Jurupa Valley | Lot Size and Subdivisions
Jurupa Valley, California Lot Size and Subdivisions: Lot Minimums, Parcel Maps, SB 9 Lot Splits and Small-Lot Maps
Before you can sell a new home on its own lot in Jurupa Valley, the land has to be divided under Title 7 of the Municipal Code, the City's subdivision law, and each new lot has to meet the size rules of its zone in Title 9. A tentative map is the plan of the new lots that the City approves first; a final map or parcel map is the survey that is then recorded with the County to create the lots. This page covers lot sizes, who decides each type of map, how long approvals last, SB 9 lot splits and the state small-lot map law. The Jurupa Valley overview has the summary.
Jurupa Valley lots and maps in six facts
- The Community Development Director decides tentative parcel maps of four or fewer lots on Schedules F, G, H and I; the Planning Commission decides tract maps. Source: JVMC Sec. 7.05.020
- An approved tentative map expires after 36 months unless a final map is filed, with up to six one-year extensions. Source: JVMC Sec. 7.15.230
- An SB 9 lot split must create two lots of 40 to 60 percent of the original lot, each at least 20 feet wide. Source: JVMC Sec. 7.85.050
- State law sets 1,200 square feet as the smallest SB 9 lot and a 60-day decision deadline. Source: Gov. Code 66411.7
- On July 16, 2026 the City Council approved Final Parcel Map No. 38824, an SB 9 split of a 0.39-acre R-1 lot at 4397 Glen Street, by a 4-1 vote. Source: City Council minutes, July 16, 2026
- For lots of 18,000 square feet or less, lot depth may not exceed two and one-half times the width. Source: JVMC Sec. 7.10.080
Minimum Lot Size by Zone
| Zone | Minimum lot area | Width and depth | Code section |
|---|---|---|---|
| R-R, R-R-O | One-half acre | 80 ft average | Sec. 9.45.020 |
| R-1 | 7,200 sq ft | 60 ft average width, 100 ft depth, 60 ft frontage | Sec. 9.55.020 |
| R-2, R-2A | 7,200 sq ft | Not set in the chapter | Secs. 9.70.040, 9.75.040 |
| R-3 | 7,200 sq ft | 60 ft average width, 100 ft depth | Sec. 9.80.030 |
| R-A, A-1, A-2, W-2 | 20,000 sq ft | 100 ft width, 150 ft depth | Secs. 9.65.040, 9.175.030, 9.185.030, 9.205.030 |
| R-4 | 3,500 sq ft per lot; 6,000 sq ft per home overall | 40 ft width, 80 ft depth | Sec. 9.100.040 |
| R-6 | 5,000 sq ft for houses | 30 ft frontage | Sec. 9.110.040 |
| A-P | Five acres | Not set in the chapter | Sec. 9.180.060 |
Source: Jurupa Valley Municipal Code, Sec. 9.45.020, 9.55.020, 9.70.040, 9.80.030, 9.65.040, 9.175.030, 9.100.040, 9.110.040 and 9.180.060 (Supplement 27).
In R-1 the lot area does not count "that portion of a lot that is used solely for access," so a flag lot's driveway strip does not help it reach 7,200 square feet. R-1 lots need 60 feet of street frontage, or 35 feet on a knuckle or cul-de-sac, and a flag lot's access strip must be 20 feet wide in the zone. In R-R the half-acre lot area includes "the area to the center of adjacent streets." Two general rules apply to existing lots. Section 9.240.210 treats as a lot any lot on a recorded subdivision map or record of survey, and any lot for which a bona fide deed has been used as a building site, provided the yards are kept. Section 9.240.130 says that if part of a lot is sold and the buildings no longer meet the lot area rules, both parts "shall be considered as one parcel only."
How Lots Must Be Shaped
Section 7.10.080 sets the design rules every new lot must meet. Lot size "shall not be less than the minimum required by the zoning classifications" and must agree with the General Plan.
- Depth. For lots of 18,000 square feet or less, depth may not exceed two and one-half times the width. For larger lots, depth may not exceed four times the width.
- Corner lots. They must offer a building site equal to an interior lot in the same zone.
- Utility easements. When a major public utility easement crosses lots, each lot must keep a net usable area of at least 3,600 square feet outside the easement.
- Flag lots. An access strip must be at least 30 feet wide and no more than 660 feet long. Where it starts at a dead-end street or cul-de-sac, the street and strip together may not exceed 1,320 feet in a nonhazardous fire area or 660 feet in a hazardous fire area.
- Frontage. Lots under two acres may not have street frontage on two streets, except on hillsides where frontage and driveway access come from one street. The minimum frontage on a knuckle or cul-de-sac is 35 feet.
- Garages. Garage doors in all residential zones must sit 24 feet back for a conventional door or 20 feet for a roll-up door, measured from the back of the sidewalk, or 20 feet from the street right-of-way, whichever is greater.
