Frequently Asked Questions

About the Rancho Neighborhood

  • The Burbank Rancho Neighborhood (the Rancho) is a unique neighborhood within the City of Burbank, California. It takes its name from two “ranchos” - San Rafael and Providencia. Ranchos were large tracts of land meant to encourage settlement in California that were granted by the Spanish and, subsequently, Mexican governments. In 1867, Dr. David Burbank purchased the two ranchos, portions of which would eventually comprise the City of Burbank.

    Located along the southern edge of Burbank, the Rancho encompasses approximately 315 acres. It is comprised of two non-contiguous areas – East and West Rancho. East Rancho is bounded generally by Alameda Avenue and Oak Street to the north, Victory Boulevard to the east, Los Angeles River to the south, and Keystone Street to the west. West Rancho occupies a smaller geography bounded by Reval Court to the north, Bob Hope Drive to the east, the Los Angeles River to the south, and California Street to the west.

    Today, the Rancho is primarily a residential neighborhood comprising single- and multi-family homes. It has historically allowed the unique activity of urban horse keeping, a practice and identity that persists to this day. The Rancho is also home to a variety of non-residential uses, like retail, office, recreation, open space, churches, and schools. Notably, it benefits from direct access to the Los Angeles Equestrian Center and Griffith Park across the Los Angeles River (the latter via the historic Mariposa Street Bridge). In addition, the Rancho sits adjacent to the Burbank Media District on the west, a nationally significant cluster of entertainment, media, and studio uses like the Walt Disney Company, ABC Television, Warner Bros. Studios, and more.

  • Located along the southern edge of Burbank, the Rancho encompasses approximately 315 acres. It is comprised of two non-contiguous areas – East and West Rancho. East Rancho is bounded generally by Alameda Avenue and Oak Street to the north, Victory Boulevard to the east, Los Angeles River to the south, and Keystone Street to the west. West Rancho occupies a smaller geography bounded by Reval Court to the north, Bob Hope Drive to the east, the Los Angeles River to the south, and California Street to the west. See map HERE.

  • The demographic profile of the Burbank Rancho reflects a diverse community.  The population is a mix of families, working professionals, and long-time residents, with a relatively balanced age distribution. Families with children are common, drawn by top-rated schools like William McKinley Elementary and Burroughs High School. Empty-nesters and retirees also feature prominently, while younger singles or couples in their 20s and 30s, often tied to the nearby studios and related media industry, add vibrancy to the area.

    Ethnically, the Burbank Rancho mirrors the City of Burbank’s diversity, which is approximately 60% White, 25% Hispanic or Latino, 10% Asian, and 5% Black or other races. Median household incomes are high, estimated at $125,500, which surpasses the City-wide figure of approximately $97,400 annually. Educationally, over 60% of residents hold a bachelor’s degree or higher, which also exceeds citywide education levels.  The Burbank Rancho is known for being a low-turnover community with over 3,800 residents (along with a notable equestrian population).

    Source: ESRI Business Analyst (2024)

  • The top 5 businesses ranked by employment are AAA, Burbank Healthcare & Rehabilitation Center, Pavilions, International School of Los Angeles / Lycée International (LILA), and Smart Post Sound. These businesses all employ over 100 individuals and are representative of the diverse set of industries located in the Burbank Rancho.

    Source: Axle Business Locations (2024)

About the RNSP and Other Regulations

  • The City of Burbank is currently preparing the Burbank Rancho Neighborhood Specific Plan (RNSP). On March 28, 2023, Burbank City Council directed staff to proceed with the preparation of the RNSP and indicated that it address, at a minimum, the following:

    • Establishment of objective standards that are aligned with the community’s vision, including balancing demands for responsible development, retaining local control, and preservation of the equestrian lifestyle

    • Incorporation of the City’s Complete Our Streets Plan Equestrian Design Guidelines

    • Possible rezoning of land to comply with applicable state and local housing and land use laws, including an assessment of existing M-1 (industrial) zoned property

    • Evaluation of a potential historic district and/or equestrian overlay

    • Assessment of potential impacts to City services and infrastructure from proposed development and implementation of the Plan

  • A Specific Plan is a regulatory document that establishes the long-term vision and development framework for a specific area of a city. While required to maintain consistency with a city’s General Plan, a Specific Plan provides a more detailed and customized approach. Informed by community input, a Specific Plan provides goals, policies, regulations, and implementation measures to implement the community’s vision, including design and development standards for private property, public realm improvements, and funding and financing strategies.

