes or regularly scheduled programs or events. Places of public assembly may include, but are not limited to, special events centers and associated support facilities, religious institutions, lecture halls, media uses involving live audiences, banquet halls, nightclubs, conference halls and rooms, exhibition halls, sports arenas, concert halls, theaters, and outdoor amphitheaters.
TRANSIT FACILITY: A facility that operates to provide public or private transit services to passengers and may include transit offices and on-site retail amenities for the passengers. This transit facility includes support services such as on-site minor bus repairs and storage.
RECYCLING CENTER – FACILITY: A staffed facility consisting of a building or enclosed area used for the collection, processing, and temporary storage of recyclable materials prior to delivery to a permanent disposal site or shipment others for reuse into new products. Processing means the preparation of material for shipment, or an end user’s specifications, by such means as baling, briquetting, compacting, flattening, grinding, crushing, mechanical sorting, shredding, cleaning, and remanufacturing. Processing facilities include storage and loading areas located entirely on the processing center site.
RECYCLING CENTER – DROP OFF: A structure or enclosed area used for the collection and temporary storage of recyclable materials prior to delivery to a permanent processing or disposal site. No processing or sorting of recyclable materials occurs onsite. Drop-off recycling centers shall be incidental to principally permitted uses such as supermarkets or hardware stores.
RESEARCH AND DEVELOPMENT: Facilities that are used for research and development as standalone operations or in support of larger institutions. This use can include the design, development, assembling, prototyping and testing of, but not limited to, biological, chemical, electrical, magnetic, mechanical, and/or optical components or processes in advance of product manufacturing. This use may include fabrication and manufacturing for research and development purposes. This use does not involve the fabrication, manufacturing, or processing of products for mass distribution. This does not include medical laboratories, which are considered medical and dental laboratories. Any testing and/or experiments with animals are prohibited.
RESTAURANT – MARKET OR FOOD HALL: A location which houses two or more food and beverage vendors, cafes, restaurants, or automated food and beverage vending machines and provide shared seating and restroom facilities. Otherwise known as a food court.
RESTAURANT – MICROBREWERY OR MICRODISTILLERY: A food establishment where beer, malt, hard cider, and distilled spirits are produced and sold for on-site or off-site consumption.
RESTAURANT – TAKE OUT: An establishment where food is prepared for off-site consumption only. Orders are placed on the premise, by telephone or online and are picked up or delivered.
No onsite seating or standing area is provided on the premise for consumption purposes.
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RETAIL: The sales of merchandise not specifically listed under another use. These uses include, but are not limited to art galleries (for profit); antique shops, art shop, artists’ supplies; awning shops; beauty supplies; bicycle shops; bookstores; burglar alarm sales; cameras and photographic supply stores; clothing and accessory stores; collectibles stores (cards, coins, comics, stamps, etc.); discount stores; dry goods; drapery shop; fabrics and sewing supplies; florists and houseplant stores (indoor sales only—outdoor sales are “plant nurseries”); home furnishings and equipment; gift and souvenir shops; hardware; hobby materials; jewelry; luggage and leather goods; musical instruments, accessories; orthopedic supplies; paint sales; religious goods; small wares; specialty shops; sporting goods and equipment; Stationery; thrift and secondhand store; toys and games; variety stores; video rental and sales. This use may include the sale of products through mail or internet orders as an ancillary use.
SCHOOL – PUBLIC OR PRIVATE: Means an establishment or facility used as an institution of learning for minors, whether public or private, which offers instruction in those courses of study required by the State Education Code or which is maintained pursuant to standards set by the State Board of Education. This definition includes a kindergarten, elementary school, junior high school, senior high school or any special institution of learning under the jurisdiction of the State Department of Education,. This definition also includes child day care facilities utilized at a school location which are licensed by the State Department of Social Services and the City of Burbank.
SCHOOL – ADULT / VOCATIONAL / TRADE: An establishment or facility used as an institution of learning for adults that provides specialized training and education in various trades and technical fields. These schools focus on practical, hands-on skills that prepare students for specific careers, such as plumbing, electrical work, automotive repair, culinary arts, healthcare, and more.
SECONDHAND STORE: A retail store and related donation facilities engaged primarily in the sale of secondhand clothing, shoes, apparel, toys, and standard household goods, including furniture, fixtures, and small household appliances, and the collection of those goods for resale.
SMOKING LOUNGE: A facility wherein the primary use is the sale and onsite consumption of tobacco products, including, but not limited to hookah and cigars.
SOUND STAGE: A media use that provides primarily the recording services of live sounds in films, television, and other media content. This service shall be provided in-door.
SPECIAL EVENTS CENTER: An enclosed building designed for indoor public assembly. Such facility may be used as a Conference Center, Exhibition Hall, or other similar uses.
SPORTS COURT: An outdoor and/or indoor recreational sport facility with one or more sports courts available for individual or group-based use. The sport activities including but not limited to pickleball, racquetball, tennis, handball, soccer, basketball, and similar sports. The facility may include occasional but limited tournament style play with reservation and ancillary food services and retail.
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STUDIO – REHEARSAL: A media use that provides primarily a facility for the purpose of practicing and rehearsing live performances related to media content. This use includes dance rehearsal studio for musicals, plays and concerts. This service is provided in-door and does not include any recording of the rehearsal and no live audience.
SWIMMING POOL – COMMERCIAL: A recreation facility designed and intended for water contact activities that is operated as a business or as a club unless such club is associated with a neighborhood club or similar organization. A commercial swimming pool may include swimming instruction as part of the business operation.
TATTOO PARLOR OR BODY PIERICING: An establishment where professional tattooing and body piercing takes place. An establishment whose principal business activity, either in terms of operation or as held out to the public, is the practice of one or more of the following: (1) placing of designs, letters, figures, symbols, or other marks upon or under the skin of any person, using ink or other substances that result in the permanent coloration of the skin by means of the use of needles or other instruments designed to contact or puncture the skin; (2) creation of an opening in the body of a person for the purpose of inserting jewelry or other decoration. This business does not include make up/beauty tattoos incidental to beauty salon or body piercing as incidental to jewelry sales.
THRIFT STORE: An organization, for profit or nonprofit, that engages in or specializes in the sale or resale of previously owned or used goods and merchandise, donated or principally donated, for the benefit of the organization. Does not include the sale of large household appliances such as refrigerators or stoves and does not include the sale of cars or anything automotive-related.
URGENT CARE: A walk-in clinic focused on providing medical care for minor illnesses and injuries in an ambulatory medical facility outside of a traditional hospital-based emergency room.
WHOLESALE BUSINESS: An establishment or place of business primarily engaged in selling and/ or distributing merchandise to retailers; to industrial, commercial, institutional, or professional business users, or to other wholesalers; or acting as agents or brokers and buying merchandise for, or selling merchandise to, such individuals or companies. These businesses have an ancillary administrative office component where orders are primarily processed via online or telephone.
Wholesale business is not open to the public.
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Phase 1: Discovery
Research and Analysis
Stakeholder Meetings
Discovery Workshop
Completed
Phase 2:Visioning
Vision
Guiding Principles
Visioning Workshop
Completed
Phase 5:
Adoption +
Implementation
Finalize Specific Plan &
EIR
Public Hearings
Winter 2026
Phase 4:
Public Review
Community Outreach
Draft Specific Plan & EIR
Community Input
In progress
Phase 3: Alternative
Development + Plan
Preparation
Land Use Alternative
Community Outreach
Development of Specific
Plan
Initiate Draft EIR
Completed
Project Schedule
WE ARE HERE
ATTACHMENT 2 - 1
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GOLDEN
STATE
SPECIFIC
PLAN
(GSSP)
City Council
Study Session
July 21, 2026 206
GSSP - Project Area
Existing Resources:
The City’s Industrial,
Hospitality, and
Employment Hub
Housing Opportunity
Sites
Regional
Transportation
Assets
2 207
Phase 1: Discovery
Research &
Analysis
Stakeholder
Meetings
Discovery
Workshop
Completed
Phase 2:Visioning
Vision
Guiding Principles
Visioning
Workshop
Completed
Phase 5:
Adoption +
Implementation
Finalize Specific
Plan & EIR
Public Hearings
Winter 2026
Phase 4:
Public Review
Community Outreach
Draft Specific Plan & EIR
Community Input
In progress
Phase 3: Alt. Dev &
Plan Prep.
Land Use Alt.
Community Outreach
Deve. of Specific Plan
Initiate Draft EIR
Completed
Project Timeline – Current Phase
WE ARE
HERE
3 208
Draft GSSP
4 COMMUNITY
DEVELOPMENT
209
• Specific Plan Purpose
• Relationship to other City
Plans and Policies
• Summary of Plan
Preparation Process
Chapter 1: Introduction
5 210
Chapter 2: Context
• History of the Golden State
area
• Placemaking characteristics
• Existing Conditions,
Constraints, and Opportunities
Golden State Commercial/Industrial
Regional Commercial
High Density Residential
Medium Density Residential
Low Density Residential
Institution
Airport
Open Space
6 211
Chapter 3: Vision Statement & Guiding Principles
1. Build a Complete
Community
2. Leverage
Transportation Assets
3. Encourage a Unique
District Identity
4. Support the District as
an Economic Engine
5. Create a Mix of Housing
Types
6. Protect Existing
Character
7. Balance Jobs and
Housing
8. Improve Multimodal
Connections
9. Foster a Resilient,
Sustainable District
10. Support Hollywood
Burbank Airport
7 212
• Identity: Distinct neighborhoods that
collectively form a cohesive district
• Housing: Enable varied housing types
and scales
• Economic Development: An
economically resilient and diverse area
• Urban Design: Promote walkability,
sustainability, and social interaction
• Open Space: Passive and active
recreation
• Urban Greening: A greener, more
sustainable district
• Complete Streets: A balanced,
multimodal mobility system
• Active Transportation: Create efficient
and safe connectivity networks
Chapter 3: Goals & Policies
8 213
Chapter 3: GSSP Subdistricts
North Station Empire Neighborhood
Golden State Industry South Station
9 214
• Improve connectivity to major
transportation hubs
• Complete streets improvements with
significant greening
• Gateway/enhanced intersection treatments
• Incorporate pedestrian, bicycle, & transit
amenities
• Establish objective development standards
for sidewalks, parkways and street trees
Chapter 4: Public Realm & Mobility Plan
10 215
Ontario Street
Thornton Ave. to Empire Ave.
Chapter 4: Street Design Concepts
1 1
8 Thornton Avenue
Hollywood Way to Ontario St.
6 11
216
Airport
Open Space
Chapter 5: Zoning & Land Use
Golden State
Employment
Golden State
Neighborhood
Golden State
Residential
Golden State
Mixed
Golden State
Creative
Low Density
Residential
Planned Development
Railroad
12 217
• Commercial FAR
• Residential density (du/ac)
• Setback ranges (min-max)
• Height limits
• Street stepbacks
• Façade modulation
• Tower standards
• Entrance (location, frequency)
• Ground floor elevation
• Ground floor height
• Transparency (windows)
• Shading (canopies, awnings)
• Walls and fences
• Lighting (pedestrian-scale)
Chapter 5: Development Standards
Building Form Building Frontage
13 218
Chapter 5: Development Intensity
Dwelling Units Per Acre (DU/AC) Floor Area Ratio (FAR)
2.0 1.25
3.0 Per Planned Development
N/A
120 du/ac
58 du/ac
43 du/ac
Per Planned Development
N/A
Per BMC
100 du/ac
14 219
• Minimum area
• Private open space
(balconies, patios)
• Common open space
(courtyards, roof decks)
• Publicly accessible open
space (plazas)
• General site landscaping
Chapter 5: Development Standards
Open Space Parking
• Minimum parking
requirements
• Driveways (width, frequency)
• Parking layout (setbacks,
landscaping)
o Surface parking
o Structured parking
15 220
Chapter 6: Infrastructure
Discusses public
facilities, water
supply, energy,
and sewer systems
16 221
Chapter 7: Implementation
Summarizes
regulatory actions,
programs, and
improvement
projects
Identifies potential
funding through
financing
strategies and
sources
Outlines the
entitlement
process for future
projects
17 222
Environmental Review
Distribute Notice of Preparation
Public Scoping Period (30 days)
Prepare Draft EIR
Decision; file Notice of Determination
Prepare Findings and Statement of
Overriding Considerations
File Notice of Completion & Notice of
Availability of Draft EIR
Public Review (45 days)
Prepare Final EIR, Responses to
Comments
We
Are
Here
If public
comments result
in significant
updates to the
EIR, these steps
will be repeated
18 223
Next Steps
1. Community/Stakeholder/Boards & Commissions
Outreach (Summer/Fall 2026)
• Gather additional feedback on the Draft Specific Plan
2. Public Review of Draft Program EIR (Fall 2026)
• Continue work to complete Draft Program EIR
3. Finalizing Specific Plan and Environmental Review
(Fall 2026)
• Incorporate Draft Specific Plan revisions and Draft EIR updates based on public input
4. Planning Commission Hearing and City Council
Hearings (Late 2026 to early 2027)
• Public hearings for Plan consideration and adoption
224
Conclusion
1. Create new mixed-use nodes centered around
existing and future transit stations
2. Retain and strengthen key industrial areas to
support job creation, innovation, and economic
vitality
3. Establish new neighborhoods and “places” in
areas now allowing housing
4. Establish development standards to
create higher quality designs and public
spaces
5. Streamline review process through objective
design standards
20 225
CONTACT:
Daniel Villa, Principal Planner
Vanessa Quiroz, Senior Planner
[email protected]
818-238-5250
goldenstatesp.com
COMMUNITY
DEVELOPMENT
21 226
1 CITY OF BURBANK
CITY COUNCIL MINUTES
JOINT MEETING WITH THE PARKING AUTHORITY
TUESDAY, JUNE 30, 2026
Call to Order:
A Closed Session Meeting of the City Council of the City of Burbank was held in the Council Chamber, 275 East Olive Avenue, on the above date. The meeting was called to order at 4:03 p.m. by Mayor Takahashi.
Present: Council Member(s) Rizzotti, Vice Mayor Mullins, and Mayor Takahashi
Absent: Council Member(s) Anthony, and Perez
Also Present: City Manager Hess, City Attorney McDougall, and City Clerk Clark Council Member Anthony arrived at 4:04 p.m.
Closed Session Public Comment:
There being no response to the Mayor's invitation for Public Comment on Closed Session and Study Session matters, the City Council recessed at this time to the City Hall First Floor Conference Room to hold a Closed Session on the following:
1. Conference with Legal Counsel – Existing Litigation
a. Pursuant to Govt. Code §54956.9(d)(1)
b. Name of Case: Yomar Alejandra Sainz Villagomez v. City of Burbank, et al. c. Case No.: 25NNCV05028
d. Brief description and nature of case: Motor vehicle accident
2. Conference with Legal Counsel – Existing Litigation
a. Pursuant to Govt. Code §54956.9(d)(1)
b. Name of Case: Los Angeles County Metropolitan Transportation Authority v.
City of Burbank
c. Case No.: 26STCP01904
d. Brief description and nature of case: CEQA and Breach of Contract Council Member Perez arrived at 4:07 p.m.
The meeting reconvened in Study Session at 5:04 p.m. with all Council Members present.
Study Session:
1. Discussion of the Draft Downtown Transit Oriented Development Specific Plan Policy Document
Leonard Bechet, Principal Planner, presented the PowerPoint Presentation and responded to City Council inquiries. Fred Ramirez, Assistant Community Development Director – Transportation and Planning; Mandip Samra, General Manager – Burbank Water and Power; and Justin Hess, City Manager, also Consent Calendar
Item #1
227
2 responded to Council inquiries.
Mayor Takahashi noted copies of the draft Downtown Transit Oriented Development (TOD) Specific Plan are available for viewing at the City's libraries.
The City Council Meeting recessed at 5:49 p.m. and reconvened at 6:06 p.m.
Call to Order:
A Joint Meeting of the City Council and the Parking Authority of the City of Burbank was held in the Council Chamber, 275 East Olive Avenue, on the above date. The meeting was called to order at 6:06 p.m. by Mayor Takahashi.
Moment of Reflection:
Mayor Takahashi held a Moment of Reflection to begin the meeting with positive and collective support for our beloved community.
Flag Salute:
The Pledge of Allegiance was led by Mayor Takahashi.
Roll Call:
Present: Council Member(s) Anthony, Perez, Rizzotti, Vice Mayor Mullins, and Mayor Takahashi
Absent: None
Also Present: City Manager Hess, City Attorney McDougall, and City Clerk Clark Mayor Takahashi indicated there would be five (5) periods of Public Comment at this evening's meeting and those who wish to participate in the General Public Comment and Public Hearing Public Comment periods may call in at (818) 238-3335. The Reports to Council Public Comment period will only be taken in person.
