Jurupa Valley | Permits and Fees

Jurupa Valley, California Permits and Fees: Decision Makers, Appeals, Deposits, Impact Fees and Habitat Fees

A Jurupa Valley housing project passes through planning approvals under Title 9 of the Municipal Code, maps under Title 7 and building permits under Title 8. Each approval has a decision maker, a notice rule and an appeal period. The City charges planning fees, mostly as deposits against staff time, and new homes pay impact fees, one-time charges that pay for roads, parks, habitat land and other public facilities. This page lists who decides, how appeals work, how long approvals last and the fee amounts the City publishes. The Jurupa Valley overview has the summary.

Who Decides What

Sources: Jurupa Valley Municipal Code Sec. 9.240.290, 9.305.020, 7.85.030, 9.240.330, 7.05.020, 9.240.280, 7.15.130, 7.20.090 and 9.05.100 (Supplement 27).

A ministerial approval, such as an ADU or SB 9 project, is checked by staff against fixed written standards with no hearing. A discretionary approval, such as a conditional use permit or tract map, is decided at a public hearing where the decision maker weighs findings and can add conditions or say no. The City's Planning Permits page says applications "are acted upon by the City Council, Planning Commission, or the Planning Director," and that the hearing body may approve, approve with conditions, continue the matter for study, or deny it based on findings. Under Section 9.05.110, when a project needs a zone change or General Plan amendment as well, the Planning Commission recommends and the City Council hears the whole project at one hearing.

Filing an Application

• Before you file. Chapter 8.35 offers pre-application review, which it calls "an optional procedure." Staff from each affected department meet with the applicant, then send a letter listing the applications and studies the project will need. The letter is valid for two years, and staff may not raise issues it left out unless conditions change. Site development permits and residential parcel maps are Category II proposals; tract maps are Category III.
• The packet. The Permit Process page says each packet "includes the Land Use Entitlement Application, the Owner's Affidavit to verify owner's consent to filing the application, and a checklist of the materials that must be submitted for a complete application." Applications may be filed "in person at the public counter at City Hall or by United States mail." The Planning Permits page adds that the City uses the Accela Citizen Access portal to receive and process permits.
• Completeness. Staff do a first check and do not accept packets that miss basic items. You can call within three working days to learn who your planner is, and "Within 30 days, the assigned planner will send a letter to you verifying the application is complete or describing any additional information required."
• Hearings. When a hearing is required, Section 9.240.250 requires notice at least ten days before: once in a newspaper, by mail to the owner and applicant, to service agencies, and to owners of property within 300 feet. When more than 1,000 owners would get mail, a display advertisement of at least one-eighth page may be used instead.

Appeals

The City's Annexation and Appeals page says decisions of the Planning Director go to the Planning Commission, Commission decisions go to the City Council, and "Council decisions are final." "Any person may appeal," by filing an appeals form explaining the reasons, with a fee, "within 10 calendar days following the issuance of notice of an action." The Permit Process page sets "a flat fee of $964 for filing an appeal."

Section 9.05.100 governs appeals of the Planning Commission to the City Council. The appeal and fee go to the City Clerk within ten calendar days; if the tenth day falls on a weekend or City holiday, the next business day counts. An individual Council Member or the Council may also appeal, with no fee, on the ground that the issues "are important to the city and should be decided by the entire City Council." Filing an appeal suspends the Commission's decision. The City Clerk sets a hearing "not less than thirteen (13) nor more than sixty (60) days after the date the appeal is filed." The Council hears the matter de novo, meaning as a new hearing, needs three votes to act, and a tie leaves the Commission's decision in place. An appeal of one approval for a project counts as an appeal of all the project's approvals.

How Long Approvals Last

• Site development permit. Used within two years, or extra time set in the conditions, up to five years in total.
• Conditional use permit. Used within one year, or extra time in the conditions, up to three years in total.
• ADU permit. Used within two years, with extensions up to five years from issuance.
• Tentative map. Thirty-six months, with up to six one-year extensions, each requested before expiration.
• Deadlines that end on a weekend. Under Section 9.240.350, when a deadline falls on a Saturday, Sunday or City holiday, the next working day counts. An extension "must be sought and obtained prior to the expiration of the time limit."

Planning Fees and Deposits

"All Planning applications require the payment of a fee deposit at the time an application is submitted," the Permit Process page says, and the deposit "covers the City's estimated costs to process the permit application." The planner asks for more if the deposit runs short, and "Any deposit or portion thereof which is not used will be refunded to the applicant within 45 days of final City action."

Section 3.65.020 sets the deposit rules. The City draws against the deposit every two weeks at staff hourly rates adopted with the budget. When a deposit is 80 percent spent, staff check whether it will cover the work, and "Work on any application will cease when the deposit is depleted and will resume when additional deposits are received." A full accounting is due within 45 days of the decision, and remaining deposits of five dollars or more are refunded. An applicant who disputes the charges may ask for a review within ten days, then appeal to an Administrative Review Board and the City Council.

