Burbank | Zoning Districts
Burbank, California Zoning Districts: R-1, R-1-H, R-2, R-3 and R-4, Homes Allowed per Lot, General Plan Density Caps and Measure One
This page covers the zones of the City of Burbank that allow homes and how many homes each allows on one lot. The rules are in Title 10 of the Burbank Municipal Code, which is a single chapter divided into articles. Article 6 holds the residential zones. The code host says the code is current through an ordinance passed on February 24, 2026, and the City website could not be opened for this guide, so the zoning map and the General Plan were not read. The Burbank overview has the summary.
Burbank zoning in six facts
- Section 10-1-301 of the Burbank Municipal Code lists 33 zone symbols, and five of them are residential by name: R-1, R-1-H, R-2, R-3 and R-4. Source: Burbank Municipal Code 10-1-301
- The R-1 zone permits one single family dwelling per lot on a minimum lot of 6,000 square feet, 50 feet wide and 100 feet deep. Source: Burbank Municipal Code 10-1-602 and 10-1-603
- R-2 allows one home per 3,000 square feet of lot, R-3 one per 2,400 to 1,600 square feet, and R-4 one per 2,000 to 1,000 square feet, by lot size. Source: Burbank Municipal Code 10-1-628, Table 10-1-628(A)
- All uses in the multiple family zones must stay within General Plan densities of 14, 27 and 43 units per acre for Low, Medium and High Density Residential. Source: Burbank Municipal Code 10-1-626.5
- Measure One, adopted by voters on February 28, 1989 and extended to January 1, 2030, bars amendments to the Land Use Element that raise the maximum number of homes. Source: Burbank Municipal Code 10-1-2013
- In commercial and industrial zones the use table marks housing with no other use as allowed "When required by State preemption law," except in BCC-3. Source: Burbank Municipal Code 10-1-502
The Code and Its Date
Burbank publishes its code through General Code on codepublishing.com. The front page reads: "The Burbank Municipal Code is current through Ordinance 26-4,038, passed February 24, 2026." It adds that the City Clerk holds the official version and that "Users should contact the City Clerk's office for ordinances passed subsequent to the ordinance cited above." The Ordinance List ends with the line "(No uncodified ordinances at this time.)"
The City Council has adopted ordinances since that date. The agendas on the City's agenda system show Ordinance No. 26-4,039, adopted on May 5, 2026 by a vote of 5 to 0. It amends the zoning map to give the R-1 zone to parts of 17 properties on the 600 and 700 block of Roselli Street that are proposed to join the City. By its own words the ordinance takes effect only after those properties are annexed, which means added to the City. The 19 City Council agendas from March 10 to September 29, 2026 list no other adopted ordinance that changes Title 10. Ordinances Nos. 26-4,040 and 26-4,041 deal with solid waste and water use.
Section 10-1-302 says the Zone Map "is on file in the office of the City Clerk." The map was not read for this guide, so this page cannot tell you the zone of an address. Ask the Planning Division for the zone and the General Plan land use designation of a lot before you rely on any number below.
The Residential Zones
Section 10-1-301 establishes the zones. Five are residential by name: R-1 "Single Family Residential Zone," R-2 "Low Density Residential Zone," R-3 "Medium Density Residential Zone," R-4 "High Density Residential Zone" and R-1-H "Single Family Residential Horsekeeping Zone." Every one of them has the same minimum lot: 6,000 square feet, 50 feet wide and 100 feet deep.