    The Rancho is currently regulated by the Burbank 2035 General Plan and the Burbank Zoning Code (specifically, Article 24. Rancho Master Plan Zones). The RNSP aims to build on this framework and update existing policies and regulations to align with both community input and City Council direction (noted above). The planning process to prepare the RNSP will be a transparent and inclusive one meant to ensure that the needs and desires of everyone in the community are addressed, while at the same time complying with applicable local and state laws. To do so, the City is partnering with the community to establish a new vision and regulatory framework for the Rancho for the future. To learn more about how you can get involved, click HERE.

  • The City is embarking on a 4-phase process that will result in the formal adoption of the Burbank Rancho Neighborhood Specific Plan.

    Phase 1 – Analysis and Visioning  (Spring/Summer 2025)

    The first phase will consist of analysis to understand existing conditions, within the Rancho across the topics of land use, mobility, environmental, open space, demographics, history, culture, economics, and more. Starting with this phase, the project team will listen and learn from the community across a series of community activities to better understand their concerns, ideas, and aspirations for the future.

    Phase 2 – Community Design Options (Fall/Winter 2025)

    The second phase will consist of developing and testing future planning alternatives for the Rancho. They will be evaluated in partnership with the community on how they address and perform against the goals established in the first phase.

    Phase 3 – Preferred Plan (Spring/Summer 2026)

    In the third phase, the project team will refine a preferred alternative that will form the basis of the Burbank Rancho Neighborhood Specific Plan (RNSP).

    Phase 4 – Adoption and Implementation (Winter 2026)

    The final phase includes the development of the necessary environmental review subject to California Environmental Quality Act (CEQA), as well as the public hearing process for the adoption of the final deliverable – the Burbank Rancho Neighborhood Specific Plan.

  • The Burbank RNSP is being prepared by the City of Burbank, supported by a consultant team. The team includes professionals in planning, urban design, transportation, economics, urban equestrianism, and community engagement. The consultant team is being led by Dudek and supported by Kearns & West, South Environmental, Fehr and Peers, Pro Forma Advisors, and Gene G. Gilbert & Associates.  

    The City is committed to a transparent and inclusive planning process. You will likely engage with some of our project team members at community events and public meetings throughout the life of the project. For your reference, core members of the project team are listed below.

    • Greg Mirza-Avakyan, City of Burbank Project Manager

    • Amanda Landry, City of Burbank Planner

    • Gaurav Srivastava, Dudek, Planner and Urban Designer

    • Jenna Tourje-Maldonado, Kearns & West, Community Outreach & Engagement

    • Gene Gilbert, Gene S. Gilbert & Associates, Equestrian Advisor

    • Sarah Corder, South Environmental, Architectural Historian

    To contact us, please contact the City’s Project Manager, Greg Mirza-Avakyan, at gmirzaavakyan@burbankca.gov or call (818) 238-5250. 

  • The Burbank Rancho Neighborhood Specific Plan is funded by the City’s General Fund. 

  • In 1992, the City prepared the Rancho Commercial Recreation Master Plan which studied only a portion of the Rancho (generally the Rancho Market Place area and commercial uses along Main Street and Alameda Avenue). Based on community input at the time, the Plan provided recommendations for land use and zoning changes. However, the Plan was never formally adopted by City Council. Instead, many of its recommendations were incorporated into the Burbank Municipal Code (BMC) as Article 24 (Rancho Master Plan Zones) of Title 10 (Zoning Regulations) which contains design and development regulations for commercial properties in the Rancho. The Land Use Element of the City’s General Plan was also amended around this time to reflect recommendations from the Rancho Commercial Recreation Master Plan. Residential uses in the Rancho are regulated separately by Article 6 (Residential Uses and Standards) of Title 10 of the BMC, which allows for the unique activity of horse keeping on residential properties.

