ADU Bonus vs. Complete Communities Housing Solutions: How We Decide Which Path Makes Sense
We often help clients decide between the ADU Bonus Program and Complete Communities Housing Solutions depending on site constraints, risk tolerance, and timeline. Below is the high-level comparison we use internally.
In San Diego, two of the most powerful density tools available to property owners and developers are the ADU Bonus Program and Complete Communities Housing Solutions (CCHS). While both programs can unlock additional units, they operate very differently—and those differences materially affect feasibility, approvals, parking, affordability, and long-term project risk.
At ArchiDev Studio, we don’t treat these programs as interchangeable. We use them strategically, based on how a site actually performs under real-world constraints.
Below is a high-level comparison we use internally when advising clients.
ADU Bonus Program
- Residential zones only
- ~40–45% market-rate / 55–60% deed-restricted mix
- Unlimited density only in SDAs
- 15-year deed restriction (~110% AMI)
- Base zone FAR and height limits apply
- Reduced rear/interior setbacks only
- No waivers or incentives
- No expedited review (unless paid)
- 1 parking space/unit outside TPA
Complete Communities (CCHS)
- Most zones citywide (excl. single-family)
- 40% of pre-bonus units affordable (min 10%)
- Unlimited density citywide
- 55-year deed restriction
- Tier-based bonus FAR (not base zoning)
- No maximum height limit (subject to overlays)
- By-right waivers available
- Accelerated review (~30 days possible)
- Reduced or eliminated parking
ADU Bonus Program: Where It Makes Sense
The ADU Bonus Program is often best suited for smaller residential lots and owners prioritizing a simpler entitlement pathway.
Key characteristics:
- Applies only to residentially zoned lots
- Density bonus is tied to affordable ADUs, typically resulting in an approximate 40–45% market-rate / 55–60% deed-restricted unit mix
- Unlimited density is only available within Sustainable Development Areas (SDAs)
- Deed restriction: 15 years (commonly around 110% AMI)
- Base zone FAR and height limits still apply
- Reduced rear and interior side setbacks (front setbacks remain unchanged)
- No waivers or incentives available
- No expedited review, unless paid separately
- No Neighborhood Enhancement Fund (NEF) payment
- Inclusionary Housing fees still apply, including on affordable units in qualifying projects
- No Development Permit required, unless triggered by Coastal Zone, Specific Plan overlays, or prior CEQA conditions
Important Update: Parking Requirements
Recent policy changes now require one (1) parking space per unit for ADU Bonus projects located outside a Transit Priority Area (TPA). This has become a critical feasibility issue on constrained lots, where parking can quickly erode buildable area and reduce achievable unit yield.
Bottom line: ADU Bonus remains a strong tool for certain infill sites, but base-zone limits and parking constraints now carry much more weight than they did previously.
Complete Communities Housing Solutions (CCHS): Where It Wins
CCHS is generally better suited for larger or more complex projects where flexibility and by-right relief outweigh longer affordability commitments.
Key characteristics:
- Applies to most zones citywide, excluding single-family zones
- Only 40% of pre-density-bonus units must be affordable (with a minimum of 10% to satisfy Inclusionary Housing requirements)
- Unlimited density citywide (with limited exceptions)
- Deed restriction: 55 years
- Bonus FAR is tier-based, not tied to base zoning
- No maximum height limit (subject to overlays such as Coastal, FAA, or airport influence areas)
- Reduced setback requirements, with limited exceptions
- Reduced or eliminated parking requirements, depending on location and tier
- ADA requirements apply
- Waivers are granted by-right; incentives must be applied for
- Executive Order 2024-1 enables accelerated review, in some cases as fast as ~30 days
- Neighborhood Enhancement Fund (NEF) contribution applies ($9 per lot square foot)
- CCHS compliance satisfies Inclusionary Housing requirements
- No Development Permit required, unless triggered by Coastal Zone, Specific Plan overlays, or prior CEQA conditions
Bottom line: CCHS offers far greater flexibility for yield, height, and parking, making it the preferred path for many multifamily and mixed-use projects—even with longer affordability terms and NEF costs.
How We Actually Decide Between ADU Bonus and CCHS
We don’t start with unit count. We start with risk.
When evaluating a site, we look at:
Physical Constraints
Lot size, shape, parking feasibility, and overlay zone requirements
Risk Tolerance
By-right certainty vs. discretionary exposure
Timeline Sensitivity
Speed to permit vs. speed to stabilization
Capital Strategy
Short-term hold vs. long-term asset positioning
Operational Complexity
ADA compliance, construction type, and coordination burden
In many cases, one program eliminates itself quickly once these factors are evaluated honestly.
FAQ: ADU Bonus vs. CCHS in San Diego
What is the difference between ADU Bonus and CCHS?
The ADU Bonus Program is limited to residential zones and constrained by base zoning, while CCHS applies citywide (with exceptions) and offers greater FAR, height, and parking flexibility.
Does the ADU Bonus Program require parking?
Yes. Projects located outside a Transit Priority Area must now provide one parking space per unit, which can significantly impact feasibility.
Which program is better for larger multifamily projects?
In most cases, CCHS is better suited for larger or more complex projects due to by-right waivers, reduced parking, and tier-based FAR bonuses.
Final Thought
Both programs are powerful—when applied intentionally. The wrong program on the wrong site can quietly erode yield, delay approvals, or introduce unnecessary risk.
If you’re evaluating a site and weighing these options, the conversation should start with strategy, not just code sections.
