Deep Plunge into the SB35 Approval at 910 S. Mariposa by Burbank's City Council November 26

This is a review of a proposed multi-family residential development at 910 South Mariposa Street, Burbank, CA. The project involves the construction of a 40-unit building on a currently vacant lot. The development utilizes the State Density Bonus Law and the SB 35 streamlined ministerial review process.

Key Project Details:

Location: 910 South Mariposa Street, Burbank, CA 91506 (APN 2443-004-017)
Project Size: 1.01-acres
Proposed Use: 40-unit multi-family residential building with semi-subterranean parking
Zoning: M-1 (Light Manufacturing District)
State Regulations: Utilizes Density Bonus Law and SB 35 streamlined approval process
Main Themes and Important Ideas:

Transcript

Burbank Housing Project

Speaker 1 0:00

From the media district adjacent . It's time to take another deep plunge into the issues and topics that face Burbank . Let's see what we have on the plate to dissect today .

Speaker 2 0:13

Hello Burbank , craig Schubert here with you once again , and today we're going to do a deep plunge into the 910 South Mariposa project that the City Council will be dealing with on November 26th on the SB35 streamlining process , which basically means they have no choice , they will have to approve this , but we thought we'd give you the information involved in the process so you can hear about the project as it stands . So let's join our friends John and Jenny from Notebook LM to take a deep plunge into 910 South Mariposa .

Speaker 3 0:52

Hey everyone , Welcome back for another deep dive .

Speaker 4 0:54

I'm excited to be here .

Speaker 3 0:55

Me too , and today we're going to sunny Burbank , california .

Speaker 4 0:59

Sounds nice .

Speaker 3 1:00

Yeah , to take a look at this newly approved housing project called Mariposa Gardens . Interesting yeah , you sent over .

Speaker 4 1:04

look at this newly approved housing project called Mariposa Gardens Interesting .

Speaker 3 1:06

Yeah , you sent over some pretty interesting documents for this one . Oh yeah , we have excerpts from the Burbank City Council resolution , a staff report with tons of details and even a biologist report . Yeah , so it seems like we're going to uncover a lot about those 40 condos planned for 910 S Mariposa Street .

Speaker 4 1:24

Yeah , this project really highlights , I think , some of the key issues in housing development today .

Speaker 3 1:31

Absolutely Okay . So before we get into the nitty gritty , I have to point this out . Yeah , the project site is currently a horse boarding operation .

Speaker 4 1:39

Really yeah , horses in .

Speaker 3 1:40

Burbank ? Huh , it's not something you see every day . Not really , no , yeah , horses in Burbank , it's not something you see every day .

Speaker 4 1:43

Not really .

Speaker 3 1:44

Yeah , so that was interesting to me . Yeah , but it might seem a little unusual , but I guess it just speaks to how cities evolve over time , right ?

Speaker 4 1:53

Yeah , for sure . And what's really interesting here is how this project was approved under Senate Bill 35 . Right , sb 35 , that California law that's all about fast tracking housing approvals , especially for projects that include affordable housing . Right , and this one does . It actually got a 100 percent density bonus because of it , which bunked up the total units from 20 to 40 . Wow , I'm curious to see how that strategy , the density bonus is playing out in Burbank compared to other cities .

Speaker 3 2:23

That's a really good question . Actually , I hadn't even considered that oh yeah , so we should definitely look into that . I'm already seeing from these documents how much thought goes into these projects . Yeah for sure . There are a lot of moving pieces , Absolutely . For example , the staff report mentions that they need a height waiver to go above the 40-foot limit .

Speaker 4 2:41

Oh , interesting .

Speaker 3 2:42

Is that common in Burbank ?

Speaker 4 2:43

Yeah , it is pretty typical actually , especially in denser urban areas where land is , you know , really valuable . Yeah , a little taller lets you fit more units on the same piece of land , so it's one way to address the housing shortage . But it also raises all these questions about how those taller buildings impact the existing neighborhood .

Speaker 3 3:00

Yeah , you've got a point there . Yeah , see how that could be a concern for residents .

Speaker 4 3:04

Yeah .

Speaker 3 3:05

Now this is where it gets really interesting to me . This project needed approval from two different indigenous bands . Oh wow , the Fernandinho Tataviam Band of Mission Indians .

Speaker 2 3:17

Yeah .

Speaker 3 3:17

And the Gabrieleno Band of Mission Indians , kiz Nation Interesting . And there's a whole protocol in place if human remains or artifacts are found during construction . Wow , that level of cultural sensitivity isn't something you'd necessarily expect in a housing development , is it ?

Speaker 4 3:34

It's becoming more common , I think , and it's a really positive step . It reflects , I think , a growing recognition of the importance of respecting indigenous heritage and involving tribes in the development process right from the start Makes sense , which , you know , it's not just checking boxes , it's about ethical and culturally sensitive practices .

