How many more units does the density bonus add?
Ike Mbelu, Principal Partner · Last checked
On this page: The short answer · What the state law gives you · Each city
The short answer
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§65915
Up to 50 percent, then more
Under California Government Code §65915(f), a project of five or more units gets 20 to 50 percent more units than the zoning allows. The full 50 takes 24 percent of the base units for lower income households, or 15 percent for very low income. A second bonus under §65915(v) stacks on top.
What the state law gives you
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01
20 to 50 percent more units
Lower income: 10 percent earns 20, 24 earns 50. Very low income: 5 percent earns 20, 15 earns 50. Moderate income for-sale: 44 earns 50. §65915(f)(1), (2) and (4).
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02
Up to five concessions
One at 10 percent lower income, two at 17, three at 24, four at 16 percent very low, five at 100 percent affordable. The city grants each absent written findings. §65915(d).
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03
Waivers on top
The city cannot apply a standard, such as height, setbacks or lot area per unit, that physically blocks the bonus units. Waivers do not count against concessions. §65915(e) and (o)(2).
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04
One space per small unit
On request: one space up to one bedroom, 1.5 for two or three, 2.5 for four or more, guests included. With 20 percent lower income units and unobstructed access to a major transit stop within half a mile, 0.5 a unit. §65915(p)(1) and (p)(2)(A).
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05
Past 50 percent
At the top of any scale, added very low or moderate units earn a second bonus of up to 50 percent, with at most half the units restricted. 100 percent affordable earns 80 percent, with no density cap within half a mile of a major transit stop. §65915(v) and (f)(3)(D).
What it means in each city
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01
Bellflower
R-3: one unit per 1,980 sf, 22 an acre. At 50 percent, 22 × 1.5, about 33.
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02
Carson
HDR: up to 30 units per net acre. At 50 percent, 30 × 1.5, about 45.
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03
Gardena
R-4: 30 an acre on lots of half an acre or more. At 50 percent, 30 × 1.5, about 45.
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04
Hawthorne
R-3 and R-4: one unit per 1,452 sf, about 30 an acre. At 50 percent, 30 × 1.5, about 45.
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05
Lawndale
R-3 and R-4: one unit per 1,320 sf, about 33 an acre. At 50 percent, 33 × 1.5, about 50.
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06
Redondo Beach
RH-4: one unit per 670 sf, about 65 an acre. At 50 percent, 65 × 1.5, about 98.
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07
Torrance
R-3: one unit per 1,600 sf, about 27 an acre. At 50 percent, 27 × 1.5, about 41.
This is a summary of state law, not legal advice. Check the current statute and the city's own density bonus chapter for your site.
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