Map Schedules and Who Decides
Jurupa Valley sorts land divisions into lettered schedules, each with its own list of street, water, fire and sewer improvements. Schedules A to D are subdivisions of five or more lots, decided on a tentative tract map. Schedules F to I are divisions of four or fewer lots, decided on a tentative parcel map.
| Schedule | What it covers | Decides the tentative map |
|---|---|---|
| A | Five or more parcels, any parcel under 18,000 sq ft net | Planning Commission |
| B, C, D | Five or more parcels with larger parcels (18,000 sq ft to 20 acres) | Planning Commission |
| E | Two or more parcels in commercial or industrial zones | Planning Commission |
| F | Four or fewer parcels, any parcel under 18,000 sq ft net | Community Development Director |
| G | Four or fewer parcels, 18,000 sq ft net to one acre gross | Community Development Director |
| H | Four or fewer parcels, all one acre gross or more | Community Development Director |
| I | All parcels 20 acres gross or more | Community Development Director |
Source: Jurupa Valley Municipal Code Sec. 7.05.020 and Secs. 7.30.040 to 7.30.130, including 7.30.100, 7.30.110 and 7.30.120.
Section 7.05.020 names the Planning Commission as the "Advisory Agency" for Schedules A to E and the Community Development Director for Schedules F to I. Both may "approve, conditionally approve or disapprove" the maps in their charge. The Director may send a parcel map to the Planning Commission when it "includes a policy implication or the proposed use is the subject of concern for the public interest." The City Council keeps for itself tentative maps that are part of a fast track project. Under Section 7.05.030 the Planning Commission hears appeals of the Director's parcel map decisions, and the City Council hears appeals of Commission decisions.
The two kinds of map are heard differently. For a residential parcel map, Section 7.15.130 has the Director give notice at least ten days before deciding, by mail to owners within 300 feet and once in a newspaper. "No public hearing on the application ... shall be required unless such a hearing is requested by the applicant or other affected person," or the Director decides one is needed. A requested hearing is held within 21 days, with notice to owners within 600 feet. A tentative tract map gets a public hearing "Within fifty (50) days after the date of filing."
Most owners splitting a house lot into two to four lots will file a Schedule F parcel map, because at least one new lot is under 18,000 square feet. Schedule F calls for street improvements built to County Ordinance No. 461 standards, piped water, fire hydrants at street intersections and no more than 330 feet apart, and sewer connection or an approved septic system. Ask the Public Works and Engineering Department early which of these your map will need.
How Long a Map Approval Lasts
Under Section 7.15.230, an approved tentative tract map or tentative parcel map "shall expire thirty-six (36) months after such approval unless within that period of time a final map shall have been approved and filed with the County Recorder." The owner may apply in writing for an extension before the map expires, with the fee set in Chapter 3.65 or by resolution. The approving body may extend a map one year at a time, up to a sixth year. For Schedule F to I maps the Director decides the extension. An extension requires that the land division still conform to the General Plan and zoning.
The same section pauses the clock while a development moratorium, such as a water or sewer moratorium, is in effect, for up to five years, and while a lawsuit over the map is pending if the stay is approved.
After the tentative map is approved, the owner prepares the final or parcel map. Section 7.20.090 says that once the Community Development Director certifies compliance, the City Council "shall at its next regular meeting after the meeting at which it receives the map, approve the map" if it conforms to the Subdivision Map Act and Title 7. The map may not be turned down for technical or inadvertent errors which, in the City Engineer's opinion, "do not materially affect the validity of the map."
SB 9 Urban Lot Splits
An urban lot split is the SB 9 way to divide one house lot into two, approved by staff with no hearing. Jurupa Valley writes its rules in Chapter 7.85, adopted by Ordinance No. 2023-17 and amended by Ordinance No. 2025-23. The split is "processed as a parcel map, but no discretionary review or public hearing shall be conducted if all required criteria have been met." The owner signs a sworn statement of eligibility, and the City may check it at the owner's expense.
- Zones. R-R, R-R-O, R-1, R-D and R-A.
- Lot sizes. The two lots "shall be approximately equal in size, and no smaller than forty (40) percent or larger than sixty (60) percent of the lot area of the original parcel." Government Code 66411.7 adds that both new lots must be at least 1,200 square feet unless a city adopts a smaller minimum; Chapter 7.85 does not print a number, so the 1,200 square foot state floor applies.
- Width and access. No new lot may be under 20 feet wide, flag lot access must be at least 12 feet wide, and the map must show access to a public street "in perpetuity."
- Homes. No lot from a split may have more than two residential units, and the SB 9 chapter, Section 9.305.030, allows no ADU or JADU on lots that use both the two-home law and the lot split law.
- Once only. A second urban lot split of land already split this way is prohibited.
- Setbacks and parking. Four feet from side and rear lines, and one parking space per new home unless the lot is within one-half mile walking distance of a high quality transit corridor or major transit stop, or a car share vehicle is within one block. Parking must use an alley where one adjoins the lot.
- Covenant. Before or with the final map, the owner records a City covenant that bars rentals under 30 days and any further SB 9 split, keeps street access and parking, and includes an affidavit that the owner "intends to occupy one (1) of the housing units as their principal residence for at least three (3) years from the date of the approval."
