Zoning & entitlements
Base density
The maximum residential density a site is allowed under zoning and the general plan before any bonus — the multiplicand for all § 65915 math.
Definition
Base density is the maximum allowable residential density under Government Code § 65915: the greatest number of units permitted by the zoning ordinance and the general plan's land use element. Where the two conflict, the higher figure controls; where density is expressed as a range, the top of the range is the base.
Every bonus percentage, set-aside count and concession tier is computed from this number, and fractional units round up at each step of the calculation.
Why it matters in an underwrite
A base-density fight is a unit-count fight: base 20 versus base 24 at a 50% bonus is the difference between 30 and 36 total units. Cities read ambiguous plans conservatively, so establish the base in writing at the earliest stage and cite HCD's density bonus advisory, which supports the developer-favorable reading when the plan and zoning documents disagree.
Sources & related guides
See also
See the term in the law itself
Read the controlling text in the Code Library, or ask the AI how it applies to your project.
Last reviewed 2026-07-29. General information, not legal advice.