Announcements:
Mayor Takahashi displayed a PowerPoint presentation announcing the following: (1) 4th of July Drone Show; (2) Board of Building and Fire Code Appeals Vacancy; (3) BRT/SB 79 City Webpage; (4) Rancho Neighborhood Specific Plan Community Meetings; (5) Upcoming Sporting Events; and (6) Election Nomination Period.
City Manager Report:
City Manager Hess introduced Danny Alvarez, Burbank Fire Chief, who provided an update on the accreditation of the Fire Department Commission of Fire Accreditation International.
Reporting on Closed Session:
City Attorney McDougall reported that the City Council met in Closed Session regarding the agendized Closed Session items and City Council took no reportable action.
Joint General Public Comment:
Appearing to comment were: Jonathan Wilder, Nathan Adair, Hunter, Des Ruggels, Ron Bax, Brittany Rochford, Gustavo Bernal, Sarkis Simonian, Dean Karasinski, Hilda 228
3 Avanessian, Gary Bric, Mark Scroggs, Louise Gill, Diana Pulver, Bridget Underwood, Madeline Ocampo, Chinmayi Nayak, Samantha Lau, Maxine Hillman, Ben Hillman, Vinny Castellini, Walker Sayen, Eddy Polon, Gerard Deegan, Braeden Day, Oliver Andrade, Kit O., Kreigh Hampel, Mike Stage, Bradley, Nolan, Jo Pimienta, Elizabeth Bax, David Donahue, and Cameron Tennyson.
Calling in to comment were: Pedro Toscano, Charlie Carnow, and Kyle.
Bristol Dupré submitted a comment card but did not wish to speak.
Council, City Manager, and/or City Attorney Comment:
Council Members and Staff responded to Public Comment.
Consent Calendar:
It was moved by Vice Mayor Mullins, seconded by Council Member Anthony, to approve the Consent Calendar. For Item Nos. 1-4 and 6-7, the motion carried 5-0 with the following roll call vote: AYES: Anthony, Perez, Rizzotti, Mullins, and Takahashi. NOES:
None. For Item No. 5, the motion carried 4-0-1 with the following roll call vote: AYES:
Anthony, Rizzotti, Mullins, and Takahashi. NOES: None. ABSTAIN: Perez.
Vice Mayor Mullins had a question on Item No. 3. David Kriske, Assistant Community Development Director – Transportation and Planning, responded to Council inquiries.
1. Council Minutes
Approve the City Council Minutes of the Joint Meeting of June 16, 2026, and the Dark Meeting of June 23, 2026.
2. Parking Authority Minutes
Approve the Parking Authority Minutes of the Joint Meeting of June 2, 2026.
3. Adoption of a Resolution of the Parking Authority of the City of Burbank Approving Implementation Agreements for Temporary Paid Parking During the Fan Zone Event in Downtown Burbank, and Providing Other Parking-Related Services (with Parking Authority)
RESOLUTION NO. P-26-130
Adopt A RESOLUTION OF THE PARKING AUTHORITY OF THE CITY OF
BURBANK APPROVING IMPLEMENTATION AGREEMENTS FOR
TEMPORARY PAID PARKING DURING THE FAN ZONE EVENT IN
DOWNTOWN BURBANK, AND PROVIDING OTHER PARKING-RELATED
SERVICES.
4. Adoption of a Resolution Authorizing an Agreement with Sterndahl Enterprises, Inc. to Provide As-Needed Roadway Signing and Striping Services for Motorist, Bicyclist, and Pedestrian Safety; Consideration of CEQA Exemption (14 CCR § 15301)
229
4 RESOLUTION NO. 26-29,719
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK AUTHORIZING AN AGREEMENT WITH STERNDAHL ENTERPRISES, INC.
AND ENTER INTO A MULTI-YEAR AGREEMENT WITH STERNDAHL
ENTERPRISES, INC. TO PROVIDE AS-NEEDED ROADWAY SIGNING AND
STRIPING SERVICES FOR MOTORIST, BICYCLIST, AND PEDESTRIAN SAFETY.
5. Approval of a Multi-Year Reimbursement Agreement with Family Service Agency for the Youth-Focused Counseling Services Program
Approve a multi-year reimbursement agreement with the Family Service Agency of Burbank for the Youth-Focused Counseling Services Program, to be funded annually from the Youth Services Holding Account. Expenditures would be up to $245,000 in Fiscal Year (FY) 2026–27, $272,500 in FY 2027–28, and $300,000 in FY 2028–29.
6. Approval to Authorize the General Manager of Burbank Water and Power to Award the Multi-Year Alliance Agreement with Okonite for Various Material Categories to Support the Burbank Water and Power Warehouse Approve the General Manager of Burbank Water and Power, as designee of the City Manager, to execute a multi-year Alliance Agreement with The Okonite Company for various large electrical distribution wire and cable supplies supporting the BWP Warehouse operations.
7. Approval of an Agreement with the American Public Power Association for the Demonstration of Energy and Efficiency Development Program Grant for the Development of Power-Efficient Design in Utility Customer Electrification Programs in the Amount of $77,750
Approve the agreement with the American Public Power Association accepting grant funds for the Demonstration of Energy and Efficiency Development program grant in the amount of $77,750 for the development of Power Design in Utility Customer Electrification Programs (Agreement), and authorize the General Manager of Burbank Water and Power, as designee to the City Manager, to execute the Agreement and any other ancillary documents, including amendments, in form and substance satisfactory to the City Attorney’s Office.
Public Hearing:
1. Introduction of an Ordinance Amending and Restating Article 3 of Chapter 2 of Title 8 of the Burbank Municipal Code, Relating to the Sustainable Water Use Practices, and Finding of a CEQA Exemption (14 CCR 15061, 15301, 15305, 15307, 15308)
The Public Hearing was opened at 7:59 p.m. There were no Conflict of-Interest disclosures. City Clerk Clark affirmed receipt of Proof of Publication; confirmed 230
5 there was a complete file of exhibits and correspondence including emails and other documents, and that no written correspondence was received.
Drew Johnstone, Sustainability Officer, presented the PowerPoint Presentation and responded to City Council inquiries.
Joseph McDougall, City Attorney, noted an updated copy of the ordinance was distributed to the Council and posted on the City's website as an additional document in the agenda packet. Staff's recommendation is adoption of the updated ordinance.
Public Hearing Public Comment:
Appearing to comment was: None.
Calling in to comment was: None.
The Public Hearing was closed at 8:26 p.m.
Council Action:
It was moved by Vice Mayor Mullins, seconded by Council Member Rizzotti, to:
Introduce AN ORDINANCE OF THE COUNCIL OF THE CITY OF BURBANK AMENDING AND RESTATING TITLE 8, CHAPTER 2, ARTICLE 3
(SUSTAINABLE WATER USE ORDINANCE) OF THE BURBANK MUNICIPAL CODE.
The motion carried 5-0 with the following roll call vote: AYES: Anthony, Perez, Rizzotti, Mullins, and Takahashi. NOES: None.
City Attorney McDougall clarified Council adopted the updated ordinance provided to Council and incorporated into the agenda packet.
2. Review of Potential Options for Sequencing of Elections in Map 130; Adoption of a Resolution Assigning Sequence of Elections in Districts Depicted in Map 130; and Direction to Staff
The Public Hearing was opened at 8:33 p.m. There were no Conflict of-Interest disclosures. City Clerk Clark affirmed receipt of Proof of Publication; confirmed there was a complete file of exhibits and correspondence including emails and other documents, and that no written correspondence was received.
Marguerite Leoni, consultant from Nielsen Merksamer, LLC, presented the PowerPoint Presentation and responded to City Council inquiries. Joseph McDougall, City Attorney, and Jill Vander Borght, Chief Assistant City Attorney, also responded to Council inquiries.
Public Hearing Public Comment:
Appearing to comment was: Arno Dionysian.
231
6 Calling in to comment was: None.
The Public Hearing was closed at 9:37 p.m.
Following discussion, Council elected to move forward with Attachment 2A, with Districts 3 (to be redesignated as 2) and 4 on the ballot in 2028 and every four years thereafter and Districts 1, 2 (to be redesignated as 3), and 5 on the ballot in 2030 and every four years thereafter.
Council Action:
It was moved by Council Member Anthony, seconded by Council Member Perez, to:
RESOLUTION NO. 26-29,720
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK
SETTING THE SEQUENCE OF ELECTIONS FOR AN ORDINANCE ADDING A NEW ARTICLE 3 TO TITLE 2 OF THE BURBANK MUNICIPAL CODE TO CHANGE THE CITY’S ELECTORAL SYSTEM FROM AT-LARGE TO BY
DISTRICT ELECTIONS WITH RESPECT TO ELECTING CITY COUNCIL
MEMBERS AND ESTABLISHING DISTRICT BOUNDARIES TO BE
SUBMITTED TO THE VOTERS OF BURBANK AT THE NOVEMBER 3, 2026
CONSOLIDATED STATEWIDE ELECTION, AND MAKING CERTAIN FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Reports to Council:
1. Consideration of the Burbank Cultural Arts Commission Recommendation to Excuse the Absences of Commissioner
Kimberley Clark, City Clerk, presented the report and responded to City Council inquiries.
Public Comment:
Appearing to comment was: None.
Council Action:
It was moved by Council Member Rizzotti, seconded by Council Member Perez, to approve the recommendation of the Burbank Cultural Arts Commission to excuse the absences of Commissioner Jackie Brenneman. The motion carried 5- 0 with the following roll call vote: AYES: Anthony, Perez, Rizzotti, Mullins, and Takahashi. NOES: None.
2. Adoption of a Resolution Approving a Memorandum of Understanding with the City of Burbank and the Burbank City Employees’ Association from July 1, 2026 – June 30, 2027; and Adoption of a Resolution Approving a Citywide Salary Schedule
Betsy McClinton, Management Services Director, presented the report and 232
7 responded to City Council inquiries.
Public Comment:
Appearing to comment was: None.
Council Action:
It was moved by Vice Mayor Mullins, seconded by Council Member Perez, to:
1. RESOLUTION NO. 26-29,721
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK
APPROVING A MEMORANDUM OF UNDERSTANDING (MOU) WITH
THE CITY OF BURBANK AND THE BURBANK CITY EMPLOYEES’
ASSOCIATION (BCEA) FROM JULY 1, 2026 – JUNE 30, 2027.
2. RESOLUTION NO. 26-29,722
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK APPROVING A CITYWIDE SALARY SCHEDULE.
The motion carried 5-0 with the following roll call vote: AYES: Anthony, Perez, Rizzotti, Mullins, and Takahashi. NOES: None.
Council Comments:
Council Members reported out on Council committee assignments and attendance at conferences, regional meetings, and community events.
Consideration of Previously Introduced Additional Agenda Items:
1. Council Member Anthony’s request for a letter of opposition to proposed statewide ballot initiative 25-0006A1, which would limit the ability of voters to raise revenues for local government services, and encouraging Governor Newsom to seek a negotiated legislative resolution to remedy the inconsistencies of transferred taxes across California. (June 16, 2026) Council Member Anthony noted ballot initiative 25-0006A1 was pulled from the ballot and replaced with Assembly Constitutional Amendment (ACA) No. 22.
Council Action:
It was unanimously approved by Council consensus to provide a letter of opposition to ACA 22 to be signed by the Mayor.
2. Council Member Rizzotti’s request to invite California State Senator Menjivar and Assembly Member Schultz to attend a meeting to state their position or comment on SB 79 and SB 1361. (June 16, 2026)
Council Action:
It was unanimously approved by Council consensus to direct staff to draft a letter from the Mayor inviting the legislators to provide a brief presentation before their regular Council legislative update.
233
8 Introduction of Additional Agenda Items:
Council Member Anthony requested (1) a letter of support to bring back AB 736 (Wicks) regarding transfer taxes.
Requests for Other Information:
Council Member Anthony requested an informational memo regarding the June 25, 2026 email from the Sustainable Burbank Commission regarding the difference between endorsement and implementation of the Plant-Based Treaty and whether there are different levels of participation in the treaty. Mayor Takahashi added that she would like the informational memo to address what implementation would mean for Citysponsored events versus the community as a whole.
Mayor Takahashi requested memos on SB 346 (Durazo) regarding short-term rental annual reports and SB 524 (Arreguín) regarding disclosure of the use of artificial intelligence in the preparation of reports.
Adjournment:
There being no further business to come before the City Council, the meeting was adjourned at 10:26 p.m. to Tuesday, July 21, 2026 for a Regular Meeting in the Council Chamber – 275 East Olive Avenue, Second Floor.
__________________________
Kimberley Clark
City Clerk
__________________________
Tamala Takahashi
Mayor
APPROVED DATE:
234
CITY COUNCIL REGULAR MEETING MINUTES
DARK MEETING
TUESDAY, JULY 7, 2026
A Regular Meeting of the Council of the City of Burbank was not held on the above date. _________________________________
Kimberley Clark
City Clerk
________________________________
Tamala Takahashi
Mayor
APPROVED DATE:
235
CITY COUNCIL REGULAR MEETING MINUTES
DARK MEETING
TUESDAY, JULY 14, 2026
A Regular Meeting of the Council of the City of Burbank was not held on the above date. _________________________________
Kimberley Clark
City Clerk
________________________________
Tamala Takahashi
Mayor
APPROVED DATE:
236
1 STAFF REPORT
DATE: July 21, 2026
TO: Justin Hess, City Manager
FROM: Mandip Kaur Samra, General Manager, Burbank Water and Power VIA: Richard Wilson, Assistant General Manager, Water Systems BY: Drew Johnstone, Sustainability Officer
SUBJECT: Adoption of an Ordinance Amending and Restating Article 3 of Chapter 2 of Title 8 of the Burbank Municipal Code, Relating to the Sustainable Water Use Practices, and Finding of a CEQA Exemption (14 CCR 15061, 15301, 15305, 15307, 15308)
RECOMMENDATION
Adopt AN ORDINANCE OF THE COUNCIL OF THE CITY OF BURBANK AMENDING AND RESTATING TITLE 8, CHAPTER 2, ARTICLE 3 (SUSTAINABLE WATER USE ORDINANCE) OF THE BURBANK MUNICIPAL CODE (Attachment 1).
SUMMARY
The above-entitled Ordinance was introduced at a City Council meeting on June 30, 2026.
Council Members Anthony, Perez, Rizzotti, Vice Mayor Mullins, and Mayor Takahashi were present.
Vote at Introduction:
AYES: Anthony, Perez, Rizzotti, Mullins, and Takahashi.
NOES: None.
ABSENT: None.
This ordinance is now presented for adoption.
WATER AND
POWER
Consent Calendar
Item #2
237
2 ENVIRONMENTAL REVIEW
Adoption of the proposed Ordinance is exempt from the California Environmental Quality Act (CEQA) (Public Resources Code section 21000, and following) because it can be seen with certainty that there is no possibility that it will have a significant effect on the environment (CEQA Guidelines section 15061(b)(3)). Adoption of the proposed Ordinance is further exempt from CEQA as it includes regulations to protect water resources and the ability to provide water resources, and consists of regulations and restrictions on certain water use-related activities to ensure the maintenance, restoration, or enhancement of a natural resource. (CEQA Guidelines sections 15301 (Existing Facilities), 15305 (Minor Alterations in Land Use Limitations), 15307 (Actions for Protection of Natural Resources) and 15308 (Actions for Protection of Environment).) In addition, there are no unusual circumstances under CEQA Guidelines, section 15300.2(c) that would preclude the use of these exemptions.
FISCAL IMPACT
There is no fiscal impact associated with this report.
ATTACHMENT
Attachment 1 – Ordinance
238
ATTACHMENT 1
A1-1
Eff.: ORDINANCE NO. ________
AN ORDINANCE OF THE COUNCIL OF THE CITY OF
BURBANK AMENDING AND RESTATING TITLE 8,
CHAPTER 2, ARTICLE 3 (SUSTAINABLE WATER USE
ORDINANCE) OF THE BURBANK MUNICIPAL CODE
City Attorney’s Synopsis
This Ordinance amends the City’s existing Sustainable Water Use Ordinance by converting the City’s existing stage-based conservation measures to permanent conservation processes, incorporating recent state law requirements limiting irrigation of nonfunctional turf (AB 1572 (2023)), and providing for other procedural changes to the enforcement of the sustainable water use practices.