A split is barred on prime farmland, wetlands, very high fire hazard severity zones (unless fire mitigation measures are met), hazardous waste sites, earthquake fault zones, FEMA flood zones and floodways (with exceptions), conservation lands, protected species habitat, conservation easements and historic sites. It also may not demolish rent-restricted housing, housing occupied by a tenant in the last three years, or units removed under the Ellis Act in the last 15 years. Government Code 66411.7 requires a decision within 60 days of a complete application.
A Jurupa Valley SB 9 Split: 4397 Glen Street
The City's own records show one SB 9 split from start to finish. The July 16, 2026 staff report says the Community Development Director approved Tentative Parcel Map No. 38824 on September 4, 2024, allowing the 0.39-acre property at 4397 Glen Street to be divided into Parcel 1 of 0.18 acres and Parcel 2 of 0.21 acres. Those are 46 and 54 percent of the original lot, inside the 40 to 60 percent rule (VanPlex arithmetic). The recorded covenant attached to the report says the property "is zoned R-1" and that the owner's application was dated January 11, 2024. No new homes were approved with the final map.
The report says that under the Subdivision Map Act and Title 7, "final parcel maps require City Council action for approval, denial, or modification," and that a council may not deny a final map that is "in substantial compliance with the approved tentative parcel map." The minutes record that the City Council approved Final Parcel Map No. 38824 on July 16, 2026, by a vote of 4-1 with Council Member Carmona opposed. From the application date to the Council vote was two years, six months and five days (VanPlex arithmetic), so plan for the final map step as well as the 60-day tentative decision.
Small-Lot Maps Under SB 684 and SB 1123
Government Code 66499.41, the law from SB 684 and SB 1123, requires a city to approve, "without discretionary review or a hearing," a map for a housing project of "10 or fewer parcels" with 10 or fewer homes. The lot must be zoned for multifamily homes and be no larger than five acres, or be a vacant lot zoned single-family of no more than one and one-half acres, and in both cases be "substantially surrounded by qualified urban uses." New parcels may be as small as 600 square feet, or 1,200 square feet where zoned single-family. The average home size may not exceed 1,750 net habitable square feet, and the city must decide within 60 days of a complete application. Jurupa Valley's Title 7 has no section of its own for these maps, so the statute is the rule. The SB 684 and SB 1123 page explains the statute and the changes coming in 2027.
Small House Lots in R-2 and R-4
Two zones allow house lots below 7,200 square feet. In R-2, a restricted single-family residential subdivision under Section 9.70.120 allows lots 40 feet wide at the 22-foot average front setback line, or 50 feet on collector roads. Front yards average 22 feet, with homes no closer than 18 feet and garages at least 30 feet from the curb. Lot coverage by all buildings may not exceed 40 percent, each rear yard needs 1,000 square feet of usable area, each home needs "Two (2) enclosed off-street parking spaces," and "The number of dwelling units in one (1) residential building shall not exceed two (2)." In R-4, house lots may be 3,500 square feet, 40 feet wide and 80 feet deep, as long as the overall area for each home is at least 6,000 square feet.
Lot Line Adjustments
Moving a line between existing lots does not need a map. Section 7.75.010 defines a lot line adjustment as a change in the line between two or more adjacent legal parcels where "No new parcels are created, and no existing parcels are deleted," and no lot falls below the zone's minimum area. The Planning Department sends the application to engineering, health, fire, building, assessor and flood control reviewers, and the Community Development Director approves, conditionally approves or disapproves it. The adjustment is final only when the new legal descriptions or deeds are recorded.
Best For
- ✓ R-1 and R-R lots that can make two SB 9 lots of 40 to 60 percent each.
- ✓ Splits of four or fewer lots, decided by the Director on a parcel map.
- ✓ Multifamily-zoned lots of five acres or less, for SB 684 maps of up to 10 homes.
Usually Fails When
- ✕ A flag lot strip is narrower than 30 feet on a standard parcel map.
- ✕ The lot is in a flood zone, very high fire zone or habitat area that SB 9 excludes.
- ✕ The owner will not live on the lot for three years after an SB 9 split.
What To Verify Before Spending Money
- → The map schedule and improvements with the Public Works and Engineering Department.
- → How long the final map and Council vote may take after tentative approval.
- → Sewer or septic options for each new lot.
Where to Go Next
Related on VanPlex: the Jurupa Valley overview, the SB 9 page and the lot eligibility checklist.
Frequently Asked Questions
Who approves a parcel map to split my lot in Jurupa Valley?
How long is a tentative map good for in Jurupa Valley?
How small can an SB 9 lot be in Jurupa Valley?
Has anyone used SB 9 to split a lot in Jurupa Valley?
Does the Jurupa Valley City Council vote on final parcel maps?
Do I have to live on my Jurupa Valley lot after an SB 9 split?
What lot shapes does the Jurupa Valley subdivision code allow?
Can I use SB 684 to build a small-lot subdivision in Jurupa Valley?
What is a restricted single-family subdivision in the Jurupa Valley R-2 zone?
What is a lot line adjustment in Jurupa Valley?
Official sources (checked October 2026)
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