| Zone | Homes on one lot | Minimum lot |
|---|---|---|
| R-1, Single Family Residential | One single family dwelling per lot. A further house needs a Conditional Use Permit and 5,750 sq ft of lot per added home above the first 6,000 | 6,000 sq ft, 50 ft wide, 100 ft deep |
| R-1-H, Single Family Residential Horsekeeping | The same as R-1, with stables and corrals; SB 9 homes and lot splits are prohibited | 6,000 sq ft, 50 ft wide, 100 ft deep |
| R-2, Low Density Residential | One home per 3,000 sq ft of lot on every lot size | 6,000 sq ft, 50 ft wide, 100 ft deep |
| R-3, Medium Density Residential | One home per 2,400 sq ft under 12,000 sq ft of lot; per 2,000 sq ft from 12,000 to 23,999; per 1,600 sq ft at 24,000 or more | 6,000 sq ft, 50 ft wide, 100 ft deep |
| R-4, High Density Residential | One home per 2,000 sq ft under 12,000 sq ft of lot; per 1,400 sq ft from 12,000 to 23,999; per 1,000 sq ft at 24,000 or more | 6,000 sq ft, 50 ft wide, 100 ft deep |
| MDR-3 and MDR-4, Media District | The R-3 and R-4 standards | The R-3 and R-4 standards |
Sources: Burbank Municipal Code 10-1-301, 10-1-602, Table 10-1-603(A), 10-1-608.1, 10-1-626, Table 10-1-628(A) and 10-1-2124.
- R-1. Section 10-1-601 says the zone "is intended for neighborhoods of single family dwellings separated from multiple family and non-residential uses." Table 10-1-602 permits a "Single family dwelling, not to exceed one per lot, including mobilehomes and manufactured homes."
- A second house in R-1. "Single family dwellings, additional, on one lot" need a Conditional Use Permit, a permit the Planning Commission grants after a hearing. Table 10-1-603(A) asks for 5,750 square feet of lot for each added home above the first 6,000, so a lot needs 11,750 square feet for two houses (VanPlex arithmetic). Note 1 says additional houses "legally constructed prior to June 4, 1963 are permitted uses that do not require a CUP."
- R-1-H. The zone "is intended for neighborhoods of single family dwellings with incidental facilities for the keeping of horses." Its standards are on the hillside, Rancho and airport page.
- R-2. Section 10-1-626 says the zone "is intended for duplexes," and "generally no more than two (2) units are permitted on a single lot." The table itself counts one unit per 3,000 square feet, so a lot of 9,000 square feet works out to three.
- R-3 and R-4. R-3 "is intended for medium density multiple family developments, including rental and ownership options." R-4 "is intended for higher density multifamily development." Both permit a "Multiple family dwelling" and a "Single family dwelling."
- What counts as multiple family. The code defines a multiple family dwelling as "a residence consisting of two (2) or more dwelling units." Section 10-1-628 adds: "Lots that are developed with more than one (1) dwelling unit, whether attached or detached, are considered multiple family projects." Two detached houses on an R-3 lot follow the multiple family rules.
How Many Homes a Lot Yields
The density row of Table 10-1-628(A) is headed "Density/minimum gross square footage of lot area per dwelling unit." Divide the lot area by the figure for the zone and the lot size. Note 1 to the table settles fractions: "the number of allowed dwelling units is determined by rounding down to the nearest whole number even when the fraction is 0.5 or greater." The table below applies that rule. It is VanPlex arithmetic from the code figures.
| Lot area | R-2 homes | R-3 homes | R-4 homes |
|---|---|---|---|
| 6,000 sq ft | 2 | 2 | 3 |
| 7,500 sq ft | 2 | 3 | 3 |
| 9,000 sq ft | 3 | 3 | 4 |
| 12,000 sq ft | 4 | 6 | 8 |
| 18,000 sq ft | 6 | 9 | 12 |
| 24,000 sq ft | 8 | 15 | 24 |
Source: VanPlex arithmetic from Table 10-1-628(A) and its note 1. Other standards, such as parking and open space, can lower the count that fits.
- The lot size steps. An R-3 lot of 11,999 square feet is counted at 2,400 square feet per home and yields four. One of 12,000 square feet is counted at 2,000 and yields six. Joining two lots can raise the count by more than the sum of the two.
- Which area counts. The code defines "Area of Lot" as "the total horizontal area included within the lot lines," and for density it excludes "any land previously dedicated for a public street easement or right-of-way, or alley easement or right-of-way."
- Existing homes count. If a home is added to a lot with a house and the house stays, "all units on the lot, including the previously existing single family dwelling, must comply with all requirements of this Division."
- ADUs are counted separately. Accessory dwelling units are a permitted use in R-1, R-1-H, R-2, R-3 and R-4. See the ADUs and SB 9 page.