THE COUNCIL OF THE CITY OF BURBANK FINDS AS FOLLOWS:
A. Article X, section 2 of the California Constitution declares that waters of the State are to be put to beneficial use, that waste, unreasonable use, or unreasonable method of use of water be prevented, and that water be conserved for the public welfare.
B. California Water Code, sections 375 and following, empower any public entity which supplies water at retail or wholesale to adopt and enforce a water conservation program to reduce the quantity of water used by those within its service area after holding a public hearing and making appropriate findings of necessity for the adoption of a water conservation program.
C. The City has made the appropriate findings of necessity, adopted a water conservation program and codified such program in Article 3 of Chapter 2 of Title 8 of the Burbank Municipal Code (BMC).
D. The City further finds that making the existing water conservation program measures permanent, and incorporating state law related to nonfunctional turf, is necessary to ensure a sufficient water supply and to prevent unreasonable use or waste of water.
E. In addition, the state legislature has found and has declared that the use of potable water to irrigate nonfunctional turf is wasteful and incompatible with state policy relating to climate change, water conservation, and reduced reliance on the SacramentoSan Joaquin Delta ecosystem. 239
ATTACHMENT 1
A1-2
F. By January 1, 2027, public water systems, including the City, must revise their ordinances, regulations and policies to prohibit the use of potable water for the irrigation of nonfunctional turf in accordance with California Water Code section 10608.14.
G. On [date City Council public hearing was held], the City Council at its regular meeting, held a duly noticed public hearing and made appropriate findings for the adoption of this Ordinance.
H. Said hearing was properly noticed in accordance with California Water Code section 376.
I. The City Council considered the report and recommendations of the General Manager, and the evidence and testimony presented at such hearing.
THE COUNCIL OF THE CITY OF BURBANK DOES ORDAIN AS FOLLOWS:
1. Incorporation of Findings. The findings above are true and correct, and incorporated herein as if restated in their entirety.
2. Environment Review. Adoption of this Ordinance is exempt from the California Environmental Quality Act (CEQA) (Public Resources Code section 21000, and following) because it can be seen with certainty that there is no possibility that it will have a significant effect on the environment (CEQA Guidelines section 15061(b)(3)). Adoption of this Ordinance is further exempt from CEQA as it includes regulations for water use on existing properties to protect water resources, and consists of regulations and restrictions on certain water use-related activities to ensure the maintenance, restoration, or enhancement of a natural resource. (CEQA Guidelines sections 15301 (Existing Facilities), 15305 (Minor Alterations in Land Use Limitations), 15307 (Actions for Protection of Natural Resources) and 15308 (Actions for Protection of Environment).) In addition, there are no unusual circumstances under CEQA Guidelines, section 15300.2(c) that would preclude the use of these exemptions.
3. Amendment and Restatement. BMC Title 8, Chapter 2, Article 3, is amended and restated in its entirety as set forth in Exhibit A.
4. Effective Date. In accordance with California Water Code section 376, this Ordinance is effective immediately upon adoption, and the City Clerk must certify to the passage of this Ordinance and publish a summary of this Ordinance in a newspaper of general circulation within 10 days after its adoption.
240
ATTACHMENT 1
A1-3
5. Severability. If any provision of this Ordinance or its application is held invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions, sections, or applications of the Ordinance which can be given effect without the invalid provision or application, and to this end each phrase, section, sentence, or word is declared to be severable.
6. Implementation. The City Manager, City Clerk, or their designee, is authorized to execute any action necessary to codify this Ordinance into the Burbank Municipal Code, including any modifications or nonsubstantive changes consistent with this approval, subject to the review and approval by the City Attorney.
PASSED AND ADOPTED this ____ day of July, 2026.
__________________________
Tamala Takahashi
Mayor
Attest: Approved as to Form
Office of the City Attorney
_____________________________ By: _______________________ Kimberley Clark, City Clerk Lisa Kurihara
Senior Assistant City Attorney
241
ATTACHMENT 1
A1-4
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF BURBANK )
I, Kimberley Clark, City Clerk of the City of Burbank, do hereby certify that the foregoing Ordinance No. __________ was duly and regularly passed and adopted by the Council of the City of Burbank at its regular meeting held on the ____ day of July, 2026, by the following vote:
AYES:
NOES:
ABSENT:
I further certify that said Synopsis was published as required by law in a newspaper of general circulation in the City of Burbank, California within 10 days following the Ordinance’s adoption on ____________________.
_____________________________
Kimberley Clark, City Clerk
242
ATTACHMENT 1
A1-5
EXHIBIT A
ARTICLE 3. SUSTAINABLE WATER USE ORDINANCE
8-2-301: SHORT TITLE:
This article shall be known and may be cited as the “Sustainable Water Use Ordinance.” 8-2-302: STATEMENT OF POLICY AND PURPOSE:
A. Policy. It is desirable and in the general welfare of the City that the water resources available to the City be put to maximum beneficial use to the extent possible, and that waste or unreasonable use be prevented, and that conservation of such water resources be exercised in a reasonable and beneficial manner for the residents and businesses of Burbank.
B. Purpose. Climate change, weather whiplash, and aridification have been more frequent and intense. California is facing increasingly variable weather patterns in both intensity and frequency, from record dry periods to intense storms. The City is adapting to climate change by strengthening our water resiliency and sustainability to prepare for increased uncertainty in both short and long-term weather patterns. This article provides guidance to use water wisely and sustainably to reduce wasteful water use. Water conservation is one of the tools that may be used to adapt to climate change and mitigate the impact of water supply shortages. This article provides water use best practices to reduce water consumption. Additionally, this article empowers the General Manager of Burbank Water and Power to establish incremental water use reduction targets and provide voluntary water conservation recommendations, as needed, based on prevailing conditions.
8-2-303: APPLICATION:
A. The provisions of this article shall apply to all users of potable water service in the City, with the exceptions set forth in subsections (B) and (C) of this section.
B. This article shall not apply to uses of water necessary to protect public health and safety or for essential public services such as police, fire, or sanitation.
C. This article shall not apply to use of recycled water. 8-2-304: PERMANENT WATER CONSERVATION REQUIREMENTS:
Except as provided in Section 8-2-303, all potable water users must comply with the following permanent water conservation (Making Water Conservation a California Way of Life or MCCWL) requirements:
243
ATTACHMENT 1
A1-6
A. Limitation to Duration of Irrigation: Users may not water outdoor landscaped areas more than fifteen (15) minutes per day, per station. Areas watered with low-flow drip irrigation systems that require additional spray time are exempt from the 15-minute time restriction of this requirement.
B. Limitation to Irrigation Times: Users may not water outdoor landscaped areas between the hours of 9:00 a.m. to 6:00 p.m. or during daylight hours from November through March except by use of attended hand-watering, or for very short periods of time for the express purpose of adjusting or repairing an irrigation system.
C. Hand-Watering Permitted: Users may use attended hand-watering any day of the week at any time of day without limitation on duration. Deep watering of trees by hand is permitted and encouraged to maintain their health.
D. Limitation Related to Rain: Users may not water outdoor landscaped areas on rainy days and at least two days after such rainy days.
E. Limitation on Hose Washing: Users may not hose or wash driveways, patios, sidewalks, or other hard or paved surfaces except when necessary to alleviate safety or sanitary hazards, and then only by a hand-held hose equipped with a water shut-off device or a hand-held bucket.
F. Limitation on Overspray or Runoff: Users must adjust sprinklers and irrigation systems to eliminate overspray and avoid run-off into streets, sidewalks, parking lots, alleys, or other paved surfaces.
G. Limitation on Leaks: Users must promptly repair all leaks, including leaks from plumbing fixtures, irrigation systems, and sprinkler systems. Repairing leaks on the customer's side of the meter, including the pipe between the meter and the building, is the responsibility of the customer.
H. Limitation on Washing Vehicles: Users must use a hand-held bucket or similar container or a hand-held hose equipped with a self-closing water shut-off device when washing vehicles. This subsection does not apply to any commercial car washing facility.
I. Dining Establishment Requirements: Dining establishments may not serve drinking water, unless specifically requested by the customer. This applies to all restaurants, hotels, cafes, cafeterias or other public places where food is sold, served, or offered for sale.
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ATTACHMENT 1
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J. Food Preparation Establishment Requirements: Food preparation establishments, such as restaurants or cafes, must use water-conserving dishwash spray valves.
K. Hotels, Motels, and other Commercial Lodging Establishments-related Requirements: Hotels, motels, and other commercial lodging establishments must provide customers with the option of not having towels and linens laundered daily.
Commercial lodging establishments must prominently display notice of this option in each bathroom using clear and easily understood language.
L. Decorative Fountain Requirements: Water fountains or other decorative water features must use re-circulated water.
M. Limitation on Single-Pass Cooling System: Installation of single-pass cooling systems is prohibited in buildings requesting new water service.
N. Commercial Car Wash and Laundry Systems Requirements: Installation of nonrecirculating water systems is prohibited in new commercial conveyor car wash and new commercial laundry systems. All commercial conveyor car wash systems and commercial laundry systems must have operational re-circulating water systems installed.
O. Swimming Pools Requirements: Users must cover all swimming pools, wading pools, or spas when not in use with acceptable protection designed to decrease water evaporation.
8-2-305: NONFUNCTIONAL TURF REQUIREMENTS:
A. Purpose: The purpose of this section is to comply with the irrigation restrictions related to nonfunctional turf, as set forth in Assembly Bill 1572 (2023) and as may be amended from time to time.
B. Definitions: The following words, as used in this section, are defined as follows:
“Common area” means that portion of a common interest development or of a property owned or managed by a homeowners’ association or a community service organization or similar entity that is not assigned or allocated to the exclusive use of the occupants of an individual dwelling unit within the property. “Common interest development” means any of the following: (a) A community apartment project; (b) A condominium project; (c) A planned development; (d) A stock cooperative.
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“Community service organization or similar entity” means a nonprofit entity, other than an association, that is organized to provide services to residents of the common interest development or to the public in addition to the residents, to the extent community common area or facilities are available to the public. “Community service organization or similar entity” does not include an entity that has been organized solely to raise money and contribute to other nonprofit organizations that are qualified as tax exempt under Section 501(c)(3) of the Internal Revenue Code and that provide housing or housing assistance. “Community space” means an area designated by a property owner or a governmental agency to accommodate human foot traffic for civic, ceremonial, or other community events or social gatherings.
“Disadvantaged community” means a community with an annual median household income that is less than 80 percent of the statewide annual median household income.
“Functional turf” means a ground cover surface of turf located in a recreational use area or community space. Turf enclosed by fencing or other barriers to permanently preclude human access for recreation or assembly is not functional turf.
“Homeowners’ association” means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development. “Nonfunctional turf” means any turf that is not functional turf, and includes turf located within street rights-of-way, decorative lawn along sidewalks, building edges, or fences, lawn between buildings with no seating access, or activity, sloped or oddly shaped areas, and narrow lawn strips in or around parking lots. “Potable water” means water that is suitable for human consumption. “Recreational use area” means an area designated by a property owner or a governmental agency to accommodate human foot traffic for recreation, including, but not limited to, sports fields, golf courses, playgrounds, picnic grounds, or pet exercise areas. This recreation may be either formal or informal.
C. Restriction: No user may use potable water for the irrigation of nonfunctional turf located on commercial, industrial, and institutional properties, other than a cemetery, or 246
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on properties of homeowners’ associations, common interest developments, community service organizations, or similar entities, as of the effective dates listed in this section.
D. Effective Dates. These irrigation restrictions are effective immediately, except for the following as provided in California Water Code section 10608.14, as may be amended:
(1) For all properties owned by the Department of General Services, irrigation restrictions are effective beginning January 1, 2027.
(2) For all properties owned by local governments, local or regional public agencies, and public water systems, irrigation restrictions are effective beginning January 1, 2027.
(3) For all other institutional properties and all commercial and industrial properties, irrigation restrictions are effective beginning January 1, 2028. (4) For all common areas of properties of homeowners’ associations, common interest developments, and community service organizations or similar entities, irrigation restrictions are effective beginning January 1, 2029. (5) Notwithstanding Subsection D(2), for all properties owned by local governments, local public agencies, and public water systems in a disadvantaged community, irrigation restrictions are effective beginning January 1, 2031, or the date upon which a state funding source is made available to fund conversion of nonfunctional turf on these properties to climate-appropriate landscapes, whichever is later.
E. Exceptions:
(1) The use of potable water is not prohibited by this section to the extent necessary to ensure the health of trees and other perennial nonturf plantings, or to the extent necessary to address an immediate health and safety need. (2) The use of potable water in situations where the compliance deadlines outlined in Subsection D are postponed in accordance with California Water Code section 10608.14(c).
8-2-306: SUSTAINABLE WATER USE RECOMMENDED TARGETS OR MEASURES:
The General Manager of Burbank Water and Power may determine the timing and scope of water use reduction targets based on key indicators of water supply reliability such as the amount of water Burbank has stored in the ground, operational conditions on the State 247
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Water Project and Colorado River that reduce imported water supplies, the Metropolitan Water District’s operational needs and both short-term and long-term weather patterns. In addition to developing any recommended water use targets, the General Manager may communicate such recommended measures to Burbank Water and Power customers.
8-2-307: ENFORCEMENT:
Any violation of this article is subject to enforcement by issuance of an administrative citation pursuant to section 1-1-108.1 of this Code. The General Manager of Burbank Water and Power, or their designee, may enter into a written agreement with a customer to resolve any violation provided that such agreement is consistent with the purpose and intent of this article.
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1 STAFF REPORT
DATE: July 21, 2026
TO: Justin Hess, City Manager
FROM: Patrick Prescott, Community Development Director
BY: Simone McFarland, Assistant Community Development Director SUBJECT: Adoption of a Resolution Authorizing the Execution of a Ten-Year Lease Agreement, with Two Ten-Year Options to Extend, with Family Service Agency of Burbank for the Property Located at 2721 W. Burbank Boulevard (APN 2438-001-900)
RECOMMENDATION
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK APPROVING
A TEN-YEAR LEASE AGREEMENT, WITH TWO TEN-YEAR OPTIONS TO EXTEND,
WITH FAMILY SERVICE AGENCY OF BURBANK (FSA) FOR THE PROPERTY LOCATED AT 2721 W. BURBANK BOULEVARD: APN 2438-001-900 (Attachment 1).
BACKGROUND
The City owns the real property located at 2721 W. Burbank Boulevard, Burbank 91505 (Property) in “Fee Simple” title1, which includes an approximate 47,906 square-foot parcel improved with a two-story building of 6,892 gross square feet, and 16 on-site parking spaces.
The City entered into a lease agreement with Family Service Agency of Burbank (FSA), a 501(C)(3) non-profit organization, on November 20, 2006, to provide critical counseling and preventative services to the Burbank community on the Property. The lease has since expired, resulting in a month-to-month tenancy. Both parties desire to continue FSA’s operations at the Property by entering into a new lease agreement (Attachment 2). 1 A fee simple title is the highest form of property ownership, conveying full ownership of the land and improvements, subject to applicable legal restrictions.
Consent Calendar
Item #3
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2 DISCUSSION
Staff met with City Council in Closed Session on May 19, 2026, to discuss potential terms for a new lease agreement with FSA. Per Council’s direction, staff engaged in negotiations with FSA on new lease terms and proposes the attached Resolution and Lease Agreement for Council’s approval. The terms of the Lease Agreement include the following:
• Term: A ten-year lease with two, ten-year extension options, mutually agreed upon in writing, for a total term of 30 years.
• Rent: The amount of Rent payable to the City is as follows:
o Effective Date - December 2026 - $1,000
o January 2027 – December 2027 - $1,214
o January 2028 – December 2028 - $1,428
o January 2029 – December 2029 - $1,642
o January 2030 – December 2030 - $1,856
o January 2031 – December 2031 - $2,070
o January 2032 – December 2032 - $2,500
o Thereafter, beginning each January, the rent shall increase by 3% per year.
• Maintenance Costs: Each Party will be responsible for maintenance of the building per the Maintenance Matrix as attached to the Lease Agreement. • Use: FSA must continuously use the Property to operate a facility that provides professional clinical and psycho-educational services to the Burbank community, including but not limited to: individual, couples, and family counseling; low-and nocost professional counseling, daily school-based outreach services to a variety of local middle and high schools; teen substance abuse and anger management programs; family violence intervention programs; child abuser’s treatment programs; parenting and senior peer support programs; and community outreach services; and for no other purposes without the prior written consent of the City. • Oversight: FSA will submit goals and achievements to the City at the end of each calendar year. The City will be allowed to inspect the building monthly, with prior notice, if there are any concerns, and will conduct an overall inspection once a year.