Speaker 3 3:51

Yeah , I'm glad to hear that it seems like they're really trying to be mindful of the history of this land .

Speaker 4 3:55

Yeah .

Speaker 3 3:56

And speaking of mindfulness , the design requirements for this project are surprisingly specific . Really , the staff report actually mandates early California rancho imagery , like wide eaves , adobe-style walls and even those red clay roof tiles . Huh , it's making me picture like a modern-day hacienda .

Speaker 4 4:18

Uh-huh .

Speaker 3 4:20

But there's a reason for that right .

Speaker 4 4:21

Yeah , Burbank , like a lot of cities , has these design standards to make sure new developments complement the existing architectural landscape .

Speaker 3 4:29

Right . So it's all about creating that sense of visual continuity and preserving what makes the city unique .

Speaker 4 4:35

Exactly .

Speaker 3 4:35

Like they're trying to weave the new into the fabric of the old .

Speaker 4 4:38

Yeah , I like that .

Speaker 3 4:39

But I'm curious though how do they balance those aesthetic goals with the need to create affordable housing ? That's a good question . I mean , those rancho style details probably don't come cheap , right ? Do they ever end up driving up the cost of construction ?

Speaker 4 4:53

That's a really important question . It's this constant balancing act . While those design elements do contribute to the city's character , they can sometimes add to the cost of construction Right , and that can potentially affect the affordability of the units . So it's a trade-off that cities have to grapple with .

Speaker 3 5:10

Right . It's a good reminder that , even with the best intentions , they're always going to be compromises and tough decisions to be made .

Speaker 4 5:19

Yeah .

Speaker 3 5:20

We're just scratching the surface here , but I'm already seeing how complex this whole process is .

Speaker 4 5:24

Oh , absolutely . We've only just begun to peel back the layers . There's still so much to explore , especially when it comes to the environmental considerations for this project .

Speaker 3 5:33

You're right , we haven't even touched on the sustainability aspect . Let's dive into that next and see what they're doing to minimize the environmental impact .

Speaker 4 5:41

So you're curious about the sustainability aspect of Mariposa Gardens , I am . One of the things that really caught my eye was this low impact development plan , or LID plan as they call it Right , have you had a chance to look that over at all ?

Speaker 3 5:53

I did and , to be honest , I'm still a little fuzzy on the details .

Speaker 4 5:56

Oh yeah .

Speaker 3 5:56

It's all about managing stormwater runoff . Right yeah , it's all about managing stormwater runoff right , Right . But how does that actually work in practice ?

Speaker 4 6:01

Well , it's a pretty fascinating approach .

Speaker 3 6:03

Yes .

Speaker 4 6:04

Think of it as mimicking nature's way of handling rainwater .

Speaker 3 6:08

Okay .

Speaker 4 6:08

So , instead of all that water rushing into storm drains and , you know , potentially overwhelming the city system , yeah . They're designing the site to slow it down , spread it out and let it soak into the ground , naturally .

Speaker 3 6:20

So less concrete jungle , more like a sponge city .

Speaker 4 6:23

Exactly . They're incorporating things like rain gardens , permeable paving and bioretention areas , which act like little filters to remove pollutants from the water before it seeps into the ground .

Speaker 3 6:34

Okay , I'm starting to get the picture , but what makes this LID plan unique to this project ? Are these techniques standard practice in Burbank , or is Mariposa Gardens breaking new ground ?

Speaker 4 6:47

It's a combination of both . I think Burbank , like a lot of cities in California , is encouraging these sustainable practices , but each project presents its own set of challenges and opportunities .

Speaker 2 6:59

Yeah .

Speaker 4 6:59

What's interesting here is how they're integrating these LID elements into a relatively dense urban development .

Speaker 3 7:05

Right .

Speaker 4 7:06

It's not always easy to find the space for , you know , rain gardens and bioretention areas when you're trying to maximize the number of housing units .

Speaker 3 7:16

That makes sense . Yeah , it sounds like they're really trying to walk that tightrope between sustainability and density For sure .

Balancing Affordable, Sustainable Community Development

Speaker 3 7:22

Now I remember seeing a lot of specific requirements in the staff report , not just for the overall LID plan , yeah , but also for things like trash enclosures and even the layout of individual units . Oh , interesting . I was struck by how much attention to detail goes into these projects .

Speaker 4 7:38

It's all part of creating a livable and functional community . Yeah , take the trash enclosures , for example . They might seem like a minor detail . Right , but if they're not designed properly , you end up with unpleasant smells , overflowing bins , maybe even rodents .

Speaker 3 7:52

Yeah , nobody wants that .

