Burbank Municipal Code Div. 2 Magnolia Park General Business (mpc-3) Zone

The Magnolia Park General Business (MPC-3) Zone is intended for general commercial uses that provide goods and services to the surrounding residential areas, and for office and mixed-use complexes that are compatible with adjacent land uses. [Added by Ord. No. 3502, eff. 12/26/98.]

In the MPC-3 Zone, all uses shall be consistent with the maximum FAR and maximum residential density, as prescribed in the General Plan, as follows:

[Added by Ord. No. 3839, eff. 5/24/13; amended by Ord. 24-4,022, eff. 1/17/25.]

In the MPC-3 Zone, uses are allowed as set forth in Section 10-1-502 of this Code. [Added by Ord. No. 3502, eff. 12/26/98.]

The following property development standards shall apply in the MPC-3 Zone:

A. STRUCTURE HEIGHT.

1. The maximum height of any structure shall be 27 feet from grade; except that at distances of less than 25 feet from a residential (or entirely residential PD) lot line, no part of the structure, including roof and/or architectural features, shall exceed one (1) foot in height for each one (1) foot of distance.

2. If the structure is 25 or more feet from a residential (or entirely residential Planned Development) lot line, roof and architectural features may exceed the maximum height, up to 35 feet, if a 45 degree angle, as depicted in Diagram No. 1 in Section 10-1-606(D), is maintained.

3. Structure height shall be measured from grade as defined by this chapter.

4. The maximum height of a building shall be measured to the ceiling height of the highest room permitted for human occupancy.

B. OPEN SPACE.

1. Distance Requirements

Each lot that abuts or is adjacent to an R-1 or R-2 lot shall provide an open space area not less than 20 feet wide along the abutting or adjacent property line. Lots abutting R-3 or R-4 lots shall provide a minimum of ten (10) feet of open space along the property line.

2. Determination of Open Space

The open space area shall be measured from the residential lot line to the commercial structure. Public streets and alleys may be included within the calculation of such area.

3. Landscaping of Open Space

When the commercial property abuts or is adjacent to R-1 or R-2 property, a five (5) foot strip of the open space nearest to the residential property shall be landscaped, unless a public street or alley is utilized in the calculation of the open space. The landscaping is intended to provide screening between the different zones.

4. Parking Allowed in Open Space

Where the commercial property abuts an R-3 or R-4 property, the entire open space area may be utilized for parking.

C. BUILDING PLACEMENT AND ORIENTATION.

1. Build-to Line

The ground levels of all structures shall be built at the front property lines for a minimum of 80 percent of the linear frontage of the structure. This requirement is intended to allow design flexibility, while at the same time promote pedestrian activity by maintaining continuity of the streetscape. This requirement shall not apply where open-air restaurants are located between the building face and the front or side-street property line.

2. Orientation to Sidewalk

All structures and businesses therein, are encouraged to have a primary access way from the front sidewalk, except in multi-use buildings or where accesses to businesses may be from a paseo or other such internal passageway.

3. Visibility

A minimum of 50 percent of the ground floor facade facing the front sidewalk shall be constructed of glass or other material that permits the interior of the business to be visible from a height of three (3) feet above the level of the adjacent sidewalk.

4. Parking Areas

Surface parking areas shall not be located between an arterial street and the building that it serves. Where surface parking areas are located at the side of the building, and adjacent to a sidewalk, landscaping and walls shall be provided in accordance with Article 14, Division 4 of this Chapter.

The design of parking structures shall follow the same standards and guidelines as are applicable to other structures. While the incorporation of pedestrian-oriented uses on the ground level of a parking structure adjacent to the sidewalk are encouraged, such enclosed building space may be utilized for parking; in such case, the requirement to provide visibility to the inside of the building from the sidewalk shall not apply. Additionally, all vehicles parked within structures shall be screened from public view.

D. BUILDING DESIGN.

The following design guidelines, along with the requirements of this section pertaining to building placement, are intended to encourage and reinforce the pedestrian nature of the commercial street, and to ensure that automobile-accessed structures do not detract from the pedestrian-friendly orientation of the area. All of the following provisions are only voluntary guidelines.

1. Storefronts

In addition to the other building design requirements of this section which are intended to strengthen and reinforce the pedestrian-oriented qualities of the area (i.e., transparency, build-to line, height, and access), other design features may be used to achieve a pedestrian-oriented development, including: the use of awnings and canopies that are consistent with the building design; the modest use of architectural ornamentation, such as decorative cornices, belt molding, and contrast banding; a simple parapet roof type; the placement of signage at the pedestrian level; recessing the building entryway; and incorporating a bulkhead with tile or other decorative or enhanced materials into the building design.

2. Building Style, Materials and Colors

The style and texture of new buildings are encouraged to be consistent with the guidelines included in the Magnolia Park Study, and to be compatible with surrounding buildings through the use of the predominant materials found in the area. Materials such as slump stone, board and batten, wood or composition shingles, and expanded metal screening, which have been added to some of the older buildings in the area, are not encouraged in new construction.

In general, colors should recall natural materials (e.g., brick, stone) and be generally subdued. The use of simple color schemes involving a maximum of three (3) colors is recommended, as is the use of monochromatic and complementary accent and trim colors. The use of bold primary colors (pure reds, yellows, blues) are not recommended for building facades except for accent elements, and bright or garish colors are discouraged in any application.

3. Building Access and Circulation

Building entries shall be designed to provide convenient access to ground floor businesses from the adjacent sidewalk. The incorporation of pedestrian pass-throughs, or “paseos”, is encouraged as a means of providing areas where outdoor pedestrian activities may occur, and for direct access to the street from rear parking areas. Larger projects are encouraged to include small court spaces, plazas, fountains and landscape features, and other common spaces.

E. ADDITIONAL STANDARDS.

The standards contained in Articles 11 through 16 of this Chapter also apply to the MPC-3 Zone. In the event of any conflict between the requirements contained in Articles 11 through 16 and the other requirements of this Section, the requirements of this Section rule.

F. Mixed-Use and Multifamily Residential-Only Development.

Notwithstanding the foregoing, this Section shall not apply to the following projects:

1. Mixed-use developments (multifamily residential with nonresidential use) allowed as set forth in Section 10-1-502. These projects shall be governed by the provisions of Article 9, Division 4 of this Code, commencing with Section 10-1-915.

2. Multifamily residential-only developments allowed as set forth in Section 10-1-502. These projects shall be governed by the provisions of Article 6, Division 3.5 of this Code, commencing with Section 10-1-621. [Added by Ord. No. 3502, eff. 12/26/98; amended by Ord. No. 23-3,996, eff. 7/7/23; 23-3,994; 15-3,860; 3716, 3548.]

Unless specifically exempted by Section 10-1-1914 of this Code, no structure shall be erected on any lot in the MPC-3 Zone, nor shall any permits related thereto be issued until an application for Development Review has been submitted to and approved by the Director, as provided for in Division 2, Article 19 of this Chapter. These permits include but are not limited to site preparation permits such as demolition permits and grading permits. [Added by Ord. No. 3502, eff. 12/26/98.]