Staff has determined the proposed rent is below fair market value and requests Council make the appropriate findings that this lease would be in the best public interest pursuant 250
3 to Burbank Municipal Code Section 2-1-201(B) as FSA provides critical life-changing and life-saving counseling and preventative services to the Burbank community, including crisis intervention, clinical counseling, transitional housing, violence prevention services, and education.
ENVIRONMENTAL REVIEW
Approving the proposed lease with FSA has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment since all infrastructure will remain the same as it exists today. As such, the action is not a “project” subject to the requirements of the California Environmental Quality Act (CEQA) 14 Cal. Code Regs § 15378.
SURPLUS LAND ACT (SLA)
This Lease Agreement is not subject to the Surplus Land Act (SLA). According to the 2024 SLA guidelines (2B), “for surplus land on which no development or demolition will occur, regardless of the term of the lease”2is excluded from the SLA.
In the case of this lease, no demolition or development will occur. Therefore, the SLA does not apply.
FISCAL IMPACT
FSA will pay monthly rent payments to the City pursuant to the terms of the Lease Agreement. These rent payments will be deposited into the City’s General Fund.
CONCLUSION
Approval of the proposed Resolution and Lease Agreement with FSA will formalize the City’s long-standing relationship with a vital community partner that has continuously provided critical mental health, domestic violence prevention, homelessness prevention, and veteran support services to Burbank residents since 2006. The proposed Lease Agreement establishes clear terms regarding rent, maintenance responsibilities, oversight, and reporting requirements, while ensuring the continued use of the Property for important public-serving purposes. Approval of the Lease Agreement will provide operational stability for FSA, ensure continued public benefit from the City-owned property, and generate rental revenue paid to the City’s General Fund.
ATTACHMENTS
Attachment 1 – Resolution
Attachment 2 – Lease Agreement
2 California Government Code § 54221(d)(2)(B).
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RESOLUTION NO. ________
A RESOLUTION OF THE COUNCIL OF THE CITY OF
BURBANK APPROVING A TEN-YEAR LEASE
AGREEMENT, WITH TWO TEN-YEAR OPTIONS TO
EXTEND, WITH FAMILY SERVICES AGENCY OF
BURBANK (FSA) FOR THE PROPERTY LOCATED AT 2721
W. BURBANK BOULEVARD; APN 2438-001-900
THE COUNCIL OF THE CITY OF BURBANK FINDS AS FOLLOWS:
A. The City owns the real property located at 2721 W. Burbank Boulevard, Burbank 91505 (Property) through “Fee Simple” title, which includes an approximate 47,906 square-foot parcel improved with a two-story building of 6,892 gross square feet. The Property includes 16 on-site parking spaces.
B. On November 20, 2006, the City entered into a lease with the Family Service Agency of Burbank (“Tenant”) for the use of the Premises to provide a wide range of community services including: individual, couples, and family counseling; daily school-based outreach services to a variety of local middle and high schools; teen substance abuse and anger management programs; family violence intervention programs; child abuser’s treatment programs; parenting and senior peer support programs; and community outreach services. The lease term has expired, and the Tenant currently occupies the Premises on a month-to-month basis.
C. City desires to enter into a new lease of the Premises with the Tenant in order for the Tenant to continue to provide community services and outreach.
D. Subject to Burbank Municipal Code Section 2-2-201, the use of the Property by FSA is in the best public interest as FSA provides critical life-changing and life-saving counseling and preventative services to the Burbank community, including crisis intervention, clinical counseling, transitional housing, violence prevention services, and education.
E. This Lease Agreement would not be subject to the Surplus Land Act (SLA) pursuant to the 2024 SLA guidelines, (2B) which states that the entering of a lease for surplus land on which no development or demolition will occur, regardless of the term of the lease” is excluded from the SLA. This proposed Lease Agreement does not include demolition or development. Therefore, the SLA does not apply.
F. The approval and execution of this Lease Agreement will not result in any expansion of the existing use of the Property and therefore is exempt from the California Environmental Quality Act (CEQA) under 14 CCR section 15301. 252
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THE COUNCIL OF THE CITY OF BURBANK RESOLVES AS FOLLOWS:
1. The forgoing recitals are true and correct and incorporated as if restated herein in their entirety.
2. City Council finds that the Lease Agreement (Attachment 1) for the Cityowned real property located at 2721 W. Burbank Boulevard, Burbank, California, with Family Service Agency of Burbank (“FSA” and “Tenant”), a 501(C)(3) non-profit organization, is in the best public interest pursuant to Burbank Municipal Code Section 2- 2-201(B) as FSA provides critical life-changing and life-saving counseling and preventative services to the Burbank community, including crisis intervention, clinical counseling, transitional housing, violence prevention services, and education.
3. City Council has reviewed the terms of the proposed Lease Agreement for 2721 W. Burbank Boulevard with FSA, and hereby approves the Lease Agreement, all terms contained therein, and makes all findings required pursuant to the Burbank Municipal Code for the lease of City-owned property.
4. The City Manager or their designee is authorized to execute this Lease Agreement, any amendments thereto, or any other necessary documents to effectuate the Lease, on behalf of the City, subject to City Attorney approval as to form.
5. Environmental Review. The City Council exercises its independent judgment and finds, based upon the record before it, that this approval involves a lease that would not result in any expansion of its existing use. As such, this activity is exempt from CEQA under 14 CCR section 15301.
6. Surplus Lands Act Declaration of Exemption. The City Council hereby finds and declares that the Lease is not subject to the Surplus Lands Act (“SLA”) under SLA 2024 Guidelines, (2B) the entering of a lease for surplus land on which no development or demolition will occur, regardless of the term of the lease” is excluded from the SLA. In the case of this lease, no demolition or development will occur. Therefore, the SLA does not apply.
7. The City Clerk is authorized to attest to this Lease Agreement.
8. The Financial Services Director, or her designee, is hereby authorized to appropriate any future funds received under the Lease Agreement. 253
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PASSED and ADOPTED this ___ day of _____, 2026.
___________________________
Tamala Takahashi
Mayor
Approved as to Form:
Attest: Office of the City Attorney
________________________ By: ________________________
Kimberley Clark, City Clerk Ray Johal
Senior Assistant City Attorney
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF BURBANK )
I, Kimberley Clark, City Clerk, do hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the Council of the City of Burbank at its regular meeting held on the ____ day of ______ 2026 by the following vote:
AYES:
NOES:
ABSENT:
__________________ _____
Kimberley Clark, City Clerk
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2026 LEASE AGREEMENT
Family Service Agency of Burbank– 2721 W. Burbank Boulevard, Burbank 91505 APN: 2438-001-900
This 2026 Lease Agreement (this "Lease") is made and entered into as of the ____ day of __________, 2026, between the CITY OF BURBANK, a municipal corporation and Charter City ("City") and Family Service Agency of Burbank, a California Non-profit ("Tenant") and individually referred to as “Party”, or collectively as “Parties”.
RECITALS
A. The City is the owner of certain real property (land and associated structures) located at 2721 W. Burbank Boulevard, Burbank, California which is comprised of a 7,906 square foot parcel improved with a two-story building of 6,892 gross square feet (the “Premises"). The Premises is more particularly described in Exhibit “B”, attached hereto and incorporated by this reference.
B. On November 20, 2006, the City entered into a lease with the Tenant for the use of the Premises to provide a wide range of community services including: individual, couples, and family counseling; daily school-based outreach services to a variety of local middle and high schools; teen substance abuse and anger management programs; family violence intervention programs; child abuser’s treatment programs; parenting and senior peer support programs; and community outreach services. The lease term has expired, and the Tenant currently occupies the Premises on a month-to-month basis.
C. The City desires to enter into a new lease of the Premises with the Tenant in order for the Tenant to continue to provide community services and outreach.
D. Per Resolution ________, adopted on July 21, 2026 by the City Council of the City of Burbank, finds that this lease is not subject to the Surplus Land Act (“SLA”) pursuant to 2024 SLA guideline 2(B).
NOW, THEREFORE, in consideration of the respective conditions, covenants, and undertakings of the Parties hereinafter set forth, the Parties agree as follows:
ARTICLE 1. EXHIBITS
1.1. Exhibits. The following exhibits are attached and incorporated into this Lease by reference:
Exhibit "A" Site Map of Premises
Exhibit "B" Legal Description of Premises
Exhibit "C” Maintenance Matrix
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Exhibit “D” Resolution: Approval of Lease and Surplus Land Exemption ARTICLE 2. DESCRIPTION AND USE OF PREMISES
2.1. Premises. For consideration and upon and subject to the terms and conditions set forth herein, City hereby leases to Tenant, and Tenant hereby leases from City, the property commonly known as 2721 West Burbank Boulevard, Burbank, California 91505 (the “Premises”) and as described in Exhibits A and B including all improvements, buildings, structures and fixtures now or later situated, placed, constructed or installed on the premises, and all equipment and appliances and any additions to, substitutions for, changes in or replacements of, the whole or any part thereof.
2.2. As-Is Lease. Tenant expressly acknowledges and agrees that the Premises is being leased and accepted “As Is”, without representation or warrant of any kind, and subject to all applicable laws, rules, ordinances, including, without limitation, zoning ordinances, covenants and regulations governing the use, occupancy or possession of the Premises. Tenant hereby represents and warrants to City that Tenant has conducted a reasonably diligent investigation, independent, or through any authorized third-party of the Tenant’s choosing, of the condition of the Premises and of the suitability of the Premises for Tenant’s Permitted Use, as defined in this Lease. Tenant agrees that neither authority nor any agents have made any representations or warranties, express or implied, with respect to the physical, structural, or environmental condition of the Premises or the present or future suitability of the premises or licensed areas for the conduct of Tenant’s Permitted Use, including any implied warranties of merchantability or fitness for a particular purpose.
2.3. Exclusive Use Areas. The Tenant shall have the exclusive right to use all areas of the Premises as detailed in Exhibit A and B, subject to site inspections by the City to ensure compliance with the agreed upon Permitted Use.
2.4. Annual Inspections. At the end of each calendar year, the Parties will conduct a joint physical inspection of the property for the purposes of assuring the facility is maintained in good condition. The City will provide Tenant 24-hours’ notice before such inspection. If there are items that need to be repaired or replaced, the parties will refer to the Maintenance Matrix to determine which party is responsible for the work.
2.5. Additional Limitations and Conditions on Use. Tenant's use of the Premises must comply with the following limitations and conditions:
2.5.1. Cancellation of Insurance. Tenant may not do, bring, or keep anything in or about the Premises that will cause a cancellation of any insurance covering the Premises.
2.5.2. Compliance with Laws. Tenant must comply with all laws, 256
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ordinances and regulations which pertain to or apply to the use of the Property, now or subsequently imposed, concerning the Property or Tenant's use of the Property, including, without limitation, the obligation, at Tenant's cost, to alter, maintain, or restore the Premises in compliance and conformity with all laws relating to the condition, use, or occupancy of the Premises during the term of this lease or any subsequent amendments to the lease, or extensions of the term.
2.5.3. Waste; Nuisance. Tenant may not use the Premises in any manner that will constitute waste, nuisance, or unreasonable annoyance (including, without limitation, traffic control matters, parking operations, the use of loudspeakers or sound or light apparatus that can be heard or seen outside the premises) to owners or occupants of adjacent residential properties.
2.5.4. Overloading. Tenant, or any agents, representatives, employees or hired labor of Tenant, shall not take any action that may result in any damage to any portion of the Premises.
2.5.5. Permits. Should Tenant seek a new or different use for the Premises that is not currently permissible, Tenant must obtain a permits and written approval from the City authorizing such use, in addition to any other requirements pursuant to local, state, or federal law, or required pursuant to this Lease.
2.5.6. Fire Security Measures. Tenant shall be responsible to provide security measures for the Premises as outlined in this Lease and any exhibits attached hereto, to take any necessary measures to prevent violations of local, State or Federal law, or disruptions of the use of enjoyment or quality of life to any occupants of neighboring properties. City may request, at any time and for any reason, that Tenant address concerns raised to the City by any individual, related to the use of the Premises that may be a violation of local, State, or Federal Law, or effects the use or quality of life, of any individual. Any violation of this provision shall be grounds to terminate this Lease.
2.6. Covenant of Continuous Operation
2.6.1. Permitted Use. Tenant must continuously occupy and use the Premises for the operation of professional clinical and psycho-educational services to the Burbank community, such as: individual, couples, and family counseling; low-and no-cost professional counseling, daily school-based outreach services to a variety of local middle and high schools; teen substance abuse and anger management programs; family violence intervention programs; child abuser’s treatment programs; parenting and senior peer support programs; and community outreach services, and for no other purposes without the prior written consent of the City.
2.6.2. Standard hours of operation will be Monday – Friday 8:00 am to 9:00 PM and Saturday and Sunday by appointment, excluding Federal holidays. 257
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All operations must abide by any covenant or easement effecting the use of the Premises, including, but not limited to, an affordability covenant, if required for funding purposes.
This is the sole Permitted Use. The Permitted Use may be modified pursuant to written agreement by the parties, or an amendment to this Lease, subject to approval by City Council. In the event Tenant fails to operate the Premises pursuant to the Permitted Use, in the City’s sole discretion, the Tenant shall be deemed in default of this Lease.
2.6.3. Standard of Service and Programming. Tenant shall comply with all local, state and federal laws, ordinances and regulations, as each may be amended from time to time, and shall offer all of its services and programs to all segments of the Burbank Community regardless of the race, color, ethnicity, religion, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability of such persons. This requirement expressly prohibits discrimination in violation of the Unruh Civil Rights Act, California Civil Code Section 51, as it may be amended from time to time.
2.6.3.1. Services. Tenant shall provide the level of treatment (a.k.a., “service”) necessary for each client regardless of the income of each client. All services shall be provided on a sliding-scale fee grant-funded and at no cost to some special populations on a case-by-case basis.
This is determined based upon clients’ household income thresholds as defined by State and/or Federal standards regarding moderate, low, very-low, and poverty/no-income levels. Such fees may range from no fee or nominal fee to industry standard fees for services.
2.6.3.2. Reporting. At the end of each calendar year, Tenant shall submit its goals and achievements for the upcoming year, which goals shall clearly define outreach and programs. These annual goals and standards shall be submitted to the City Manager or her/his designee on an annual basis.
2.6.3.3. Independent Contractor Status. Nothing in this Lease, or any amendment thereto, shall be construed as creating any partnership, joint venture, agency relationship, or other association between the City and Tenant. Tenant is, and for the length of this Lease, an Independent Contractor.
2.6.3.4. Confidentiality. Upholding the integrity of confidentiality requirements and clients’ privacy rights is the shared goal of both the City and Tenant. Therefore, Tenant shall maintain all of its documents, books and records in accordance with its confidentiality requirements and the privacy rights of Tenant’s clients. Further, City shall not be entitled to review, inspect or otherwise audit documents, books and 258
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records to the extent that any such review, inspection or audit would violate the confidentiality of Tenant’s work or the privacy rights of Tenant’s clients.
2.6.3.5. Continued Operations. If the Premises are destroyed or partially condemned and this Lease remains in full force and effect, Tenant must continue operation of its business at the Premises to the extent reasonably practical from the standpoint of good business judgment , as determined in the City’s sole discretion, during any period of reconstruction.
2.6.4. Administrative Exception. The City, through its designated official, may suspend this lease if the Tenant submits such a request and the City determines, in its sole discretion, that such actions are in the best interests of the City.
2.6.5. Parking. Tenant shall use designated parking spaces for: employee, visitor and residents. This includes between fifteen (15) and sixteen (16) spaces, all located on the Premises.
2.6.6. Deliveries. All large deliveries shall occur during business hours as listed above in Section 2.6.2.
ARTICLE 3. TERM
3.1. Term. The term of this Lease shall be for ten (10) years commencing on ____________ (the “Effective Date”) and ending ten (10) years thereafter (the “Term”).
The Effective Date shall be added to the original by the City Clerk when such date is known.
3.2. Lease Option. Provided Tenant is in full compliance with the covenants, terms, conditions and obligations of this Lease Agreement, Tenant shall have the option to extend the Term for two (2) additional ten (10) year periods. The first additional period shall be referred to as the “First Extension”, the second additional period as “Second Extension. The Initial Term and all Extensions shall be collectively referred to as the “Term”. Tenant shall provide the City with written notice of Tenant’s intention to exercise this option to extend the Term not less than sixty (60) days prior to the expiration date of the then current Term.