Speaker 4 7:53

And that's not something anyone wants in their neighborhood , right ? Definitely not , yeah .

Speaker 3 7:57

It's interesting how all these seemingly small decisions can add up to a big impact on the quality of life for residents For sure . Speaking of residents , let's shift gears for a minute and talk about the people who will actually be calling Mariposa Gardens home . Okay , remember , this project received a 100% density bonus because it includes a certain percentage of affordable units . Right , because it includes a certain percentage of affordable units Right , but what does affordable actually mean in a city like Burbank where housing costs are notoriously high ? Yeah , who are these units really intended for ?

Speaker 4 8:29

That's the million dollar question , isn't it ? Yeah , the Density Bonus Program is designed to incentivize developers to include units for very low income and moderate income households . Okay , but the definition of affordable varies depending on household size and income level , right . It'd be interesting to see how those affordability thresholds compare to the actual wages of essential workers in Burbank you know teachers , nurses , service industry folks , right . Are these units truly attainable for the people that the city is hoping to reach ?

Speaker 3 8:58

That's a really good point . We often hear about the need for affordable housing .

Speaker 4 9:02

Yeah .

Speaker 3 9:03

But it's important to dig deeper and see if those units are actually aligned with the needs of the community . Absolutely . It's not just about numbers on a spreadsheet , it's about real people's lives .

Speaker 4 9:12

Absolutely , and it's about creating a diverse and inclusive community . Right . If Mariposa Gardens ends up being populated solely by higher income residents , right , then it hasn't truly achieved its goal of addressing the affordability crisis .

Speaker 3 9:26

I'm starting to realize that this project is like a microcosm of the larger housing challenges facing California . Yeah , we've got this push for density to address the shortage , but also this need to ensure affordability Right and create a mix of income levels . And then there's the whole environmental piece , with cities like Burbank trying to encourage sustainable development practices . It's a lot to juggle .

Speaker 4 9:50

You're hitting the nail on the head , and that's what makes this deep dive so fascinating . It's not just about a single housing development . It's about grappling with the complexities of urban planning and finding ways to create communities that are sustainable , equitable and livable for everyone .

Speaker 3 10:09

Okay , before we get too philosophical , let's get back to the details , uh-huh . Okay , we've talked a lot about the LID plan and how it manages stormwater , right , but what about other environmental considerations ?

Speaker 4 10:21

Yeah .

Speaker 3 10:21

Did they just throw in some recycled water and call it a day ?

Speaker 4 10:24

Not quite . They're incorporating a number of other environmentally friendly features . Okay . For instance , they're using recycled water for construction , which helps conserve potable water resources . Right , and the staff report mentions some requirements for energy efficient design in appliances .

Speaker 3 10:41

Makes sense .

Speaker 4 10:42

They even have to provide electric vehicle charging stations .

Speaker 3 10:45

Oh , wow .

Speaker 4 10:46

Yeah .

Speaker 3 10:46

It sounds like they're trying to tick all the boxes when it comes to sustainability .

Speaker 4 10:49

It seems like it .

Speaker 3 10:51

But I'm curious are these features simply a response to regulations , or is there like a genuine commitment to environmental responsibility ?

Speaker 4 10:58

It's probably a bit of both . Yeah to environmental responsibility it's probably a bit of both . Yeah , california has some of the strictest environmental regulations in the country , right , so developers have to meet certain standards . But I think there's also this growing recognition that sustainable practices are not just good for the planet , right . They're good for business , right . Energy efficient buildings save money in the long run , and features like EV charging stations can be a real selling point for potential residents .

Speaker 3 11:24

That's true . Yeah , it seems like we're starting to see a shift in thinking where sustainability is becoming less of an afterthought .

Speaker 4 11:32

Yeah .

Speaker 3 11:32

And more of an integral part of the development process .

Speaker 4 11:35

I agree . And it's not just about the building itself , right , it's about how the project connects to the larger community . Okay , remember those public amenities we mentioned earlier , the equestrian path and the improved pedestrian infrastructure .

Speaker 1 11:48

I do .

Speaker 4 11:48

Those are all part of creating a more walkable , bikeable and transit-friendly environment Right , which ultimately reduces reliance on cars and lowers emissions .

Speaker 3 11:57

So it's all interconnected right . Exactly the design of the building , the transportation options , the way they manage stormwater it all contributes to a more sustainable and livable community .

Speaker 4 12:07

Absolutely . And that brings us to a really interesting question . We've seen how Mariposa Gardens is trying to balance affordability , density and environmental responsibility . Right , but what about the potential downsides ? Are there any tradeoffs or unintended consequences that we should be aware of ?

Speaker 3 12:26

That's a great question . I'm eager to hear your thoughts on that . That's a great question . You bring up a really good point . We've been focusing on all the positive aspects of Mariposa Gardens . Yeah , but , like you said , there are always those trade-offs to consider .

