Density Bonus Law: Mountain View vs San Jose
How do density bonus law rules compare between Mountain View, CA and San Jose, CA?
Mountain View has fewer restrictions than San Jose.
Mountain View, CA
Santa Clara County
Projects setting aside affordable units in unincorporated Santa Clara County qualify for state-mandated density bonuses, parking reductions, and concessions under California Government Code Section 65915, implemented locally through Title C zoning provisions, with bonuses now up to 80 percent.
View full Mountain View rules →San Jose, CA
Santa Clara County
California Government Code §65915 grants developers up to 50–80 percent density bonuses, parking reductions, and three concessions for restricting units to lower-income or moderate-income tenants. San Jose implements the state law through SJMC Title 20 and Title 18.27 inclusionary housing.
View full San Jose rules →Key Facts Comparison
| Fact | Mountain View | San Jose |
|---|---|---|
| State authority | Cal. Gov Code 65915 | - |
| Local code | SCC Title C density bonus | SJMC Title 20 + 18.27 |
| Maximum bonus | Up to 80 percent (AB-2334) | - |
| Approval | Ministerial when eligible | - |
| Enforcement boost | Housing Accountability Act | - |
| State law | - | Gov Code §65915 |
| Max bonus | - | 80% all-affordable projects |
| Parking | - | 0.5 spaces near transit |
| Streamlining | - | AB-2011 and SB-423 |
Highlighted rows indicate differences between cities.
Mountain View FAQ
What set-aside percentages qualify?
Minimums vary: 5 percent very-low income, 10 percent low income, 10 percent moderate-income for-sale, or 100 percent affordable to claim the AB-2334 maximum bonus tier. Senior projects qualify with separate thresholds.
Does this apply in incorporated cities?
Cities apply Section 65915 themselves through their own codes. The county's Title C implementation governs only unincorporated parcels under County Planning and Development jurisdiction; San Jose and other cities have parallel ordinances.
San Jose FAQ
Can the city deny a density-bonus project?
Only on specific health-and-safety findings under the Housing Accountability Act. Generic objections like neighborhood character or aesthetics are not lawful grounds. Most denials are reversed on appeal or by court order.
How long do affordability restrictions last?
55 years for rental units and 45 years for ownership, recorded as deed restrictions. The Housing Department monitors compliance, income-certifies tenants, and enforces resale or re-rental price limits over the term.
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