  • The RNSP will only apply to future development and will not be retroactively applied to previously approved projects. For more information about previously approved projects, including the projects at 921 Riverside Drive and at 910 South Mariposa, contact the City directly or view the project on the City’s website HERE.

  • The Burbank Rancho Neighborhood is identified and regulated by multiple means.

    Like all other property in the City, the Rancho is first and foremost regulated by the City’s General Plan. Adopted in February 2013, the Burbank2035 General Plan identifies the Rancho as a master plan area and establishes various goals and policies to inform future land use decisions related to land use, housing, mobility, noise, air quality, climate change, safety, and open space and conservation.

    The City’s zoning code, codified as Title 10 (Zoning Regulations) of the Burbank Municipal Code (BMC) is the primary means of implementing the General Plan. The zoning code contains regulations which control the uses of all land and structures in the City. Because multiple zoning designations apply across the Rancho, property in the Rancho is regulated across multiple sections of the zoning code, including:

    Additionally, other various City plans and documents contain either specific or general provisions that apply to the Rancho, some of which include:

    • Complete Our Streets Plan (2020), which contains goals, policies, guidelines, and an implementation plan for Citywide mobility and street improvements. The plan addresses equestrian needs specific to the Rancho.

    • Complete Streets Objective Development Standards (2023), which stems from the Complete Our Streets Plan by establishing mandatory objective development standards for the implementation of future mobility and street improvements. The standards provide specific dimensions for equestrian-related facilities, such as bridle paths.

    • Burbank Bicycle Master Plan (2009), which serves as policy document to guide the development and maintenance of the City’s bicycle infrastructure. The plan identifies the implementation of bike facilities in the Rancho, like along Riverside Drive and across the Los Angeles River.

    • Burbank City Parks Master Plan (2024), which serves as a guide and implementation tool for the management and development of parks and recreational facilities in the City, including open spaces like Mountain View Park in the Rancho.

About State Legislation

  • Senate Bill (SB) 35 and SB 330 are state laws aimed at streamlining housing development in response to the state’s housing emergency. SB 35, passed in 2017 and as amended since then, requires local jurisdictions to ministerially approve qualifying housing projects, exempting them from discretionary review and CEQA. Qualifying housing projects must meet certain affordability and labor provisions. SB 330, passed in 2019 and as amended since then, restricts the downzoning of housing, imposes anti-demolition provisions, reduces application review timelines, and limits the number of required public hearings. Qualifying SB 35 and 330 projects are allowed in the Rancho as they are elsewhere in the City.

  • Senate Bill (SB) 423 was passed in 2023 and extends the provisions of SB 35 beyond the original sunset date from 2026 to 2036. In addition, SB 423 exempts projects submitted after January 1, 2024 and before July 1, 2025 from SB 35 if they are located within an equine or equestrian district designated by a general plan or specific or master plan, such as the Burbank Rancho. Please note that the exemption period established in SB 423 was selected by the state legislature, without input from City staff.

  • Senate Bill (SB) 9, passed in 2021, requires local jurisdictions to ministerially approve projects with no more than two primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. SB 9 effectively facilitates the creation of up to four housing units in the lot area typically used for one single-family home. In 2024, SB 477 was passed, which aimed at better regulating Accessory Dwelling Units (ADUs). SB 477 additionally exempts properties from SB 9 if they are in a single-family residential horse keeping zone with an adopted master plan prior to January 1, 1994, such as the Burbank Rancho.

  • Assembly Bill (AB) 2011, passed in 2022 and amended since then, requires local jurisdictions to ministerially approve qualifying housing projects in certain commercial zones, exempting them from discretionary review and CEQA. Qualifying housing projects must meet certain affordability, labor provisions, and development standards. Certain commercial zones include those where office, retail, or parking are a principally permitted use and where industrial uses are dedicated on site or adjoining the site, among other requirements related to location. Those commercially zoned properties in the Rancho (generally the Rancho Market Place area and commercial uses along Main Street and Alameda Avenue) may be eligible to opt into AB 2011 with qualifying housing projects.

