Hesperia | Three or more homes

Hesperia, California Rules for Three or More Homes: R3, Housing in C2, the 2025 Objective Design Standards, Unit Sizes, Measure N and the Density Bonus

Hesperia has no program that lets a triplex or fourplex go on a single-family lot. Buildings of three or more homes belong in the R3 designation, in the C2 commercial designation, and in three zones of the Main Street and Freeway Corridor Specific Plan. In November 2025 the City Council raised the R3 density to 30 homes per acre, added housing to C2, and adopted design standards that let staff approve a project with no hearing. This page covers where such projects may go, how they are reviewed, and the standards they must meet. The Hesperia overview has the summary.

Where Three or More Homes Are Allowed

The use table in Section 16.16.085 marks "Multiple-family dwellings" S, a site plan review, in R3, and NP, not permitted, in R1, RR, A1 and A2. Section 16.08.190 defines the term as a building for "two or more families living independently of each other in separate dwelling units," so the same rule covers a duplex. Density below means homes per gross acre, which counts land for streets.

Sources: Hesperia Municipal Code 16.16.120, 16.16.130, 16.16.320 and 16.16.350 (Supplement 24 Update 2); Main Street and Freeway Corridor Specific Plan, Chapters 7 and 9; amendments adopted with Ordinance No. 2025-06.

The 2025 Land Use Element describes where this land is. R3 is found "along Sequoia Street." Most C2 land lies "on the south side of Bear Valley Road between Maple Avenue and the BNSF rail line, and on both sides of Hesperia Road." In the Specific Plan, the Medium Density zone covers "an extensive area east of 3rd Avenue and south of Main Street," and the High Density zone lies "immediately to the north and to the west of Hesperia City Hall."

What Changed in November 2025

Ordinance No. 2025-06 was introduced on October 21, 2025 and listed for second reading on November 4, 2025 under Consent Ordinances, which the Council approved. The code's history notes date it November 4, 2025. The staff report lists what it did:

• R3 density. It updated the code "to reflect that 15-30 dwelling units per acre are allowed in the Multiple Family (R3) zone consistent with the 2025 General Plan Update."
• R3 height. It raised "the maximum building height in the R3 zone from 35 feet to 45 feet to accommodate higher density developments."
• Housing in C2. It made "multi-family development or mixed-use development up to 30 dwelling units per acre" an allowed use in the General Commercial zone.
• Staff approval. It updated Section 16.12.460 "to clarify that multi-family developments consisting of three or more units may be approved through an Administrative Review without public notice."
• Regional Commercial. It raised the density for housing in the Specific Plan's Regional Commercial zone from 25 to 30 homes per acre and allowed housing with no commercial part.
• Design standards. It adopted the Multifamily and Mixed-Use Objective Design Standards by reference into the Development Code and the Specific Plan.

The staff report gives the reason. "Historically, the City has regulated the design of multi-family development through a discretionary process," and state housing laws now "require that certain eligible residential projects be reviewed ministerially," meaning by fixed written rules. The City's older design guidelines "use terms such as 'should' or 'encourage,' which are discretionary in nature and therefore cannot be applied to ministerial projects."

How a Project Is Reviewed

• Site plan review. A site plan review is the City's check of a project's layout and buildings against its standards. Section 16.12.085 says "The development review committee shall review requests for a site plan review or revised site plan review at an administrative hearing with notice." The Development Review Committee is made up of City departments and other local agencies, and the City's Development Process page says it meets "every other Wednesday at 10:00am."
• Projects that meet the design standards. The table in Section 16.12.460 lists "Multi-family development and/or additions to, with three or more units compliant to Objective Design Standards" in two columns, administrative review without notice and administrative review with notice. The staff report says approval without public notice is the intent. Ask the Planning Division which column it applies to your project.
• Opting out. Section 16.16.155 lets an applicant "request in writing to opt out" and be reviewed against the older guidelines. The staff report warns that "by opting out, projects forfeit the protections of the Housing Accountability Act and are subject to discretionary review, a public hearing, and potential denial." Mixed-use projects must use the standards.
• Findings. Section 16.12.100 lists four: the site is adequate in size and shape, the use will not have a substantial adverse effect on abutting property, the use is consistent with the code and General Plan, and the site has adequate access.
• How long approval lasts. Section 16.12.095 grants approval "for a period not to exceed thirty-six (36) months," and adds "Site plans for residential projects are not eligible for extensions of time."
• Conditions. The same section lets the City require street dedications, curbs, gutters, sidewalks, a water system with fire protection, "Sanitary sewer facilities and connections," street lights and landscaping.

