State Density Bonus consulting

 

California's State Density Bonus Law (Government Code Section 65915) lets a housing project build more units than local zoning allows when it includes a share of affordable units. It can also unlock incentives and concessions, waivers of development standards that would physically prevent the project, and reduced parking. Used well, it can be the difference between a project that pencils and one that does not.

 

How it works, in plain English

• You set aside a percentage of units as affordable (low, very low, moderate, or senior housing, depending on the project)

• In return, state law requires the city to grant a density bonus, up to 50 percent or more depending on the affordability level

• You can also request incentives and concessions, such as reduced setbacks or increased height, that the city must grant unless it makes specific findings

• Waivers remove development standards that would physically block the bonus units

• Parking is capped at state ratios, which are usually lower than local requirements

 

What IPG does

• Feasibility: how many units the bonus actually gets you on your site, and at what affordability level

• The application package, including the affordability calculation, requested incentives and the findings the city needs

• Working with planning staff, many of whom are processing their first density bonus application

• Coordination of the affordable housing regulatory agreement with the city

• Hearings, conditions and follow-through into permits

 

Twenty years of density bonus work

IPG's principal, Mike Ascione, has specialized in Gov. Code 65915 for more than 20 years, across more than two dozen California cities. The Melodia in Ontario was the first State Density Bonus project the City of Ontario processed. There was no playbook, so we helped write one with City staff. The result is 77 homes now under construction.

Density bonus law changes almost every year. We track the changes so you do not have to.

Have a site or a project stuck in the city process? Call 661-310-2539, email mike@ipgworks.com, or use the form below. We will tell you straight what your site can do and what it will take.