  • Assembly Bill (AB) 2097, passed in 2022 and amended since then, prohibits local jurisdictions from imposing or enforcing minimum automobile parking requirements on certain residential and commercial development projects located within one-half mile radius of a major public transit stop. The law does not reduce, eliminate, or preclude requirements related to EV or accessible parking. The law also doesn’t prohibit a project to voluntarily provide parking. As shown in the Burbank Transportation Management Organization’s Transit Map, there are multiple public bus transit lines along Alameda Avenue, Olive Avenue, and Buena Vista Street that are located within one-half mile of the Rancho. As a result, properties within this area of the Rancho may be eligible to opt into AB 2097 with qualifying projects.

About Horses and Equestrians

  • The Mariposa Street Bridge is an equestrian- and pedestrian-only bridge that links the equestrian neighborhoods of the Burbank and Glendale Ranchos and the Los Angeles Equestrian Center on the north side of the Los Angeles River with Griffith Park’s equestrian trails on the south side of the river. Constructed in 1939, the bridge is of steel suspension construction spanning nearly 170 feet long over the Los Angeles River. Since then, the bridge has played an essential role in the equestrian lifestyle of the Rancho neighborhoods as well as in the making of Western-genre movies and television shows which were shot nearby. On March 25, 2024, the bridge was listed on the National Register of Historic Places. For more information about its storied past, click HERE.

  • Pursuant to Section 6-1-2802 (Special Rules Applicable to the Use of the Mariposa Street Bridge) of the BMC, only equestrian riders (rider on horseback) and pedestrians are allowed to use the bridge. No person shall ride, walk, or carry a bicycle on the bridge. The City is aware of bicycle-equestrian conflicts and also expectations for a safe and convenient multimodal connection between the Rancho and Griffith Park. As such, this issue will be addressed as part of the RNSP.

  • Regulations for horsekeeping are provided in three locations in the Burbank Municipal Code (BMC).

    Article 13 (Horse Stables) of Chapter 1 (Animals) of Title 5 (Policy and Public Safety) of the BMC provides regulations for commercial and non-commercial corrals and stables, such as requirements for minimum size and setbacks, screening, construction materials, and other provisions related to health and safety. These regulations apply to properties Citywide.

    Section 10-1-605 (Additional Development Standards for the R-1-H Zone) of the BMC provides similar and additional regulations for commercial and non-commercial corrals and stables ONLY for properties within the R-1-H (Single Family Residential Horsekeeping) Zone, such as requirements for minimum size and setbacks. Note that the R-1-H Zone is exclusive to the Rancho only. As such, all single-family residential properties in the Rancho are zoned R-1-H.

    Division 9 (Commercial Stables) of Article 24 (Rancho Master Plan Zones) of Title 10 (Zoning Regulations) of the BMC provides similar and additional regulations ONLY for commercial corrals and stables in the Rancho, such as requirements for minimum size and setbacks, screening, construction types, permitting, parking, and other provisions related to health and safety.

  • Article 5 (Registration of Animals) of Chapter 1 (Animals) of Title 5 (Policy and Public Safety) of the Burbank Municipal Code (BMC) requires that all horses have a valid registration with the Burbank Animal Shelter and pay a registration fee. This requirement does not apply to horses temporarily brought into the City for less than 30 days for commercial purposes. To access the registration application, click HERE.

  • As of December 2024, the City has a record of 30 active registrations for horses in the City, all of which are at properties in the Rancho. Note that this number may vary from the actual number of horses being kept in the City. The City is actively working with the community to ensure all horses are appropriately registered. Article 5 (Registration of Animals) of Chapter 1 (Animals) of Title 5 (Policy and Public Safety) of the Burbank Municipal Code (BMC) requires that all horses have a valid registration with the Burbank Animal Shelter and pay a registration fee. This requirement does not apply to horses temporarily brought into the City for less than 30 days for commercial purposes. To access the registration application, click HERE.