3.3. Expiration or Termination of Lease.
3.3.1. Termination. The City may terminate this lease for breach of contract with 30 days’ notice.
3.3.2. Surrender. On the expiration or earlier termination of the Term, 259
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Tenant will peacefully and quietly surrender the Premises in good repair, and in the same condition, subject to minor wear and tear, as the Premises were in on delivery of possession to Tenant by City (except to the extent that City has not required that Tenant remove alterations). Subject to the foregoing, Tenant will remove from the Premises all of Tenant’s fixtures, furniture and equipment, and immediately repair any damage to the Premises caused by such removal so as to leave the Premises in a neat and clean condition. At City’s election, any property left in the Premises by Tenant after the expiration or earlier termination of the Term will be deemed abandoned and shall become the property of City at no cost.
3.3.3. Holdover. If Tenant holds over the Premises beyond the expiration or earlier termination of this Lease, the holding over will not constitute a renewal or extension of this Lease or give Tenant any rights under this Lease. In such event, City may, in its sole discretion, treat Tenant as a tenant at will, subject to all of the terms and conditions in this Lease, except that Minimum Rent will be an amount equal to 1.5 times the Minimum Rent that was payable by Tenant during the 12-month period immediately preceding the expiration or earlier termination of this Lease (disregarding any temporary abatement of rent that may then have been in effect). The provisions of this article will survive the expiration or sooner termination of this Lease.
3.3.4. Indemnification. Tenant will indemnify, defend, and hold City harmless from and against all losses, claims, liabilities, damages, costs, and expenses incurred by or asserted against City and arising directly or indirectly from Tenant’s failure to timely surrender the Premises, including (a) any rent payable by, or any loss, cost, or damages, including lost profits, claimed by any prospective tenant of the Premises or any portion thereof; and (b) City’s damages as a result of such prospective tenant rescinding or refusing to enter into the prospective lease of the Premises or any portion thereof by reason of the failure to timely surrender the Premises.
ARTICLE 4. RENT AND SECURITY DEPOSIT
4.1. Payment. From and after the Effective Date, Tenant will pay “Rent” (as further defined in this article) to City at the address set forth in the notice section set forth below, or, on written notice from City to City’s assignee or such other place as City may designate from time to time in writing to Tenant, without prior demand, abatement, deduction, or setoff, as more particularly set forth in this article.
Rent. The amount of Rent payable to the City shall be as follows:
▪ Effective Date – December 2026 - $1,000
▪ January 2027 – December 2027 - $1,214
▪ January 2028 – December 2028 - $1,428
▪ January 2029 – December 2029 - $1,642
▪ January 2030 – December 2030 - $1,856
▪ January 2031 – December 2031 - $2,070
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▪ January 2032 – December 2032 - $2,500
▪ Thereafter, beginning each January, the rent shall increase by 3% per year.
Tenant acknowledges that this Lease is discounted below fair market lease rates and Tenant, therefore, agrees to provide a minimum level of service to the community as set forth in Section 2.6.3.
4.2. Rent Due Date.
4.2.1. Due Date. Rent is owed after each monthly period and must be paid within 15 days after the end of such monthly period (i.e., Rent for January must be paid by February 15) or in accordance with any alternative due date as established in an invoice from the City. (“Due Date”.)
4.2.2. Invoicing. The City may, but is not required to, invoice the Tenant for any rent currently due or outstanding.
4.2.3. Obligation to Pay. Tenant’s obligation to pay rent shall be for the entire Term of the Lease and shall not be excused for any reason including, but not limited to, natural disaster, pandemic, renovation, failure to secure tenancy, bankruptcy, or lack of funding.
4.3. Late Payments. Tenant acknowledges that late payment by Tenant to City of rent or other sums due under this Lease will cause City to incur costs that are extremely difficult to ascertain in an exact amount. These costs include, but are not limited to, processing and accounting charges, and late charges that may be imposed on City by the terms of any mortgage or deed of trust covering the Premises. Accordingly, if any installment of rent or any other sum due from Tenant is not received by City or City’s designee within 10 days from when it is due, then Tenant will pay to City a late charge equal to 10 percent of the amount due plus daily interest of 3% per annum, provided that this amount will not exceed the maximum rate permitted by law, plus any actual attorney fees incurred by City because of Tenant’s failure to pay rent or other charges when due under this Lease. The parties agree that the late charge represents a fair and reasonable estimate of the costs that City will incur by reason of Tenant’s late payment. Acceptance of the late charge by City will not constitute a waiver of Tenant’s default on the overdue amount or prevent City from exercising any of the other rights and remedies granted in this Lease. A $25 charge will apply for any returned or non-cashable checks. Such charges are in addition to any applicable interest penalties set forth in this Lease.
ARTICLE 5. TAXES AND UTILITIES
5.1. Taxes. Tenant must pay, before delinquency, all real estate taxes, possessory interest taxes, assessments, license fees, and other charges of every kind (including general and special assessments, foreseen and unforeseen) with respect to all 261
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land, buildings, and improvements on Premises (collectively "Taxes") and that become payable during the Term. On demand by City, Tenant must furnish City with satisfactory evidence of these payments. Tenant recognizes and understands that this Lease may create a possessory interest subject to property taxation levied on such interest. Tenant agrees to pay promptly, prior to delinquency, all such Taxes, if any, directly to the tax collector during the period of Tenant's occupancy, without liability of the City.
5.2. Utilities. Tenant may obtain the utilities, (including but not limited to gas, electricity, water, telephone and any and all other utility services provided to the Premises; and all charges for rubbish collection and other service to the Premises), during the Term, at its sole cost and without liability of the City. Utilities may be supplied to the Premises by City, and in accordance with the rules of the utility company supplying the service. City will incur no liability if any utility becomes unavailable or is interrupted for any reason not within City's reasonable control, and Tenant may not be entitled to terminate this Lease. Tenant agrees and acknowledges that City will not be liable in damages or otherwise for any failure, delay, or interruption of any utility service delivered to or provided for the Premises, and that no such failure, delay, or interruption (a) constitutes an eviction or a disturbance of Tenant’s use or possession of the Premises, (b) entitles Tenant to terminate this Lease or withhold any Rent or any other amounts due under the terms of this Lease, or (c) relieves Tenant from any of Tenant’s obligations under this Lease. If City is required to construct new or additional utility installations, including, without limitation, wiring, plumbing, conduits, and mains, resulting from Tenant's changed or increased utility requirements, Tenant must, on demand, pay to City the total cost of these items, including all construction, demolition, repair, maintenance, and/or installation costs.
ARTICLE 6. MAINTENANCE, ALTERATIONS, AND IMPROVEMENTS
6.1. General Repairs and Maintenance.
6.1.1. Tenant Obligations. Tenant hereby acknowledges and represents that Tenant has inspected the Premises and agrees to rent the Premises in its present condition. In that condition, Tenant agrees, at Tenant's sole cost and expense and without right of reimbursement from the City to make such repairs and improvements to the interior, non-structural portions of the Premises as may be necessary for Tenant's use, and to maintain the Premises in good and sanitary order and repair.
Tenant agrees, at its own sole cost and expense, without right of reimbursement from the City, to make such repairs, alterations, and improvements to the Premises as may be necessary to keep the Premises in compliance with all applicable laws, ordinances and regulations, and to maintain the Premises in first class and good and sanitary order and repair, including, without limitation, all tenant's personal property. Tenant shall be liable for any damages related to the maintenance or failure to maintain Premises, including but not limited to damages caused to improvements resulting from the acts or omissions of Tenant or its authorized representatives. Upon the expiration or termination 262
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of this Lease, Tenant agrees to surrender the premises in good and sanitary order, condition and repair; permitted or approved alterations, improvements, additions, and reasonable wear and tear excepted. All obligations are outlined in Exhibit "C” Maintenance Matrix.
Notwithstanding anything provided herein to the contrary, neither Tenant nor City shall be obligated to construct any capital improvements to the Premises.
6.1.2. City Obligations. City is responsible for maintaining any repairs or maintenance to the roof (including the roof membrane), building systems, or structural components of the Premises (including the foundation), or replace any portion of the Premises, unless the cause for such repairs is due to the negligence or willful misconduct of Tenant, its agents or employees or caused by alterations, addition or improvements made by Tenant or anyone claiming under Tenant, in which case Tenant is required under this Lease to make such repairs. Tenant waives the provisions of Civil Code sections 1941 and 1942 regarding City's obligations for tenant-ability of the Premises and Tenant's right to make repairs and deduct the expenses of such repairs from rent. All obligations are outlined in Exhibit "C” Maintenance Matrix.
6.2. Specific Maintenance Obligations.
6.2.1. Americans with Disabilities Act Upgrades. Tenant must make all modifications or upgrades to Premises to maintain compliance with all laws, especially laws relating to disabled persons accessibility to the Premises. Tenant is also responsible for any future upgrades in response to complaints made to City, and upon notification by City of such complaints.
6.3. Mechanics Liens. Tenant must pay or cause to be paid the total cost and expense of all works required to maintain Premises. No such payment may be construed as rent. Tenant will not suffer or permit to be enforced against the Premises or any part of it any mechanic's, materialman's, contractor's, or subcontractor's lien arising from any work of Tenant Improvement or any other part of Premises. Tenant must defend, indemnify and hold harmless City against all liability and loss of any type arising out of work performed on the premises by Tenant, together with reasonable attorney's fees and all costs and expenses incurred by City in negotiating, settling, defending, or otherwise protecting against such claims.
6.4. Alterations and Additions. Except as stated in this article, Tenant may not make any alterations or additions to the Premises without the prior written approval of the City’s Community Development Director (“Director”). Any approved work in accordance with a scope of work approved will automatically be incorporated into this Lease by this reference, as required and approved alterations and additions, or other work. Should such work fail to be repaired or improved within agreed time limits, then Tenant will be in breach 263
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of this Lease. All work and improvements must be legally permitted and performed in accordance with the law, including without limitation City zoning laws and covenants.
6.5. Ownership of Improvements. All improvements which are affixed to any structures at the Premises belong to the City upon expiration of the term or sooner termination of this Lease. Tenant may not, however, remove any other improvements from the Premises nor waste, destroy, or modify any improvements on the Premises, except as permitted by this Lease. The parties covenant for themselves and all persons claiming under them that the improvements are real property. All improvements on the Premises at the expiration of the Term or sooner termination of the lease will without compensation to Tenant, then become City property free and clear of all claims to or against them by Tenant or any third person, and Tenant must defend, indemnify and hold harmless City against all liability and loss arising from such claims or from all liability and loss arising from such claims or from City's exercise of the rights conferred by this paragraph.
6.6. Inspections. The City reserves the right to conduct monthly and annual inspections of the Premises. The City may also conduct inspections of the Premises whenever the City reasonably believes the condition of the Premises presents a hazard to the health or safety of Tenant or its invitees. The City shall provide Tenant with written notice of annual inspections not less than thirty (30) days prior to the proposed date of the inspection. With respect to all other inspections, the City shall provide Tenant with notice that is reasonable under the circumstances. In no event shall this clause prevent random inspections for safety purposes by any local, state or federal Fire Department, Police Department, or health officer mandated by law to inspect such facilities for compliance with local, state or federal law.
ARTICLE 7. ENVIRONMENTAL COMPLIANCE
7.1. Hazardous Materials; Compliance With Environmental Laws. Tenant, at its sole cost and expense, will comply with all Environmental Laws (as defined in this article), including all federal, state, and local laws and regulations relating to the generation, handling, presence, storage, transportation, use, and disposal of all Hazardous Materials (as defined in this article).
7.1.1. Definition of Hazardous Materials. For purposes of this Lease, “Hazardous Materials” means (a) substances that now or in the future are defined or regulated by Environmental Laws as “contamination,” “contaminants,” “hazardous,” “hazardous substances,” “hazardous materials,” “hazardous wastes,” “pollutants,” “pollution,” “toxic,” “toxic substances,” “toxins,” or “ultra-hazardous” or are otherwise listed or regulated under any Environmental Laws; (b) petroleum products, crude oil (or any fraction thereof), and their derivatives; (c) asbestos, explosives, lead-based paint, polychlorinated biphenyls, radioactive materials, and urea formaldehyde; and (d) noxious fumes, soot, or vapors.
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7.1.2. Definition of Environmental Laws. For purposes of this Lease, “Environmental Laws” means (a) any and all federal, state, and local laws relating to protection of human health or the environment (including air, surface water, groundwater, land surface or subsurface), whether currently in force, previously enforced, or subsequently enacted, including the following laws: 15 United States Code §§2601–2697 (the Toxic Substances Control Act of 1976, as amended by the Frank R. Lautenberg Chemical Safety for the 21st Century Act (TSCA)); 33 United States Code §§1251–1388 (the Clean Water Act); 42 United States Code §§6901–6992k (the Resource Conservation and Recovery Act of 1976 (RCRA)); 42 United States Code §§7401–7671q (the Clean Air Act); 42 United States Code §§9601–9675 (the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (CERCLA)); 49 United States Code §§5101–5128 (the Hazardous Materials Transportation Act); 33 United States Code §§2701–2762 (the Oil Pollution Act of 1990); California Health and Safety Code §§25100–25259 (the Hazardous Waste Control Law); California Health and Safety Code §§25270–25270.13 (the Aboveground Petroleum Storage Act); California Health and Safety Code §§25300– 25395.45 (the Carpenter-Presley-Tanner Hazardous Substance Account Act); California Health and Safety Code §§25404–25404.9 (Unified Hazardous Waste and Hazardous Materials Management Regulatory Program); California Health and Safety Code §§25500–25547.8 (Hazardous Materials Release Response Plans and Inventory); California Health and Safety Code §§25249.5–25249.14 (the California Safe Drinking Water and Toxic Enforcement Act of 1986, or Proposition 65); California Health and Safety Code §§25280–25299.8 (Underground Storage of Hazardous Substances); California Health and Safety Code §§18901–18949.31California Building Standards Law); California Water Code §§13000–16104 (which includes the Porter-Cologne Water Quality Control Act); and California Fish and Game Code §§5650–5656; (b) all regulations that have been adopted or promulgated under such statutes or that are adopted under such statutes after the Effective Date; and (c) all enforceable demands, directives, and orders of any court, administrative body, or government entity relating to Hazardous Materials, whether currently in force, previously enforced, or enacted after the Effective Date.
7.2. Use of Hazardous Materials. Tenant will not cause or permit any Hazardous Materials to be brought on, disposed of, generated, released, stored, transported, treated, used or otherwise handled at, on, under, or about the Premise, except for such types and in such quantities as are commonly and customarily associated with Tenant’s Permitted Use as described in Article 2.6 Covenant of Continuous Operation of the Premises and after obtaining prior written approval from the City. Tenant will ensure that all such materials, including any related wastes, are at all times managed, disposed of, and otherwise handled in strict compliance with all applicable laws, including all Environmental Laws.
7.3. Notice. Tenant will immediately notify City of (and provide to City copies of all documents, including all permits, relating to) the use, presence, release, or suspected release of Hazardous Materials at, on, under, or about the Premises. In addition, Tenant 265
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will immediately notify City of (and provide to City copies of all documents relating to) any action, claim, demand, inquiry, order, request, or suit by any entity, including any government agency, relating to the use, presence, release, or suspected release of Hazardous Materials at, under, or emanating from the Premises.
7.4. Investigation and Remediation. Tenant will be solely responsible for investigating and fully remediating any discharge, disposal, or release of Hazardous Materials at, on, under, or about the Premises caused in whole or in part by Tenant, or any of Tenant’s agents, contractors, employees, guests, invitees, servants, or any other entity acting on Tenant’s behalf, at Tenant’s request, or with Tenant’s permission, at Tenant’s sole cost and expense, and regardless of whether the materials are present at levels that require remediation under applicable laws. Tenant will conduct all investigation and remediation work under the oversight of the appropriate environmental regulatory agency, in accordance with all applicable laws (including all Environmental Laws) and good commercial practice, and under a written site assessment and (if remediation is required) a remediation work plan, each of which, including the Tenant’s choice of the environmental professionals and contractors that will perform the work, must be reviewed and approved in writing by City (such approval not to be unreasonably withheld) before commencement of any work. Tenant will take all actions necessary to restore the Premises to the condition existing before the introduction of the Hazardous Materials at, on, under, or about the Premises, despite any less stringent standard or remediation allowable under applicable law, regulation, or governmental policy.