The General Plan Caps
A second limit sits on top of the zone table. Section 10-1-626.5 says that in the R-2, R-3, R-4, MDR-3 and MDR-4 zones "all uses shall be consistent with the maximum residential densities as prescribed in the General Plan." It prints three figures: Low Density Residential "14 units/acre," Medium Density Residential "27 units/acre" and High Density Residential "43 units/acre." The General Plan is the City's long-range land use plan, and each lot has a land use designation in it as well as a zone.
- The two limits line up. One acre is 43,560 square feet. At one home per 3,000 square feet that is 14.52 homes per acre; at 1,600 it is 27.2; at 1,000 it is 43.56 (VanPlex arithmetic). The zone table reaches the General Plan figure only at its largest lot size.
- Housing Element sites. A footnote sets a different cap for each site in the "2021-2029 Housing Element Opportunity Sites Overlay Zone (2021-2029 HEOS-OZ)": "the total net units for that site" in the column "Proposed Specific Plan Total Net Units" of Table 1-41 of the adopted 2021-2029 Burbank Housing Element. Ordinance No. 24-4,022, effective January 17, 2025, amended both sections that name the overlay. The Housing Element was not read, so the site list is not given here.
- State law. The state density bonus law and SB 79 can allow more homes than these caps. See the three or more homes page.
Measure One: the Voter Growth Limit
Article 20 of Title 10 is the Residential Growth Management ordinance, called Measure One. Each section ends with the note "Adopted by voters at a Referendum Election held February 28, 1989, (Ord. No. 3129)." The measure was written to end on January 1, 2000. Section 10-1-2013 records three extensions by the City Council: to 2010, to 2020 and, by Ordinance No. 19-3,929 adopted on December 30, 2019, "until January 1, 2030."
- The core rule. Until January 1, 2030 the City "shall not adopt" any amendment to the Land Use Element "as such element existed on July 1, 1988, which increases the maximum allowable number of residential units which can be maintained and constructed in the City and the resultant population limit."
- Density bonuses are outside it. Section 10-1-2002 says nothing in it shall "affect or restrict the ability of the Council to provide density bonuses to low and moderate income multi-family development projects" under Government Code 65915.
- Who can change it. "The Council, after a public hearing, may only amend this article, or any provision thereof, by a majority vote of the Council."
- Exempt projects. Section 10-1-2008 exempts "Construction of a single-family dwelling unit on a legally existing and appropriately zoned lot" and remodels that create no added home.
- An old review rule still printed. Section 10-1-2005 says that, until multi-family standards are adopted, "all multi-family residential projects in the City must be reviewed and approved as conditional uses." Table 10-1-627 lists a multiple family dwelling as a permitted use, decided through Development Review. Section 10-1-2013 says the older sections stay in force "except to the extent that specific implementing ordinances have been adopted." Ask the Planning Division which review applies to your project.
- A report is due. "No later than six months prior to the expiration date of Measure One, a status report shall be presented to the City Council."
Homes Outside the Residential Zones
Table 10-1-502 lists the uses in every zone other than the residential ones. Its key gives the letter S the meaning "When required by State preemption law." Preemption means a state law overrides the local rule. The housing rows read as follows.
| Use | Zones | Mark in the table |
|---|---|---|
| Multifamily Residential-only | C-2, C-3, C-4, M-1, M-2, the Media District, Rancho and Magnolia Park zones, BCC-1, BCC-2 and BCCM | S: when required by State preemption law |
| Multifamily Residential-only | BCC-3, Burbank Center Commercial General Business | P/S: permitted |
| Multifamily Residential with nonresidential use | C-2, C-3, C-4, MDC-2, MDC-3, MDC-4, BCC-1, BCC-2, BCC-3, MPC-1, MPC-2, MPC-3 | AUP/S: Administrative Use Permit |
| Multifamily Residential with nonresidential use | M-1, M-2, MDM-1, NB, GO, RC, C-R, RBP, BCCM | S: when required by State preemption law |
| Accessory dwelling unit and junior accessory dwelling unit | Every zone in the table except Open Space, Airport, Railroad and Auto Dealership | S: when required by State preemption law |
Source: Burbank Municipal Code Table 10-1-502, amended by Ordinance No. 25-4,036. The table has no C-1 column.