  • The Los Angeles Equestrian Center is an equestrian facility located in the City of Los Angeles, which sits directly adjacent to the Burbank Rancho. As of July 2025, the City of Los Angeles has record of about 90 equines currently stabled at the Los Angeles Equestrian Center that belong to about 50 Burbank residents. Note that the City of Burbank does not own or manage the Los Angeles Equestrian Center. For more information about the Los Angeles Equestrian Center, click HERE.

  • Public streets in the City of Burbank are subject to both City regulations and State of California regulations pursuant to the California Vehicle Code. Currently, the Burbank Municipal Code (BMC) regulates the following aspects of horses on streets:

    • Section 5-1-912 of the BMC requires that every person who rides or leads a horse at night wear some type of reflective device, etc.

    • Section 5-1-914 and Section 5-1-1103 of the BMC requires that no person hitch or tie a horse to a tree or shrub in any street so as to be endangered by vehicular traffic.

    • Section 5-1-1104 of the BMC requires that no person ride, drive, lead, guide, or otherwise conduct any horse upon any public sidewalk except to proceed by the shortest route to the traveled portion of the roadway.

    Separately, the California Vehicle Code covers various aspects of horses on streets, such as the fact that equestrians are afforded the same rights and responsibilities as drivers when on streets (California Vehicle Code Section 21050), the need to wear helmets for persons under 18 years of age and the need to wear reflective gear during hours of darkness (California Vehicle Code Section 21300), the need for drivers to yield to horses to avoid frightening them and injuring the rider (California Vehicle Code Section 21759), the duty of the rider not to suddenly proceed into the path of a vehicle (California Vehicle Code Section 21805), among other requirements.

  • The vicinity of Griffith Park offers numerous paths accessible to horses, mainly to connect the Burbank and Glendale Ranchos to Griffith Park. Paths are currently provided within Griffith Park itself, along the Los Angeles Equestrian Center, along the Los Angeles River, across the Mariposa Street Bridge, via tunnels across the 134-Freeway, and the Griffith Park Pollywog Area. These dedicated paths, as identified by Los Angeles County Parks & Recreation, are illustrated in the map HERE.

About Public Participation

  • The Burbank RNSP will be informed by an inclusive and transparent outreach and engagement process. It will prioritize opportunities for the community to provide meaningful input throughout the entire process. You can get involved by any of the following methods:

    Additionally, the planning process will rely on a multipronged approach across three rounds of work that allow for multiple event/meeting types across multiple locations in the community in both online and in-person formats, as described in more detail below.

    Round 1 – Visioning

    In the first round, the project team will focus activities on the idea of visioning designed to garner interest in the project, share background information, and solicit ideas about the future vision of the neighborhood. This first round will consist of publishing a project website, noticing the public, conducting focused stakeholder discussions, and facilitating the first community event.

    Round 2 – Community Design Options

    In the second round, the project team will host a series of pop-up events throughout the community to gather input on initial ideas and options for the future of the neighborhood, including areas for improvement across the topics of land use, mobility, the public realm, and open space.

    Round 3 – Draft Specific Plan

    After a draft of the Burbank Rancho Neighborhood Specific Plan is prepared, the project team will host Open House events to share the draft and gather input, from which the project team will use to update the plan and then finalize for adoption.

  • All outreach and engagement materials for this project will be provided in English. Project events will be staffed by both English- and Spanish-speaking translators. To request materials in Spanish or other languages, please contact the City’s Project Manager, Greg Mirza-Avakyan, at gmirzaavakyan@burbankca.gov or call (818) 238-5250. 

  • In accordance with the Americans with Disabilities Act (ADA) of 1990, if you require a disability-related modification or accommodation to attend or participate in a project event, such as auxiliary aids and services available for individuals with speech, vision, or hearing impairments, please contact the City’s ADA Coordinator at (818) 238-5051 at least 48 hours prior to a scheduled event.