Speaker 2 12:41

Right .

Speaker 3 12:42

So what are some of the potential downsides or those unintended consequences that could come with a project like this ?

Speaker 4 12:48

Well , even with the best intentions , there's no such thing as a perfect development Right , and one concern that often comes up with these higher density projects is the impact on traffic and parking .

Speaker 3 12:58

Oh yeah , that makes sense .

Speaker 4 12:58

You know , 40 new units , that means more cars on the road . Yeah , and even with measures to encourage alternative transportation , you know that's something the city has to plan for .

Speaker 3 13:07

Right , and I imagine that could be a real point of contention for existing residents who might already be dealing with traffic congestion .

Speaker 4 13:14

For sure .

Speaker 3 13:15

Are there any strategies in place to mitigate those impacts ?

Speaker 4 13:19

Well , the staff report mentions some requirements for on-site parking Okay , but it also really emphasizes the importance of integrating the project into the existing public transportation network . Okay , the existing public transportation network ? Okay . So they're looking at things like improving pedestrian access to nearby bus stops and potentially even creating dedicated shuttle routes . Oh , wow , it's about providing residents with viable alternatives to driving their own cars .

Speaker 3 13:44

It sounds like they're trying to be proactive . Yeah , but it's hard to predict how those strategies will play out in reality . Yeah , exactly , it's one thing to have those options available , but it's another to actually get people to use them .

Speaker 4 13:54

Absolutely Changing people's habits can be a challenge , right , but I think the key is to make those alternatives as convenient and appealing as possible . If it's easier and faster to hop on a bus or walk to your destination than to sit in traffic , people are more likely to make that choice .

Speaker 3 14:11

Yeah , that makes sense . Yeah , Now shifting gears a bit . I'm curious about the long-term affordability of these units . Okay , we talked about how those affordability thresholds are set , right , but what happens down the line ? Yeah , is there a risk that those units could eventually become market rate and no longer serve the intended population ?

Speaker 4 14:29

That's a valid concern . The affordability restrictions on those units are typically tied to a certain time frame . It could be 15 years , 30 years or even longer . Ok , but eventually those restrictions could expire and the units could be sold or rented at market rates .

Speaker 3 14:45

So it's not a permanent solution to the affordability crisis Right . It's more like a temporary fix .

Speaker 4 14:50

It's a step in the right direction .

Speaker 3 14:52

Yeah .

Speaker 4 14:52

But it's important to recognize its limitations Right and it highlights the need for you know , these ongoing efforts to create and preserve affordable housing options . It's not a one-time fix . It's an ongoing challenge that requires , you know , sustained attention and investment .

Speaker 3 15:10

Absolutely . We've talked about the potential impact on traffic yeah . The long-term affordability of the units and the fact that even sustainable development has its limitations yeah . Are there any other concerns that we haven't touched on ?

Speaker 4 15:24

Well , one thing that's often overlooked in these discussions is the impact on the existing community character . Oh , okay , you know Burbank has a unique identity , right , and new developments , even those designed to blend in , they , inevitably bring change . Yeah , it's important to be mindful of how those changes might affect the social fabric of the neighborhood .

Speaker 3 15:44

That's a really thoughtful point . It's not just about bricks and mortar . It's about people's lives and how they experience their community Exactly , and I imagine some residents might welcome the influx of new neighbors and the vibrancy that comes with it , right , while others might feel a sense of loss or displacement . Exactly , and those feelings are valid .

Speaker 4 16:02

It's about finding ways to balance the need for new housing with the desire to preserve what makes a community special Right . It's a conversation that every city is grappling with as they try to grow and evolve in a sustainable and equitable way .

Speaker 3 16:18

Yeah , it seems like Miraposa Gardens is like a microcosm of these larger conversations that are happening across California and

Navigating Urban Development Challenges

Speaker 3 16:25

beyond .

Speaker 4 16:25

Yeah .

Speaker 3 16:26

It's a reminder that urban development is such a complex issue , for sure With no easy answers .

Speaker 4 16:32

Absolutely . And as you continue to explore these issues in your own community , I encourage you to keep asking those tough questions what are the trade-offs we're willing to make ? How do we balance those competing needs and priorities , and what kind of future do we want to create for our ?

Speaker 3 16:48

cities ? Those are fantastic questions to ponder . We've covered a lot of ground in this deep dive but , as you said , the conversation doesn't end here . I hope this has given our listeners a deeper understanding of the complexities of urban development and sparked some curiosity about the projects happening in their own neighborhoods .

Speaker 4 17:03

Yeah , well said , until next time , keep exploring and keep asking those questions .

Speaker 1 17:09

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