Two recent agenda items show the scale of projects under review. The Development Review Committee agenda for May 6, 2026 listed a site plan review "to construct a 2 phase 10-unit multi-family development on 0.77 gross acres within the Multi-family Residential (R3) zone." That is 13 homes per gross acre (VanPlex arithmetic: 10 divided by 0.77). The agenda for January 28, 2026 listed a site plan review with a tentative tract map "to construct a 12 unit condominium complex on a 1 acre site within the Medium Density Residential zone" of the Specific Plan.

The Objective Design Standards

The Multifamily and Mixed-Use Objective Design Standards are a separate document that Section 16.16.155 says "shall be treated as if contained within the City's Zoning Ordinance." The copy in the Council packet is marked "DRAFT - AUGUST 27, 2025." The standards apply to "Multi-family residential projects consisting of three or more dwelling units," which includes detached and attached condominiums, and to mixed-use projects. They do not apply to new single-family houses.

• Two project sizes. A small development is under 1 acre, has 3 to 10 homes and is up to 3 stories. A large development is 1 acre or larger, or has 11 or more homes. Large projects must also meet the standards on transitional massing, corner elements and structured parking.
• Common open space. "At least 200 square feet of common usable open space shall be provided per dwelling unit," in areas of at least 1,000 square feet with no dimension under 25 feet.
• Amenities by project size. Table 3.1 asks for one major or minor amenity for 3 to 10 homes, and one major amenity or two minor amenities for 11 to 30 homes. The count rises to six major amenities, or a listed mix, for 151 homes or more. Major amenities include a private park of 2,500 square feet, a clubhouse of 750 square feet and a swimming pool of 15 by 30 feet.
• Parking and carports. Parking may occupy no more than 40 percent of any linear street frontage, and "Flat aluminum carport structures are prohibited."
• A checklist. The staff report says applicants "must certify that their projects meet each applicable objective standard," on a checklist filed with the application.
• Specific plans. The staff report says "Specific Plan standards take precedence in cases of conflict."

R3 Development Standards

Section 16.16.130 and the table in Section 16.16.120 set the measurable rules for R3, and a note to Section 16.16.350 applies them to housing in C2.

• Lot. A new lot needs 5 acres, 300 feet of width and 500 feet of depth. A table note says these minimums "shall not apply to townhome and condominium units." Existing smaller lots may be built on under Section 17.48.030.
• Height and coverage. 45 feet, and 60 percent lot coverage. Lot coverage is the share of the lot covered by buildings.
• Setbacks. 25 feet at the front and the street side, 8 feet at interior sides and 15 feet at the rear.
• Space between buildings. 10 feet between single-story buildings, and between a multiple-story building and another where there is no direct line of sight; 15 feet where there is a direct line of sight.
• Private open space. "Each dwelling unit shall have a minimum private usable open space of one hundred (100) square feet, accessible directly from the living area of the unit."
• Amenities. Each project includes at least "two of the following recreational amenities": a tot lot, a pool and spa, a barbecue facility, an exercise room, court facilities, a clubhouse or a common gardening area.
• Trash. A central collection area enclosed "on three sides by a minimum six-foot tall decorative masonry wall."
• Sewer. "Connection to sewer is required."

Source: Hesperia Municipal Code 16.16.130(B), "Minimum Floor Area Requirements for Multiple-family Units" (Supplement 24 Update 2).

In the Specific Plan these unit sizes can be changed only by the voters. The plan prints the same five sizes for its Medium and High Density zones and adds: "Section 4.5 may only be amended if approved by a majority of the voters of the City of Hesperia voting at any regular or special election." The table covers "Market rate units," and the density bonus article lets the City reduce square footage requirements as an incentive for a project with affordable homes.

Mixed-use buildings in C2 have their own sizes in Section 16.16.180: "six hundred (600) square feet for a studio unit, with two-hundred (200) square feet for each additional bedroom," and "A maximum of thirty (30) percent of the residential units may be one bedroom or smaller."

The Density Bonus

A density bonus is a right to build more homes than the zoning allows in return for reserving some homes for households with lower incomes. Hesperia's article dates from Ordinance 2011-03. Section 16.20.205 holds the table, and Section 16.20.215 says the article applies "to residential developments of five or more dwelling units."

Source: Hesperia Municipal Code 16.20.205 (Supplement 24 Update 2).

