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

Chapter 17.17 applies wherever a residential project of three or more units proposes density beyond what the zone otherwise allows. Section 17.17.040 sets four qualifying paths: at least 5 percent very-low-income units, 10 percent low-income units, a senior housing development, or 10 percent moderate-income units in a condominium or planned development. Section 17.17.050 sets the payoff scale: 5 percent very-low-income units earns a 20 percent density bonus, increasing 2.5 percent for every additional 1 percent of very-low-income units, capped at 35 percent; the low-income and moderate-income tracks scale similarly at 1.5 percent and 1 percent per point, respectively, per Tables 17.17-1 through 17.17-3.

Beyond 35 percent, the Development Services Director can grant a larger bonus only if the applicant satisfies additional chapter requirements. Affordability has to last: very-low and low-income rental units must stay affordable for a minimum of 30 years, at rents not exceeding 30 percent of 50 or 60 percent of area median income depending on the tier, under Section 17.17.060. Applicants can also request incentives or concessions, reduced setbacks, density modifications, parking reductions, or mixed-use approval, scaled by Table 17.17-4 up to three concessions for the highest affordability tiers, plus separate donation-of-land and child-care-facility bonuses under Sections 17.17.090 and 17.17.100 that stack with the base calculation up to a combined 35 percent cap.

Because state law drives the framework, Upland's local chapter tracks Government Code Sections 65915 to 65918 closely, and a density bonus permit under Section 17.17.110 is processed administratively by the Development Services Director with no public notice or hearing required.