Section 3.65.030 prints a zoning fee schedule "or until modified by resolution by the City Council." For example, it lists a Planning Department deposit of $6,124 for a conditional use permit and $910 for an appeal to the Planning Commission, each with separate charges for other departments. An October 16, 2025 staff report confirms that the Council changes this schedule by resolution. Because the printed amounts and the $964 appeal fee on the City's page differ, ask the Planning Division for the current fee resolution before you budget.

Impact Fees on New Homes

Sources: City of Jurupa Valley May 21, 2026 MSHCP staff report (fees effective July 1, 2026 to June 30, 2027); ADU Handbook ("current fees as of April 2024"); Inclusionary Housing Program Bulletin.

Habitat fee. Jurupa Valley belongs to the Western Riverside County Regional Conservation Authority, and new development pays the Multiple Species Habitat Conservation Plan (MSHCP) local development mitigation fee, which funds a regional plan to protect plant and animal habitat. The City Council adopted Resolution No. 2026-30 on May 21, 2026, confirming a 3.2445 percent increase for July 1, 2026 to June 30, 2027. The fee per home falls as density rises: $4,632 below 8 homes per acre, $1,931 from 8 to 14, and $854 above 14.

Development impact fee (DIF). Chapter 3.75 creates the DIF and says its amount "shall be established by resolution of the city council." For homes it is charged "on a per dwelling unit basis." It is due "upon the issuance of a building permit," but may be deferred to final inspection or the certificate of occupancy, whichever comes first, by a recorded agreement, and the fee "in effect at the time of payment" applies. Government Code 66007, in the version in force since January 1, 2026, says a local agency "shall not require the payment of those fees or charges" on a residential development until "the date of the final inspection, or the date the certificate of occupancy is issued, whichever occurs first," unless it makes the findings in subdivision (b). Ask the City which rule it applies to your permit. Additions to an existing single family residence are exempt, and so are ADUs under 750 square feet to the extent state law requires. The City's ADU Handbook lists a DIF of $5,500 for a detached dwelling unit, and says its fees "reflect current fees as of April 2024."

Regional transportation fee (TUMF). The Western Riverside County Transportation Uniform Mitigation Fee funds regional roads. Ordinance No. 2026-03, adopted March 5, 2026, defines a multi-family residential unit as one "physically attached to one or more other dwelling units by a shared wall, floor, ceiling, roof, or structural foundation," including "duplexes, townhomes, apartments, and condominiums with attached units," and exempts ADUs and JADUs. Starting July 1, 2026, the fee adjusts each year by a construction cost index, "provided, however, that in no event shall the annual adjustment exceed five percent (5%)." The ordinance does not print dollar amounts; ask the Building and Safety Department for the current figure.

Other charges. The ADU Handbook lists Mira Loma Road and Bridge Benefit District fees for lots in its zones, and lists "Fees from other agencies such as, but not limited to, CalFire, JUSD, RCSD, JCSD," along with sewer and water connection fees. The inclusionary in-lieu fee of $2.50 per net square foot applies to residential projects that do not build the required affordable homes; see the three or more homes page. The August 6, 2026 staff report also lists a City "fee-reimbursement program (Reso. 2024-40)" for affordable homes, with a refund "scaled 1:1 to % affordable."

A Sample Fee Count

For a duplex of two attached homes on an R-2 lot at under eight homes per acre, the MSHCP fee alone is 2 x $4,632 = $9,264 (VanPlex arithmetic). The DIF for attached homes is set by Council resolution, and the TUMF is charged at the multi-family rate, so get both figures from the City before you price the project. An ADU of 750 square feet or less added to the same lot pays no impact fees under Government Code 66311.5 and Section 9.240.290, and no TUMF under Ordinance No. 2026-03.

Where the Fee Rules and the Code Differ

• Appeal fee. The Permit Process page sets a flat $964 appeal fee; Section 3.65.030 prints $910 for the Planning Department plus other department charges.
• County references. Sections 9.240.250, 9.240.270, 9.240.300 and 9.240.330 still say fees are "set forth in County Ordinance No. 671," while other sections point to Chapter 3.65 or a City Council resolution. The City's fee resolution controls.
• When the DIF is due. Section 3.75.100 makes the DIF due at building permit issuance; Government Code 66007(a) bars collecting such fees on homes before final inspection or the certificate of occupancy unless the City makes findings under subdivision (b). The statute controls.
• Board of Supervisors. Section 3.65.020 says the City Clerk sets a fee appeal "for hearing before the board of supervisors," a phrase left over from the county code; the same section says the City Council decides the appeal.
• Handbook dates. The ADU Handbook's fees date from April 2024, and its habitat fee of $3,947 has since risen to $4,632.

Where to Go Next

Related on VanPlex: the Jurupa Valley overview, the California impact fees page and the CEQA and permit streamlining page.

Frequently Asked Questions

Official sources (checked October 2026)