Henderson, NV Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Top tier bonus
- 36-50% density or 0.75 FAR
- Income limit
- Up to 80% of Clark County AMI
- Top-tier requirement
- 7 locational + 5 on-site amenities, CUP
- Affordability term
- 20-year recorded covenant required
- Approving authority
- Planning Director, entitlement review
Summary
Henderson grants a density or FAR bonus of up to 50 percent to residential developments that include an affordable-housing component and meet locational and on-site amenity requirements in Development Code Table 19.10.4-1.
As an incentive to provide affordable housing, the Director may grant, through entitlement review and approval, a density or FAR bonus if the proposed development includes an affordable housing component and the amenities established in Table 19.10.4-1, Density Bonus Requirements, and the standards in this Subsection are met.
Density/FAR Bonus Allowed1
TABLE 19.10.4-1, DENSITY BONUS REQUIREMENTS
Number of Locational Amenities Required
Number of On-Site Amenities Required
CUP Required
0 – 20% / 0.25 FAR
None
None
No
21 – 35% / 0.5 FAR
5
3
No
36 – 50% / 0.75 FAR
7
5
Yes
Notes: 1 All units permitted by the density bonus or additional square footage permitted by the FAR bonus, must be affordable.
Example 1: if a base zoning district allows 16 du/ac., applicant may provide 4 bonus affordable units (25% bonus) if the 5 locational and 3 on-site amenity requirements are met. Example 2: 32 proposed units x (2.0 proposed FAR – 1.75 base FAR / 2.0 proposed FAR) = 4 bonus affordable units.
E. Locational Amenities. Consistent with the required locational amenities in Table 19.10.4-1, Density Bonus Requirements, projects requesting an increase in density must be located within a 1/2 mile walk (along designated walkways such as sidewalks, paved trails, or similar pathways), at the time of review, of the following:
https://online.encodeplus.com/regs/henderson-nv/doc-viewer.aspx#secid--1
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Full Breakdown
The Director can approve a density or floor-area-ratio bonus for projects that dedicate units to households earning up to 80% of Clark County's area median income. Table 19.10.4-1 sets three tiers: up to 20%/0.25 FAR with no extra amenities required, 21-35%/0.5 FAR requiring 5 locational and 3 on-site amenities, and 36-50%/0.75 FAR requiring 7 locational and 5 on-site amenities plus a conditional use permit. Owners must record a 20-year affordability covenant before permits issue.
Violations & Fines
Breaking the affordability covenant makes the property nonconforming under the Development Code, and any fees waived or reduced as part of the incentive become immediately due to the City.
Frequently Asked Questions
How much extra density can a Henderson project earn for including affordable housing?
Who qualifies for Henderson's affordable housing density bonus?
Sources & Official References
Other rules in Henderson
Compare Henderson to another location·View the Nevada zoning overlays & bonuses overview
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Density Bonus Law in Nearby Cities
How other cities in Clark County handle density bonus law.