7.5. Indemnification by Tenant. In addition to any other indemnification obligation, Tenant will defend, indemnify, and hold City harmless against and from all actions, causes of action, claims, costs, demands, fines, judgments, liabilities, orders, penalties, requests, and expenses of any kind or type, including attorney and expert fees and costs (collectively, “Claims”) arising out of, directly or indirectly, or in connection with (a) any noncompliance by Tenant, or any of Tenant’s agents, contractors, employees, guests, invitees, servants, or any other entity acting on Tenant’s behalf (collectively, “Tenant Parties”), with any Environmental Laws, or with any of Tenant’s other obligations under this article; (b) any disposal, disturbance, generation, production, release, storage, transportation, treatment, use, or other handling of Hazardous Materials at, on, under, about, or otherwise affecting the Premises, caused in whole or in part by Tenant Parties; and (c) the presence of any Hazardous Materials at, on, under, about, or otherwise affecting the Premises, regardless of the source or cause of origination and irrespective of whether such Hazardous Materials first become present at, on, under, about, or otherwise affecting the Premises before or during the Term of the Lease or any holdover period. As between City and Tenant, Tenant will be solely responsible for, will pay for, and will defend, indemnify, and hold City harmless against and from, all Claims arising out of Tenant’s indemnity or relating thereto, including costs associated with all investigation, cleanup, and restoration work and all materials necessary to return the Premises to their condition as they existed before the introduction of the Hazardous Materials. The indemnification set forth in this article survives the expiration or earlier termination of this 266
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Lease.
Under this article, Tenant agrees to defend, indemnify and hold harmless City against all Claims actually or potentially within the scope of Tenant’s indemnity, even if such Claims may be groundless, fraudulent, or false. In the event any Claim is made against City that may be within the scope of the indemnity provision of this article, City will provide notice of the Claim to Tenant within a reasonable time after learning of the Claim, and thereafter will reasonably cooperate with Tenant in the defense of such Claims; provided that any failure to provide notice will not affect Tenant’s indemnity obligations except to the extent Tenant is materially prejudiced by the failure.
Tenant will be entitled to select counsel and control the defense of all indemnified Claims, subject to City’s approval, which will not be unreasonably withheld. City will be entitled to participate in its defense. If Tenant fails within a reasonable time following notice from City alleging such failure to take reasonable and appropriate action to defend any Claim, then City will have the right to promptly hire outside counsel or to carry out the defense, and reimbursement of the expense by Tenant will be due and payable within 30 business days after receipt of an invoice for it. The indemnification set forth in this article survives the expiration of the Term or earlier termination of this Lease.
7.6. Asbestos. If Tenant undertakes, or intends to undertake, any additions, alterations, or improvements to the Premises after the lease begins, then Tenant will, at no cost to City, (a) conduct all such activities in accordance with all applicable laws, including all Environmental Laws relating to the presence, management, handling, removal, and disposal of asbestos-containing materials; (b) prevent the disturbance or spread of asbestos-containing materials at, within, or from the Premises; and (c) provide all required notices, including any notices required by California Health and Safety Code §§25915– 25919.7 (Asbestos Notification Act), applicable provisions of the California Labor Code, and the National Emission Standard for Asbestos (40 Code of Federal Regulations §§61.140–61.157). Tenant will additionally comply with all requirements imposed under any Environmental Laws regarding abatement of conditions arising from the presence of asbestos-containing materials on the Premises.
7.7. Termination for Hazardous Materials. Despite any other provisions of this Lease, if at any time the reasonably anticipated costs associated with any required investigation or remediation of Hazardous Materials at or affecting the Premises exceed 20 percent of the then full replacement cost of the Premises, then City has the right to terminate this Lease on 30 days’ written notice without further obligation to Tenant. If this Lease is terminated as provided in this article, then City is entitled to retain any insurance proceeds payable by reason of the Hazardous Materials discharge.
ARTICLE 8. INSURANCE AND INDEMNITY
8.1. Insurance. At all times throughout the Term of this Lease and any 267
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extensions thereof, Tenant must secure and maintain, at its sole cost, the following types of insurance acceptable to the City against claims for injuries to persons or damage to property at Premises which may arise from or in connection with the performance of this Lease by the Tenant, its agents, representatives, employees or subcontractors:
8.1.1. Commercial General Liability. Tenant will maintain commercial general liability insurance in an amount not less than $1,000,000 combined single limit each occurrence for bodily injury, personal injury or death, and property damage with a $3,000,000 aggregate. All liability insurance required under this article must include personal injury, blanket contractual, cross-liability, and severability of interest clauses; products-completed operations; broad form property damage; independent contractors; owned, non-owned, and hired vehicles; and, if alcoholic beverages are served, sold, consumed, or obtained in the Premises, liquor law liability. The City will be listed as an additional insured at indicated in Article 8.6 Endorsements.
8.1.2. Professional Liability or Errors and Omissions. Tenant will maintain professional liability/errors and omissions insurance with a limit no less than $3,000,000 per occurrence or claim, $5,000,000 aggregate.
8.1.3. Workers’ Compensation Coverage. Tenant will maintain workers’ compensation coverage as required by law, including employer’s liability coverage, with a limit of not less than $1,000,000, and waiver by Tenant’s insurer of any right of subrogation against City and City’s property manager by reason of any payment under such coverage.
8.1.4. Tenant’s Property Insurance. Tenant will maintain insurance covering all of Tenant’s Work, Tenant’s leasehold improvements, alterations permitted under Article 6, trade fixtures, merchandise, and personal property from time to time in, on, or about the Premises in an amount not less than their full replacement value from time to time, including replacement cost endorsement, providing protection against any peril included within the classification “Named Perils Coverage,” sprinkler damage, vandalism, malicious mischief, and such other additional perils as covered in an “all-risk” standard insurance policy. Any policy proceeds will be used for the repair or replacement of the property damaged or destroyed unless this Lease ceases and terminates under the provisions of this Lease. The City shall be listed as a loss payee for this insurance.
8.1.5. Construction Insurance. Tenant will maintain any insurance policies designated necessary by City with regard to Tenant’s, or Tenant’s contractors’, construction of Tenant’s work as well as with regard to the construction of alterations including contingent liability and “all-risk” builders’ insurance, in amounts acceptable to City. The City shall be listed as a loss payee for this insurance.
8.1.6. Automobile Liability Insurance. Tenant shall maintain Automobile Liability Insurance with limits of not less than One Million Dollars ($1,000,000) combined single limit per accident for bodily injury and property damage. Coverage shall apply to 268
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owned, non-owned, and hired automobiles and shall be written on a Business Auto Coverage Form. If Tenant’s operations involve the custody, storage, servicing, repair, or parking of vehicles, coverage shall also include Garagekeepers Legal Liability with limits of not less than One Million Dollars ($1,000,000) per occurrence. The City, its officers, officials, employees, agents, and volunteers shall be included as additional insureds as set forth in Article 8.6 Endorsements.
8.1.7. Sexual Assault and Misconduct (SAM) Insurance. If the Comprehensive General Liability policy (8.1.1) is not endorsed to include affirmative coverage for sexual abuse or molestation, Tenant must obtain and maintain a policy covering Sexual Abuse and Molestation with a limit no less than $1,000,000 per occurrence and $2,000,000 aggregate for damages arising out of actual or alleged acts of sexual abuse or molestation. This coverage may be provided as part of the Commercial General Liability policy or through a standalone SAM policy. If included within the Commercial General Liability policy, coverage shall be provided on ISO Form GC 20 10 11 85 or equivalent form. The City will be listed as an additional insured as indicated in Article 8.6 Endorsements.
8.1.8. Social Services Professional Liability. Covers legal defense costs, settlements, and judgments arising from claims of negligence, misconduct, or mistakes in professional services. It protects social workers and organizations from allegations of emotional distress, improper treatment, or failure to act. This policy shall be written for a minimum limit of $1,000,000 per occurrence and $3,000,000 aggregate. The City shall be listed as a loss payee for this insurance.
8.1.9. Umbrella Insurance. Tenant shall maintain Umbrella or Excess Liability Insurance with limits of not less than Two Million Dollars ($2,000,000) per occurrence and aggregate for Commercial General Liability coverage, and not less than One Million Dollars ($1,000,000) per occurrence and aggregate for Automobile Liability, Improper Sexual Conduct and Physical Abuse Liability (SAM), Social Service Professional Liability, and Employers Liability coverage, where applicable. Such coverage shall apply excess of the required underlying policies and shall be written on a follow-form basis to the extent commercially available. The City, its officers, officials, employees, agents, and volunteers shall be included as additional insureds to the extent required by the underlying policies.
8.2. No Cancellation. Each insurance policy must be endorsed to state that coverage may not be cancelled by either party, reduced in coverage or in limits, except after 30 days prior written notice has been given to City and must be primary and not contributing to any other insurance or self-insurance maintained by City.
8.3. Minimum Insurance. City reserves the right to increase minimum insurance requirements identified herein and may provide Tenant 180 days’ notice of any required increase in coverage. Tenant agrees to increase its insurance coverage 269
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when the renewal of insurance coverage begins.
8.4. Insurance Ratings. Acceptable insurance coverage must be placed with carriers admitted to write insurance in California, or carriers with a rating of or equivalent to A:VIII by A.A. Best & Company and may be subject to such self-insurance or deductible as may be approved by the City’s Risk Manager, and the City Attorney, which will not be unreasonably withheld.
8.5. Deductibles. All deductibles are subject to City’s written approval, which will not be unreasonably withheld
8.6. Endorsements. Tenant will provide separate endorsements, in a form reasonably satisfactory to the City Attorney and the City Risk Manager, naming the City of Burbank, its officers and employees as additional insureds as respects liability arising out of activities performed by or on behalf of the City for Commercial Liability, Auto and SAM insurance. Tenant must secure a “Per Location endorsement” or equivalent reasonably acceptable to City so that the general aggregate and other limits apply separately and specifically to the Premises.
8.7. Provision of Certificates of Insurance. Upon execution of this Lease and every 12 months thereafter, Tenant must deliver to the Community Development Director appropriate certificates for each policy of insurance required by this Lease. Tenant further agrees to deliver to the Director sufficient evidence of each policy not later than 30 days before its expiration.
8.8. Tenant’s Failure to Maintain Insurance. If Tenant refuses or neglects to secure and maintain insurance policies complying with the provisions of this article, City may, after three business days’ notice, secure the appropriate insurance policies and Tenant will pay, on demand, the cost of the policies to City as additional rent.
8.9. Waiver of Subrogation. Tenant waives any rights each may have against the other on account of any loss or damage occasioned to City or Tenant, as the case may be, their respective property and the Premises, arising from any liability, loss, damage, or injury caused by fire or other casualty for which property insurance is carried or required to be carried under this Lease. The insurance policies obtained by Tenant under this Lease will contain endorsements waiving any right of subrogation that the insurer may otherwise have against the non-insuring party.
8.10. Indemnity Reflective in Insurance. The insurance policy obtained by Tenant pursuant to this article specifically insure performance by Tenant of the indemnity set forth in this article, provide that the coverage is primary and any coverage that the City may maintain will be in excess thereto, include a cross-liability or severability of interest endorsement and provide that it may not be canceled or modified without thirty (30) days prior written notice to the City. The liability limits of the above-described insurance policy 270
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will in no manner limit the liability of Tenant under the terms of the indemnification set forth in this article.
8.11. Indemnity and Hold Harmless. In addition to any other indemnity or insurance obligation in this Lease, Tenant will pay for, defend (with an attorney approved by City), indemnify, and hold City harmless against and from any real or alleged damage or injury and from all claims, judgments, liabilities, costs, and expenses, including attorney fees and costs, arising out of or connected with Tenant’s use of the Premises and its facilities, or any repairs, alterations, or improvements (including original improvements and fixtures specified as Tenant’s work) that Tenant may make or cause to be made on the Premises, any breach of this Lease by Tenant, and any loss or interruption of business or loss of rental income resulting from any of the foregoing; provided (and though Tenant will in all cases accept any tender of defense of any action or proceeding in which City is named or made a party and will, despite any allegations of negligence or misconduct on the part of City, defend City as provided in this article that Tenant will not be liable for such damage or injury to the extent and in the proportion that it is ultimately determined to be attributable to the negligence or misconduct of City. This obligation to indemnify will include all of City’s attorney fees, litigation costs, investigation and court costs, and all other costs, expenses, and liabilities incurred by City or its counsel from the first notice that any claim or demand is to be made or may be made.
Tenant specifically holds the City of Burbank harmless from any claims relating to death, injury, or damage of any kind to persons or property from any cause whatsoever by reason of the use and occupancy of the Premises by Tenant, its agents, servants, employees, or invitees, and Tenant hereby waives all claims and causes of actions against City for any such injury or damage as well as for consequential damages, loss of profits, business interruptions, and damages relating to mold. City will not be liable to Tenant, its agents, servants, employees, or invitees for any damage, loss, or injury caused by the condition or design of, or any defect in, the Premises, unless the loss, damage, or injury is the result of the negligence or willful misconduct of the City or its duly authorized employees, officers, or agents.
It is further understood and agreed that all rights under Section 1542 of the Civil Code of California and any similar law of any state or territory of the United States are hereby expressly waived. This means that Tenant may not invoke the benefits of Section 1542 or any similar law to prosecute or assert in any manner any claims released hereunder. Said section reads as follows:
"Section 1542. A general release does not extend to claims that the creditor or releasing party does not know or suspect to exist in his or her favor at the time of executing the release and that, if known by him or her, would have materially affected his or her settlement with the debtor or released party."
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Tenant agrees that compliance with the Americans with Disabilities Act and all other local, State and Federal laws, will be Tenant’s sole responsibility and Tenant will defend, indemnify, and hold harmless City from any such liability.
ARTICLE 9. DEFAULTS
9.1. Events of Default – Tenant. At the option of City, an “Event of Default” by Tenant will exist if any of the following events occur:
9.1.1. Tenant fails to pay Rent payable by Tenant under this Lease, when such is due, and such default continues uncured for a period of 30 days after written notice from City to Tenant;
9.1.2. Tenant abandons or vacates the Premises;
9.1.3. Tenant assigns this Lease or subleases any portion of the Premises without the express consent of the City;
9.1.4. Tenant fails, in the City’s sole discretion, to operate the Premises in compliance with the expected and required Permitted Use as described in this Lease;
9.1.5. The filing by or against Tenant or any guarantor of any petition under an insolvency or bankruptcy law, including the Federal Bankruptcy Code, or a general assignment by Tenant or any guarantor of this Lease for the benefit of creditors, unless in the case of an involuntary petition filed against Tenant or any guarantor, the same is dismissed within 90 days, or the appointment of a trustee or receiver to take possession of all or substantially all of the assets of Tenant or any guarantor, unless possession is restored to Tenant or such guarantor within 30 days, or any execution or other judicially authorized seizure of all or substantially all of Tenant’s assets located on the Premises or of Tenant's interest in this Lease, unless the seizure is discharged within 30 days;
9.1.6. Tenant fails to perform fully any of its other promises, covenants, or agreements under this Lease as and when due, and such default continues for more than 30 days after written notice from City to Tenant specifying the particulars of the default (provided that if the default cannot be rectified or cured within the 30 day period, then the default will be considered rectified or cured if Tenant, within the 30 day period, begins to rectify or cure the default and thereafter diligently and continuously pursues it to completion); or
9.1.7. Tenant violates any local, State or Federal law, whether in effect or which becomes effective during the term of this Lease, through the Tenant’s operation of services pursuant to this Lease.
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9.2. Notices of Default. Any notice required to be given by City under this article will supersede and be in lieu of, and not in addition to, any notice required under the laws of the state of California. Tenant waives any notice required by applicable laws.
9.3. Remedies. If an Event of Default occurs, City will have the following remedies, which will not be exclusive but will be cumulative and in addition to any or all rights or remedies of City provided under this Lease or by law or in equity:
9.3.1. Right of City to Perform. If Tenant fails to make any payment required under this Lease or fails to perform any of its other obligations under this Lease, including compliance with Permitted Use, City may, but will not be obligated to, and without waiving any default of Tenant or releasing Tenant from any obligations to City under this Lease, make any such payment or perform any other such obligation on Tenant’s behalf. All sums so paid by City and all necessary incidental costs in connection with the performance by City of an obligation of Tenant (together with interest from the date of such payment by City until paid at the Interest Rate) will be payable by Tenant to City on demand, and Tenant’s failure to make such payment on demand will entitle City to the same remedies provided City in the event of nonpayment of rent.
9.3.2. Termination. City will have the right, at City’s option, without further notice or demand of any kind to Tenant or any other person, to declare the Lease terminated and to reenter and take possession of the Premises and remove all persons from it. No act by City other than giving written notice to Tenant of City’s election to terminate Tenant’s right to possession will terminate this Lease. Acts of maintenance, efforts to relet the Premises, or the appointment of a receiver on City’s initiative to protect City’s interest under this Lease will not constitute a termination of Tenant’s right to possession.