• The cap. Section 16.20.207 says "The maximum density bonus for any project, even when combined with other available bonuses, is fifty (50) percent."
• Who approves. Section 16.20.200 says bonuses "may be granted as part of the normal approval process for site plans, subdivisions, planned developments or other land use applications," and that "density bonus agreements shall be approved by the city council."
• Incentives. Section 16.20.230 gives one, two or three incentives by the share of affordable homes. Listed incentives include reduced setbacks and square footage requirements, mixed-use zoning, and "The integration of mixed structures, such as duplexes, triplexes, and four-plexes, within a single housing development in a single-family residential zone district."
• Parking. A bonus project may ask for one space for a studio or one-bedroom home, two spaces for two to three bedrooms and two and one-half for four or more. "Tandem parking is permitted."
• Notice. Section 16.12.010 widens the mailed notice for a project with a density bonus to all properties within 600 feet, or 900 feet for a site over 35 acres.

The state statute, Government Code 65915, has changed since 2011, and Section 16.20.267 says changed state standards "shall be deemed to supersede and govern any conflicting percentages, numerical thresholds or other standards contained in this chapter." Three examples: the City text keeps lower-income homes affordable for 30 years, and the statute requires "55 years or a longer period" for very low and low-income rental units. The City gives two incentives at 20 percent lower income homes, and the statute at 17 percent. The City asks two parking spaces for a two to three bedroom home, and the statute caps the ratio at "one and one-half onsite parking spaces." The statute also grants an additional bonus above 50 percent in some cases. On each point the statute controls.

Measure N and the Housing Element

The 2025 Land Use Element records that "On November 3, 2020, Hesperia voters passed a ballot measure (Measure N)." For apartments, "the maximum density would be reduced from 25 units per acre to 8 units per acre." The element says the density changes "would not take effect until allowed by State law, which is currently January 1, 2030," and that "Before Measure N can go into effect, the City will need to ensure that the new regulations comply with the State's Housing Element requirements." A project that will file for permits after that date should ask the Planning Division how the measure will apply.

The Housing Element for 2021 to 2029 has the opposite aim. It gives Hesperia's state housing allocation as 8,155 homes and says "The 6th Cycle Housing Element relies on the C2, R3, and RC zones to meet the lower-income RHNA requirements." RHNA is the Regional Housing Needs Allocation, the number of homes the state assigns each city to plan for. The element says that in 2023 "these zones do not provide development standards at densities that would allow for the feasible development of housing" at that level, and promised standards "of up to 30 dwelling per acre." Ordinance No. 2025-06 made that change.

New homes permitted in 2025 were houses and ADUs. The staff report of April 7, 2026 says "In 2025, the City issued building permits for 505 single-family homes and 23 accessory dwelling units (ADUs), resulting in a total of 528 residential units permitted during the year." It lists no multi-family permits.

SB 79 and Transit

SB 79 is a 2025 state law that allows taller and denser housing near major rail and bus stops in counties with more than 15 passenger rail stations. The state housing department's advisory of March 20, 2026 says the law's provisions "will take effect on July 1, 2026, in Alameda, Los Angeles, Sacramento, San Francisco, San Mateo, Santa Clara, and San Diego Counties." San Bernardino County is not in that list, so SB 79 adds no height or density in Hesperia as of this guide. The advisory says the list "will modify over time" as new rail projects open.

Where the Documents Differ

• R3 density. Section 16.16.130 says 15 to 30 homes per acre. The 2025 Land Use Element says "8.1-30.0 dwelling units per acre." The R3 project on the May 2026 committee agenda was 13 homes per gross acre. Ask the Planning Division how it treats a project below 15.
• Review of design-standard projects. The table in Section 16.12.460 prints the same row under review without notice and review with notice. Section 16.12.085 sends every site plan review to "an administrative hearing with notice." The 2025 staff report describes review without notice.
• The posted Specific Plan. The plan on the City's site, amended through July 15, 2021, gives the Regional Commercial zone 15 to 25 homes per acre and limits housing there to mixed-use projects in one district. The exhibit to Ordinance No. 2025-06 gives 15 to 30 and allows stand-alone housing. The ordinance controls.
• Staff report wording. One sentence of the October 2025 staff report says the Specific Plan change raised "the maximum density from 25 to 30 units per acre" and then describes "the Multiple Family (R3) zone" rising from 15 to 30. The exhibit shows the first change is in the Regional Commercial zone and the second is in Title 16.
• When HCD approved the Housing Element. The April 2026 staff report says the element was "certified by the California Department of Housing and Community Development on March 24, 2023." HCD's letter of that date reviewed a draft and says the element "will comply" with state law "when it is adopted, submitted to and approved by HCD." The City adopted it on May 2, 2023. The same staff report says "On December 18, 2025, HCD confirmed that the City's Housing Element is in substantial compliance."

Where to Go Next

Related on VanPlex: the Hesperia overview, the SB 79 page and the CEQA and permit streamlining page.

Frequently Asked Questions

Official sources (checked October 2026)