- Housing with no other use. Division 3.5 of Article 6 applies to "Residential-only projects consisting of Multifamily Residential-Only uses in nonresidential zones when allowed pursuant to BMC Section 10-1-502" or when state law requires a no-hearing review. Its table sets no floor area ratio and a lot coverage of 80 percent.
- Mixed use. Division 4 of Article 9 covers "Multifamily Residential with Nonresidential Uses." An Administrative Use Permit is a permit the Community Development Director decides, with mailed notice.
- Density. In both divisions the maximum density is "Based on General Plan Consistency table in underlying zone and the Burbank 2035 General Plan land use designation unless otherwise preempted by State law."
- The Media District. Section 10-1-2124 says "MDR-3 shall be treated as if R-3 and MDR-4 shall be treated as if R-4."
Where the Code Disagrees With Itself
- MDR-3 and MDR-4. Sections 10-1-626 and 10-1-2124 name the MDR-3 and MDR-4 zones. The list of zones in Section 10-1-301 has no MDR-3 or MDR-4 row.
- R-2 and the word "two." The purpose section says "generally no more than two (2) units" on an R-2 lot. The density table allows one unit per 3,000 square feet with no upper number, which is three homes on 9,000 square feet.
- Review of multi-family projects. Section 10-1-2005 prints a conditional use review for all multi-family projects. Table 10-1-627 and Section 10-1-631 use Development Review by the Director.
- The ordinance list. The list says no ordinance is waiting to be codified. Ordinance No. 26-4,039 was adopted on May 5, 2026, after the code's date.
- A stray table note. In Table 10-1-627 the stable row cites note (5), which is about wireless facilities. Note (6) is the one about stables in the Rancho Area.
Limits of This Page
The code was read from codepublishing.com on October 11, 2026. The City website, burbankca.gov, answered 403, a refusal, and was left alone. Not read: the zoning map, the Burbank2035 General Plan and its land use map, the 2021-2029 Housing Element and its Table 1-41, the specific plans, and the commercial and industrial zone standards in Articles 7 and 8. A Media District Specific Plan Update with an ordinance amending Title 10 was before the Planning Commission on September 28, 2026; its text was not read and it is not in the code. Ask the Planning Division whether a newer ordinance is in force.
Best For
- ✓ R-4 lots of 12,000 square feet or more, where the count moves from one home per 2,000 square feet to one per 1,400.
- ✓ R-3 lots that can be joined to reach 12,000 or 24,000 square feet, the two sizes at which the table allows more homes.
- ✓ R-1 lots, where an ADU or an SB 9 home adds a home with no Conditional Use Permit.
Usually Fails When
- ✕ A home count is taken from the zone table alone, before the General Plan cap of 14, 27 or 43 units per acre is checked.
- ✕ A fraction is rounded up: 2.5 homes on a 6,000 square foot R-3 lot means two.
- ✕ A second house is planned in R-1 on less than 11,750 square feet without SB 9 or ADU law.
What To Verify Before Spending Money
- → The zone and the General Plan land use designation of the lot, with the Planning Division.
- → Whether the lot is in the 2021-2029 HEOS-OZ overlay, the Media District or the Rancho Area.
- → Whether any ordinance has amended Title 10 since February 24, 2026.
Where to Go Next
Related on VanPlex: the Burbank overview, the California SB 9 page and the hillside, Rancho and airport page.
Frequently Asked Questions
What are the residential zones in Burbank, California?
How many homes can I build on an R-1 lot in Burbank?
Can I build a duplex in Burbank?
How is density counted in the Burbank R-3 zone?
What is the highest density zone in Burbank?
Does the Burbank General Plan limit how many homes I can build?
What is Measure One in Burbank?
Can apartments be built in a Burbank commercial zone?
How current is the Burbank zoning code online?
Where can I find the zone of a Burbank property?
Official sources (checked October 2026)
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