Highland, CA Zoning Overlays & Bonuses: Density Bonus Law (2026)

Highland Municipal Code § 16.40.090 is the City of Highland's local procedure for California Government Code Section 65915. Subsection B requires a density bonus application on a form approved by the community development department director, filed concurrently with a design review permit, staff review permit, or administrative approval application, with a density bonus application fee established by resolution of the city council paid at submission. Under subsection C, staff processes it the same way and at the same time as that companion application, and the reviewing authority is the same one.

The application must show the number of base units allowed by the city general plan and zoning regulations, the number of density bonus units requested, and the number of affordable units in the project, with reasonable documentation of eligibility to the satisfaction of the community development director. Where the zoning has no density-per-acre standard, the developer prepares a base density study. The city grants the bonus in the amount Section 65915 specifies, and grants requested incentives or concessions unless it makes a written finding listed in Section 65915(d). Senior citizen housing developments that qualify for a bonus receive no incentives or concessions unless the state statute is amended to require them. Waivers of development standards are approved unless the city makes one of the findings listed in subsection I, including an adverse impact on property listed in the California Register of Historical Resources. Reduced parking follows Section 65915(p).

Before a building permit issues, the applicant records an affordability agreement as a covenant against the property, on a form approved by the city attorney. Under subsection M, the qualifying affordable units must be constructed concurrently with or before the market rate units and be integrated so each building holds a mix. Subsection N denies a bonus to projects excluded under state law, including those that fail to replace existing housing units. Appeals go through HMC § 16.08.210. Under subsection O, any change to Section 65915 supersedes a conflicting provision of the local section.