9.3.3. Tenant waives, for itself and all persons claiming by and under Tenant, all rights and privileges that it may have under any present or future Applicable Laws, including, but not limited to, California Code of Civil Procedure §§1174(c) and 1179, to redeem the Premises or to continue this Lease after being dispossessed or ejected from the Premises.
9.3.4. Surrender of Premises. Upon termination of this Lease, Tenant, without further notice, must deliver all keys to the Premises to the Assistant City Manager at the Municipal Services Building, 275 East Olive Avenue, Burbank, California 91502 and remove all property belonging to the Tenant pursuant to this Lease. All such removal must be accomplished at a time reasonably specified by the City and in a good workmanlike manner so as not to damage any part of the Premises. Any holding over by the Tenant after expiration of the Lease may not be construed to be a renewal or extension and will not give Tenant any right in or to the Premises except as expressly provided in this 273
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Lease.
9.3.5. Continue Lease in Effect. City will have the remedy described in California Civil Code §1951.4 (a City may continue the lease in effect after the tenant’s breach and abandonment and recover rent as it becomes due, if the tenant has the right to sublet and assign subject only to reasonable limitations), and may continue this Lease in full force and effect, and may enforce all of its rights and remedies under this Lease, including the right to recover rent as it becomes due. After the occurrence of an Event of Default, City may enter the Premises without terminating this Lease and sublet all or any part of the Premises for Tenant’s account to any person, for such term (which may be a period beyond the remaining term of this Lease), at such rents, and on such other terms and conditions as City deems advisable. In the event of any such subletting, rents received by City from the subletting will be applied (a) first, to the payment of the costs of maintaining, preserving, altering, and preparing the Premises for subletting, the other costs of subletting, including brokers’ commissions, attorney fees, and expenses of removal of Tenant’s personal property, trade fixtures, and Alterations; (b) second, to the payment of rent then due and payable under this Lease; (c) third, to the payment of future rent as it may become due and payable under this Lease; and (d) fourth, the balance, if any, will be paid to Tenant on (but not before) expiration of the term of this Lease. If the rents received by City from such subletting, after application as provided above, are insufficient in any month to pay the rent due and payable under this Lease for that month, then Tenant will pay the deficiency to City monthly on demand. Despite any such subletting for Tenant’s account without termination, City may at any time thereafter, by written notice to Tenant, elect to terminate this Lease by virtue of a previous Event of Default.
9.4. City’s Default. In no event will City be deemed to be in default under this Lease unless all of the following occur: (1) City fails to perform when due its obligations under this Lease; (2) Tenant delivers to City written notice specifying the nature of City’s alleged default; and (3) City fails to cure the default within 90 days following receipt of such notice (or, if the default cannot reasonably be cured within that period, to begin taking curative action within the 90-day period and proceed diligently thereafter to cure the default. If City defaults, Tenant’s sole remedy will be to pursue an action for money damages or equitable relief against City, and Tenant will not be entitled to terminate this Lease as a result of the default. In no event will City be liable for consequential damages.
9.5. Nonwaiver. The City's consent to, or approval of, any act will not be deemed to render unnecessary the obtaining of the City's consent to or approval of any subsequent act by any tenant.
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ARTICLE 10. MISCELLANEOUS PROVISIONS
10.1. Assignment and Renting. Tenant may not voluntarily assign, sublet, transfer, mortgage, or otherwise transfer or encumber all or any part of Tenant's interest in this Lease or in the Premises, or rent said Premises or any part thereof, without the prior written consent of the City, which consent may be withheld in the sole and absolute discretion of the City. Any attempted assignment, transfer, sublease, encumbering or renting without such consent is void and constitutes a breach of this Lease In the event a receiver, trustee or conservator is appointed to take possession of the assets of Tenant, or the possession of the Premises, or a general assignment is made by Tenant for the benefit of creditors, or any action is taken by or against Tenant under any insolvency law or bankruptcy act, this Lease shall be terminated.
Any consent by the City to the assignment or other transfer of rights hereunder by the Tenant shall not release the Tenant from any obligation under this Lease, and the City’s consent, unless expressly provided therein, shall not include consent to any subsequent assignment or transfer by Tenant or the Tenant’s heirs, successors, or assigns.
10.2. Subordination and Attornment.
10.2.1.Subordination. This Lease, at City’s option, shall be subordinate to any ground lease, mortgage, deed of trust, or any other hypothecation or security now or hereafter placed upon the real property of which the Premises are a part and to any and all advances made on the security thereof and to all renewals, modifications, consolidations, replacements and extensions thereof.
As of the execution of this Lease, City warrants that there is no lender holding any mortgage or deed of trust encumbering the Premises. Notwithstanding such subordination, Tenant’s right to quiet possession of the Premises shall not be disturbed if Tenant is not in default and so long as Tenant shall pay the Rent and observe and perform all of the provisions of this Lease, unless the Lease is otherwise terminated pursuant to its terms. If any mortgagee, trustee or ground lessor shall elect to subordinate the lien of its mortgage, deed of trust or ground lease to this Lease, and shall give written notice thereof to Tenant, then this Lease shall be deemed prior to such mortgage, deed of trust, or ground lease, whether this Lease is date prior or subsequent to the date of said mortgage, deed of trust, or ground lease or the date of recording thereof.
10.2.2. Attornment. If the Premises is sold or otherwise transferred by City or any successor, Tenant shall attorn to the purchaser or transferee and recognize it as the City under this Lease, and, provided the purchaser or transferee assumes all obligations hereunder, the transferor shall be released from this Lease and shall have no further liability hereunder accruing from and after the 275
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date of transfer.
10.3. Notices. All notices, demands and communications which either party is required or desires to give to the other must be given in writing by certified mail, return receipt requested with appropriate postage paid; by personal delivery; or by private overnight courier service to the address set forth below for the respective party with copy emailed as set forth below, provided that if any party gives notice of a change of name or address or number, notices to that party may thereafter be given as demanded in that notice and demands so given may be effective upon receipt by the party to whom notice or demand is being given, except that any notice given by certified mail will be deemed delivered three (3) days after deposit in the United States mails.
If to City: City of Burbank
Attn: Simone McFarland
Community Development Department/
Real Estate Division
150 N. Third Street
Burbank, CA 91502
[email protected]
With a copy to: Office of the City Attorney
275 East Olive Avenue
Burbank, CA 91502
[email protected]
If to Tenant: Family Service Agency of Burbank
2721 W. Burbank Blvd.
Burbank, CA 91505
Attn: Laurie Bleick and Christine Ramos
[email protected]
10.4. Gender and Number. Words used in the masculine gender will include the feminine or neuter, and the singular will include the plural, when appropriate.
10.5. Anti-Terrorism Representations. Tenant represents and warrants to City to the best of Tenant’s knowledge, and covenants with City that:
10.5.1. Tenant, its partners, members, officers, directors, investors, shareholders, or affiliates are not and will not during the Term become a person or entity with whom City is restricted from doing business under the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (USA PATRIOT Act) (Pub L 107–56, 115 Stat 272), Executive Order No. 13224 (Sept. 24, 2001), and regulations promulgated thereunder (collectively, Anti-Terrorism 276
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Laws).
10.5.2. Tenant, its partners, members, officers, directors, investors, shareholders, or affiliates are not and will not during the Term be included as persons or entities named on the Department of the Treasury’s Office of Foreign Assets Control (OFAC) Specially Designated Nationals and Blocked Persons List (SDN List) (collectively, Prohibited Persons).
10.5.3. Tenant is not currently, nor during the Term will become, engaged in (1) any transactions or dealings, or otherwise associated with any Prohibited Persons in connection with the use or occupancy of the Premises; (2) making or receiving any contribution of funds, goods, or services to or for the benefit of any Prohibited Person; or (3) any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate, any of the prohibitions set forth in any anti-money laundering or AntiTerrorism Laws.
10.5.4. Breach of the representations, warranties, and covenants contained in this article constitutes a material breach of this Lease and will entitle City to any and all remedies available under this Lease, or at law or in equity.
10.6. Waiver of Claims. Tenant hereby irrevocably waives on behalf of itself, its successors and assigns and all persons claiming through it, any claim which Tenant may assert against the City for inverse condemnation, relocation payment or assistance under California Government Code Section 7260 et seq., lost business goodwill, compensation for fixtures and equipment, and/or any other costs, expenses, or claims not specifically listed herein incurred by Tenant in connection with any termination, either by operation of law or otherwise, of this Lease. Tenant specifically acknowledges that this Lease may be pleaded as a defense and a bar to any such claim. Tenant further specifically acknowledges that in making this waiver, Tenant has consulted with its attorney and that this waiver is made freely and with knowledge of the character and extent of the rights thus waived.
10.7. Interest Rate. Except when another rate of interest is specifically provided for in this Lease, any amount due from either party to the other under this Lease that is not paid when due will bear interest at the rate per annum (Interest Rate) equal to 10 percent per annum. Despite anything contained in this Lease to the contrary, in no event will the total liability for interest payments on any amount due under this Lease exceed the limits, if any, imposed by the usury laws of the State of California. City and Tenant hereby agree and acknowledge that the Interest Rate is reasonable. Additionally, City and Tenant hereby agree and acknowledge that the actual damage caused by a late payment under this Lease would be impracticable or extremely difficult to fix; thus, any interest payment under this Lease that is payable by reason of a late payment represents an agreed-on amount between City and Tenant.
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10.8. Authority to Execute. If Tenant is a non-profit, corporation, partnership, or limited liability company, then each individual executing this Lease on behalf of the nonprofit, corporation, partnership, or limited liability company (in his/her representative capacity only) represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of the non-profit corporation, partnership, or limited liability company and that this Lease is binding upon the non-profit, corporation, partnership, or limited liability company.
10.9. Attorney’s Fees and Costs. If either party engages legal counsel to secure compliance by the other party with any of the terms of this Lease or regarding any matter arising out of this Lease, whether or not such engagement requires institution of litigation, arbitration, or other legal services, then the defaulting party will be responsible for and will promptly pay to the non-defaulting party the reasonable value of the attorney fees and any other cost or expense incurred as a result of the default.
10.10. Severability. If any term, covenant, condition or provision of this Lease or the application thereof to any person or circumstance, is held by a count of competent jurisdiction or rendered by the adoption of a statute by the State of California or the United States invalid, void or unenforceable, the remainder of the terms, covenants, conditions or provisions of this Lease, or the application thereof to any person or circumstance, will remain in full force and effect and will in no way be affected, impaired or invalidated thereby.
10.11. Legal Advice. Each party has received independent legal advice from its attorneys with respect to the advisability of executing this Lease and the meaning of the provisions hereof. The provisions of this Lease will be construed as to the fair meaning and not for or against any party based upon any attribution of such party as the sole source of the language in question.
10.12. Relationship of Parties. The parties agree that their relationship is that of Landlord and Tenant, and that nothing in this Agreement may be deemed to create any form of business organization between the parties hereto, nor is either party granted the right or authority to assume or create any obligation or responsibility on behalf of the other party, nor may either party be in any way liable for any debt of the other.
10.13. Exhibits. All of the exhibits referenced in this Lease and attached hereto is incorporated into this Lease by this reference. In the event of any inconsistency between the provisions of the body of this Lease and anything contained in the exhibits referenced in this Lease, the provisions of the body of this Lease will control.
10.14. Headings. The headings of articles, articles, and the table of contents, if any, of this Lease are for convenience only and have no effect on the interpretation of the provisions of this Lease
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10.15. Binding Effect. All rights and obligations of City and Tenant under this Lease will extend to and bind the respective heirs, executors, legal representatives, administrators, and the permitted successors, subtenants, and assignees of the parties.
10.16. Governing Law; Venue. This Lease will be governed by and construed in accordance with the laws of the State of California. Venue on any action arising out of this Lease will be proper only in the superior court of the county of Los Angeles.
10.17. Recordation. In accordance with Government Code Section 37393, City will record this Lease with the office of the recorder for Los Angeles County.
10.18. Entire Lease; Amendments. City and Tenant agree to the following: (a) that there are no oral or written agreements (or any representations or warranties of any kind) between the parties affecting this Lease and neither party has been induced to enter into this Lease by (and neither party is relying on) any agreements, representations, or warranties other than those expressly set forth in this Lease; (b) that this Lease and all of its exhibits constitute the final, complete, and exclusive statement of the terms of the agreement between City and Tenant pertaining to Tenant’s lease of the Premises from City and supersede and cancel any previous and contemporaneous negotiations, arrangements, representations, warranties, brochures, agreements, and understandings, if any, between City and Tenant; and (c) that no provision of this Lease may be amended except by an agreement in writing signed by City and Tenant. 279
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IN WITNESS WHEREOF, this Lease has been executed by the parties, in the State of California, as of the last chronological date set forth by the signatories below.
Date _________________, 2026
"CITY"
THE CITY OF BURBANK, a
municipal corporation
Attest:
_____________________________ By:___________________________ Kimberley Clark Justin Hess
City Clerk City Manager
Date _________________, 2026 "TENANT”
Family Service Agency of Burbank
By:___________________________
Name: ________________________
Title: _________________________
_________________________
By:___________________________
Name: ________________________
Title: _________________________
Approved as to Form
Joseph A. McDougal, City Attorney
__________________________________
By: Ray Johal, Sr. Asst. City Attorney
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Exhibit "A"
Site Map of Premises
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Exhibit "B"
Legal Description of Premises
Lots 100,101, and 102 of Tract Number 9785, in the City of Burbank, as per map recorded in Book 136, Pates 9 and 10 of Maps, in the office of the County Recorder of the Los Angeles County, State of California
Address: 2721 Burbank Boulevard, Burbank, CA 91505
APN: 2438-001-900
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Exhibit "C”
Maintenance Matrix
MAINTENANCE & LIFE CYCLE COST RESPONSIBILITY MATRIX
Maintenance Divisions City
Responsibilities
Tenant
Responsibility
(FSY)
Comments
1 Building Envelope
Roof and waterproofing
inspection
X
Roof, roof drain and downspout
cleaning
X
Roof waterproofing investigation
and repair
X
Exterior painting and lifecycle
replacement
X
2 Openings
Door and window repair X
Door and window replacement X
Electrified door and window
maintenance and repair
N/A
Key duplication, lock service
and small repairs
X
3 Interior Finishes
Future tenant Improvements X
Floor repair and replacement X
Floor maintenance X
283
ATTACHMENT 2
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Interior painting X
Restroom finishes & fixtures
(e.g. faucets, partitions, tile,
mirrors and towel bars)
X X City
responsible
for toilets and
sink
replacement
needed from
normal wear
and tear.
Casework/Cabinets - repair X
Window treatment X
4 Plumbing
Waste water systems
Sewer maintenance and
stoppages - to Building
X
Sewer maintenance and
stoppages - within Building
X
Sewer repair and replacement X
Water Supply Systems
Backflow device test and
inspection
X
Backflow device repair X
Backflow device replacement X
Fire sprinkler replacement X
Fire sprinkler maintenance and
repair
X
Water filters- appliance X
Plumbing system large repair
and lifecycle replacement
(includes fire water)
X
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ATTACHMENT 2
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Plumbing fixture and valve
maintenance within the building
X
Plumbing fixture, valve repair
and replacement within the
building
X
Landscape Sprinklers X
5 Electrical
Uninterruptible Power Supply
system maintenance - personal
computer
X
Uninterruptible Power Supply
system repair and replacement
for building
X
Computers and internal network X
Electrical system maintenance X
Electrical system large repair
and lifecycle replacement
X
Lighting control system
modification
X
6 Mechanical/HVAC
HVAC system maintenance X
HVAC system repair and
replacement
X
Exhaust Systems
Exhaust system and hood
maintenance, repair and
replacement
X
Exhaust system and hood
cleaning
X
7 Communication
285
ATTACHMENT 2
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Data, low voltage infrastructure
maintenance and repair
X
Data, Low Voltage Infrastructure
replacement and new
installations
X
Internal virtual network service
and repair
X
8 Elevators X
9 Pools, Fountains N/A
10 Low voltage Systems
Access Control test inspection
and replacement
X
Security - Intrusion systems
(sec sys) Test, Inspection and
replacement
X
Surveillance/Cameras/CCTV X
Access to data X
11 Special Equipment
Emergency generator test,
repair and replacement
N/A
Bolt-on specialty equipment
specific to tenant use
X
Appliance maintenance and
repair
X
Appliance replacement X
12 Regulatory and Compliance
Exit signs and evacuation
lighting - test, inspection and
replacement
X
Fire extinguisher test and
inspection
X
286
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Evacuation plans X
Fire, life & safety monitoring
equipment test and inspection
X
Hazardous materials
inspections and compliance
X
Hazardous materials awareness
training, notifications
X
ADA compliance - tenant
improvements
X
ADA compliance - building X
13 Site (Facility to Prop Line)
Site drain large repair and
replacement
X
Site drain inspection and repair X
Parking area, ADA compliance X
Parking area cleaning X
Landscape maintenance X
Landscape maintenance - all
trimming
X
Landscape maintenance -
repair and replacement
X
General site maintenance (e.g.
benches, flagpole, walking
paths)
X
14 Other Maintenance Activities
Pest control X
Janitorial X
Window washing X
Floor cleaning X
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Lamp replacement X
Light surface mounted fixture
replacement
X
Building cleaning X
Grease trap - cleaning X
Facility Cleaning due to unusual
circumstances and weather
X
Solar Panels N/A
** Monthly inspections by
City if so deems and Annual
inspections, maintenance,
and maintenance
coordination managed by
Tenant/City
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Exhibit “E”
Resolution: Approval of Lease and Surplus Land Exemption DRAFT – FINAL TO BE ADDED WHEN APPROVED BY COUNCIL
289
1 STAFF REPORT
DATE: July 21, 2026
TO: Justin Hess, City Manager
FROM: Marisa Garcia, Parks and Recreation Director
VIA: Erin Barrows, Recreation Services Manager
BY: Roxana Tabibi, Social Service Program Supervisor - Nutrition SUBJECT: Adoption of a Resolution Authorizing the Execution of a Subaward Amendment with the Los Angeles County Aging and Disabilities Department, to Accept Subaward Funds in the Amount of $976,937 to Support the City of Burbank’s Supplemental Nutrition Programs and Supportive Services, Authorize the City Manager to Execute the Subaward Amendment, and Amend the Adopted Fiscal Year 2026-2027 Budget by Appropriating Funds
RECOMMENDATION
Adopt A RESOLUTION OF THE COUNCIL OF THE CITY OF BURBANK AUTHORIZING
THE EXECUTION OF A SUBAWARD AMENDMENT WITH THE LOS ANGELES
COUNTY AGING AND DISABILITIES DEPARTMENT, TO ACCEPT SUBAWARD FUNDS TO SUPPORT THE CITY OF BURBANK’S SUPPLEMENTAL NUTRITION
PROGRAMS AND SUPPORTIVE SERVICES, AUTHORIZE THE CITY MANAGER TO
EXECUTE THE SUBAWARD AMENDMENT, AND AMEND THE ADOPTED FISCAL YEAR 2026-2027 BUDGET BY APPROPRIATING FUNDS (Attachment 1).
BACKGROUND
Since 1973, the City of Burbank (City) has provided congregate and home-delivered meals to seniors through its Supplemental Nutrition Program (Program). The Program is responsible for providing approximately 102,000 congregate and home-delivered meals each year. The goal of the Program is to provide nutritious, balanced meals in a safe, friendly, and supportive group setting, in conjunction with a variety of community-based services that maximize seniors’ independence and quality of life. The City operates two dedicated Senior Centers (the Joslyn Adult Center and Tuttle Senior Center) and one
PARKS AND
RECREATION
Consent Calendar
Item #4
290
2 multi-purpose recreation facility (McCambridge Park Recreation Center). The Centers provide congregate meal services to persons who are 60 years of age or older.
In 2003, the County of Los Angeles Workforce Development, Aging and Community Services (WDACS) formerly known as the Los Angeles County (County) Department of Community and Senior Services released a Request for Proposal (RFP) soliciting applications from local government agencies and non-profit organizations to receive federal funds. Under the Federal Older Americans Act and the State Mello-Granlund Older Californians Act, the California Department of Aging (State) is authorized to administer elements of these programs as they relate to the provision of nutrition services.
As a result, the County established its Elderly Nutrition Program (ENP) and entered into an agreement with the State to implement the ENP. WDACS received funding to administer the ENP and procured agencies to provide nutrition and supportive services to eligible older adults. Funds are allocated to subrecipients for a one-year ENP subaward term with three (3) annual renewal options for a maximum term of four (4) years.
Notably, the City successfully received awards from the County’s ENP for the 2004–2008, 2008–2012, 2012–2016, 2016–2020, and 2020–2024 cycles. In accordance with Title 22 California Code of Regulations Section 7360 (Noncompetitive Awards), the County may procure Area Agency on Aging Program Services using Noncompetitive Subawards with other public/government entities. Accordingly, the County proceeded with the City as a subrecipient under the Noncompetitive Award guidelines. In February 2025, the County offered the City a Noncompetitive Subaward for the ENP, and the City elected to continue participating in the Program. The agreement for FY 2025–26 was approved and executed on June 24, 2025. Staff is now requesting authorization to execute the FY 2026–27 subaward amendment, which extends the previous program approved last year.
DISCUSSION
To support the City’s Supplemental Nutrition and Supportive Services programs, the County Board of Supervisors authorized renewal of the City’s agreement to receive funding through the ENP 2026-27 subaward cycle in an amount of up to $976,937 for FY 2026-27, from July 1, 2026 to June 30, 2027. The initial subaward may be renewed annually for up to three additional one-year terms (for a maximum term of four years), subject to funding availability, the Subrecipient's performance, and compliance with the subaward terms and conditions.
To accept the ENP funding, the underlying subaward agreement, Section 8.3.3, requires the Council to adopt a resolution and list certain elements (Attachment 2). This resolution implements that requirement.
291
3 ENVIRONMENTAL REVIEW
This activity involves administering services to senior and disabled populations and administrative changes to the FY 2026-27 Adopted Budget and has no potential for resulting in either direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and as such, is not a “project” subject to the requirements of the California Environmental Quality Act (CEQA) 14 Cal. Code Regs § 15378.
FISCAL IMPACT
The total cost of the City’s Supplemental Nutrition and Supportive Services Programs is approximately $2,000,000 and funding is included in the FY 2026-27 Adopted Budget.
The award amount from the County ENP for FY 2026-27 is estimated at $976,937.
Acceptance of the ENP funds will partially offset Program costs for the 2026-27 year. In addition to the ENP funding allocation, the City also receives approximately $90,000 in nutrition program donations contributed by senior participants annually. The City’s required match contribution for OAA Title III-B, C1, and C2 funding is included in the City’s Adopted Budget.
Specifically, the estimated annual $976,937 ENP Subaward will be allocated as follows:
Funding Category Funding Source Program Amount
Nutrition State C-1 OAA Title III-C1 Congregate Meals $302,925 NCC Congregate Meals $78,000
MOCA Congregate Meals $89,000
NSIP C-1 Congregate Meals $24,980
Nutrition State C-1 Total $494,905
Nutrition State C-2 OAA Title III-C2 Home Delivered Meals $390,000 MOCA Home Delivered Meals $75,000
NSIP C-2 Home Delivered Meals $15,732
Nutrition State C-2 Total $480,732
Nutrition State Info & Referral OAA Title III-B Telephone Reassurance $1,300 Info & Referral Total $1,300
GRAND TOTAL SUBAWARD $976,937
Staff requests that Council authorize execution of the ENP Subaward Amendment, accept funding in the amount of $976,937, and appropriate the following for FY 2026-2027:
1. $469,925 from revenue account 001.PR000.48010.1007.000000.0000 (General Fund, Other Intergovernmental Revenue, Nutrition State C-1) and $24,980 from revenue account 001.PR000.48010.1009.000000.00000 (General Fund, Other Intergovernmental Revenue, Nutrition State - USDA) to account number 001.PR42A.62300.000000.0000 (General Fund, Supplemental Nutrition Program, Special Departmental Supplies) upon receipt of the subaward in FY 2026-2027. 292
4 2. $465,000 from revenue account 001.PR000.48010.1008.000000.0000 (General Fund, Other Intergovernmental Revenue, Nutrition State C-2) and $15,732 from revenue account 001.PR000.48010.1009.000000.00000 (General Fund, Other Intergovernmental Revenue, Nutrition State - USDA) to account number 001.PR42A.62300.000000.0000 (General Fund, Supplemental Nutrition Program, Special Departmental Supplies) upon receipt of the subaward in FY 2026-2027.
3. $1,300 from revenue account 001.PR000.48010.1010.0000.00000 (General Fund, Other Intergovernmental Revenue, Nutrition State Info & Referral) to account number 001.PR42A.62300.0000.00000 (General Fund, Supplemental Nutrition Program, Special Department Supplies) upon receipt of the subaward in FY 2026-2027.
CONCLUSION
Staff recommends that the City Council adopt a resolution authorizing execution of the ENP subaward amendment to the Agreement with the County of Los Angeles Aging and Disabilities Department and accept funding through the one-year ENP subaward for the 2026–27 term, with three annual renewal options for a maximum term of four years, to support the City's Supplemental Nutrition and Supportive Services Program. The ENP is an essential community program operated by volunteers and City staff to serve nutritious, balanced meals to seniors at congregate sites and through home-delivered meals.
ATTACHMENTS
Attachment 1 – Resolution
Attachment 2 – LACADD Letter re Subaward (Amendment Four) Attachment 3 – Amendment Four (Elderly Nutrition Program Subaward Period July 2025 – June 2027 Subaward Number ENP252601)
293
ATTACHMENT 1
1 RESOLUTION NO. ____________
A RESOLUTION OF THE COUNCIL OF THE CITY OF
BURBANK AUTHORIZING THE EXECUTION OF A
SUBAWARD AMENDMENT WITH THE LOS ANGELES
COUNTY AGING AND DISABILITIES DEPARTMENT, TO
ACCEPT SUBAWARD FUNDS TO SUPPORT THE CITY
OF BURBANK’S SUPPLEMENTAL NUTRITION
PROGRAMS AND SUPPORTIVE SERVICES, AUTHORIZE
THE CITY MANAGER TO EXECUTE THE SUBAWARD
AMENDMENT, AND AMEND THE ADOPTED FISCAL
YEAR 2026-2027 BUDGET BY APPROPRIATING FUNDS
THE COUNCIL OF THE CITY OF BURBANK FINDS:
A. Title III of the Older Americans Act of 1965, as amended, provides for project grants through the Administration on Aging of the Department of Health and Human Services to certain designated State Agencies for the development and operation of projects to be conducted by such State Agencies (directly or through contract arrangements) to provide services for older persons.
B. The Los Angeles County, Aging and Disabilities Department (County) administers such grants and previously awarded a grant to the City, which was accepted on June 24, 2025.
C. The County is extending these grants through an Amendment Four to the “Elderly Nutritional Program (ENP) Subaward Period July 2025 – June 2027 Subaward Number ENP252601”. The County’s grant requires, as a condition of funding (Section
8.3.3.3 of the original agreement), that the City adopt a resolution with certain elements, including: (1) a reference to Subaward Number ENP252601; (2) the authorized representative who will execute the subaward or its amendments; (3) and the City’s approval and acceptance of the subaward funds. This resolution is intended to implement these requirements.
THE COUNCIL OF THE CITY OF BURBANK RESOLVES:
1. The City Manager or his designees (e.g., Parks and Recreation Director or Assistant Parks and Recreation Director) are hereby authorized to accept and execute Amendment Four, effective July 1, 2026, in the amount of $976,937 to support the City of Burbank’s Supplemental Nutrition and Supportive Services programs as follows, subject to the review and approval as to form by the City Attorney’s Office:
a. Nutrition project subaward under Congregate Meal Program C1; $494,905 Supplemental Nutrition Congregate Meals Program, in the sum of (OAA Title III C-1 (Congregate Meals) for $302,925, NCC (Congregate Meals) for $78,000, MOCA (Congregate Meals) $89,000) and NSIP
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ATTACHMENT 1
2 C1(Congregate Meals) for $24,980.
b. Nutrition project subaward under Home Delivered Meal Program C2; $480,732 Supplemental Nutrition Home Delivered Meals Program, in the sum of (OAA Title III C-2 (Home-Delivered Meals) $390,000, MOCA (Home Delivered Meals) $75,000) and NSIP C2(Home-Delivered Meals) for $15,732.
c. Supportive Services/Telephone Reassurance under OAA Title III-B, in the sum of $1,300.
2. The City’s Fiscal Year (FY) 2026-2027 Adopted Budget is amended by appropriating subaward funds from County to support the City of Burbank’s supplemental nutrition and supportive services programs in the amount of $976,937 from the following accounts:
a. $494,905 from revenue account 001.PR000.48010.1007.0000.00000 (General Fund, Other Intergovernmental Revenue, Nutrition State C-1) to account number 001.PR42A.62300.0000.00000 (General Fund, Supplemental Nutrition Program, Special Department Supplies) upon receipt of the subaward.
b. $480,732 from revenue account 001.PR000.48010.1008.0000.00000 (General Fund, Other Intergovernmental Revenue, Nutrition State C-2) to account number 001.PR42A.62300.0000.00000 (General Fund, Supplemental Nutrition Program, Special Department Supplies) upon receipt of the subaward.
c. $1,300 from revenue account 001.PR000.48010.1010.0000.00000 (General Fund, Other Intergovernmental Revenue, Nutrition Info & Referral) to account number 001.PR42A.62300.0000.00000 (General Fund, Supplemental Nutrition Program, Special Department Supplies) upon receipt of the subaward.
3. The City Manager or his designee such as Parks and Recreation Director or Parks and Recreation Assistant Director are further authorized to give, execute and file assurances that the City of Burbank will comply with all applicable laws set forth in the subaward agreement, including but not limited to Title VI of the Civil Rights Act of 1964, as amended, and all requirements imposed by or pursuant to regulations of the applicable federal department and other applicable federal, state, and local statues, regulations, and ordinances, and to execute and deliver for and on behalf of the City such further agreements and documents, including but not limited to amendments, payment requests, and so on, as may be required in connection with said subaward agreement. All amendments, contracts, agreements are subject to the review and approval as to form by the City Attorney’s Office.
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ATTACHMENT 1
3 PASSED AND ADOPTED this ___ day of July 2026.
__________________________
Tamala Takahashi
Mayor
Approved as to Form:
Attest: Office of the City Attorney
_____________________________ By: _______________________ Kimberley Clark, City Clerk Kane Thuyen
Senior Assistant City Attorney
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF BURBANK )
I, Kimberley Clark, 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 regular meeting held on the ___ day of July, 2026, by the following vote:
AYES
NOES:
ABSENT:
_____________________________
Kimberley Clark, City Clerk
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BOARD OF SUPERVISORS
Hilda L. Solis
Holly J. Mitchell
Lindsey P. Horvath
Janice Hahn
Kathryn Barger
EXECUTIVE LEADERSHIP
Maral V. Karaccusian
Director
Victoria Jump
Acting Chief Deputy Director
Susan Huff
Administrative Deputy II
Anna Avdalyan
Assistant Director
Ivan Pacheco
Chief Information Officer
GET IN TOUCH
510 S. Vermont Avenue, Suite 1100
Los Angeles, CA 90020
ad.lacounty. gov
[email protected]
Aging & Adult Information & Assistance Line:
(800) 510-2020
Report Elder Abuse:
(877) 477-3646
Community & Senior Centers:
(800) 689-8514
May 27, 2026
City of Burbank
Attention: Justin Hess
1301 West Olive Avenue
Burbank, CA 91506
FISCAL YEAR 2026-27 FUNDING ALLOCATIONS FOR
ELDERLY NUTRITION PROGRAM SERVICES
Dear Mr. Hess:
County of Los Angeles Aging & Disabilities Department (County) intends to amend City of Burbank’s (Subrecipient’s) Elderly Nutrition Program (ENP) Subaward. The Subaward Amendment information is outlined below:
• Purpose:
o Subrecipient will utilize Older Americans Act (OAA) Title III C1, Title III C2 and Title III B baseline funding to provide defined and contracted ENP Congregate Meal, HomeDelivered Meal, and Telephone Reassurance Services during Fiscal Year (FY) 2026-27.
o Subrecipient will utilize Net County Cost (NCC) funding to provide defined and contracted ENP Congregate Meal
Services during FY 2026-27.
o Subrecipient will utilize Modernizing Older Californians Act (MOCA) funding to provide defined and contracted ENP
Congregate Meal and Home-Delivered Meal Services
during FY 2026-27.
o Subrecipient will utilize Nutrition Services Incentive Program (NSIP) funding to supplement food costs
associated with ENP Congregate Meals and HomeDelivered Meals Services during FY 2026-27. • Subaward Number: ENP252601
• Amendment Number: Four
• Subaward Term: July 1, 2026 through June 30, 2027
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FY 2026-27 Funding Allocation
Elderly Nutrition Program
City of Burbank