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David Babakaiff
Written by David Babakaiff · Co-Founder, VanPlex | 25+ Years BC Construction Last reviewed: October 2026

Menifee | Lots and Subdivisions

Menifee, California Lot Sizes and Subdivisions: Minimum Lots, SB 9 Urban Lot Splits, the 2025 Small Lot Chapter, Cluster Maps and Map Fees

This page covers how big a Menifee lot must be and the ways to divide one. Lot sizes are set zone by zone in Article 3 of the Development Code. Dividing land follows Title 7, the City's Subdivision Ordinance, plus three chapters of Title 9: Chapter 9.296 for SB 9 urban lot splits, the new Chapter 9.298 for small lot subdivisions under SB 684 and SB 1123, and Chapter 9.170 for cluster subdivisions. A subdivision, or map, is the legal division of one lot into two or more. Chapter 9.298 and the 2025 changes to Chapter 9.296 came from Municipal Code Amendment No. LR24-0135, adopted July 16, 2025, and are read here from the July 16, 2025 City Council packet. The base text of Title 7 is published only on a code host that refuses automated requests, so it was not read. The Menifee overview has the summary.

Menifee lots in six facts

Minimum Lot Sizes by Zone

The residential zones of Chapter 9.130 set their lot rules in Table 9.130.040-1. "Net lot area" means the lot area after streets and similar dedications are taken out. Article 6 defines it as "The total area within the lot lines of a lot, excluding any street rights-of-way."

Standard LDR-1 LDR-2 LMDR MDR MHDR HDR
Net lot area 10,000 sq ft 7,200 sq ft 6,000 sq ft 5,000 sq ft 3,000 sq ft 3,000 sq ft
Lot width 60 ft 40 ft 40 ft 30 ft 30 ft 30 ft
Lot depth 100 ft 90 ft 80 ft 80 ft 80 ft 80 ft
Street frontage 40 ft 40 ft 40 ft 30 ft 30 ft 30 ft
Frontage, flag lot 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft
Frontage, cul-de-sac or knuckle 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft

Source: Table 9.130.040-1, Menifee Development Code Article 3, PDF file dated 8-15-24; Ordinance LR24-0135 did not amend this table.

The rural zones measure lots in gross acres, which include the land up to the middle of the street. Table 9.125.040-2 lists them:

Zone Gross lot area Width Depth Frontage Flag lot frontage
AG 10 acres 100 ft 150 ft 50 ft 40 ft
RM 10 acres 100 ft 150 ft 50 ft 40 ft
RR5 5 acres 100 ft 120 ft 50 ft 30 ft
RR2 2 acres 80 ft 100 ft 40 ft 30 ft
RR1 1 acre 70 ft 100 ft 40 ft 30 ft
RR1/2 0.5 acre 60 ft 90 ft 30 ft 25 ft

Source: Table 9.125.040-2, Menifee Development Code Article 3, with footnote 3 added by Ordinance LR24-0135.

A flag lot is a lot reached by a narrow strip of land, the "pole," from the street. In the residential zones a flag lot needs only 20 feet of frontage, against 30 to 40 feet for a regular lot. Article 6 defines "Acre, Gross" as "The entire acreage of a site calculated to the centerline of bounding streets."

The 2025 amendment added footnote 3 to the rural table for lots already smaller than the zone minimum. It permits "the development of a single-family residential dwelling" on "residentially designated, undeveloped, non-conforming parcels that were legally established on or before December 18, 2013," citing General Plan Policy LU-1.11. The footnote also says development "may be restricted based on parcel constraints, including lot size and physical conditions."

SB 9 Urban Lot Splits

An urban lot split is the SB 9 division of one lot into two, approved by staff without a hearing. Chapter 9.296, added by Ordinance No. 2024-384 in February 2024 and amended in July 2025, carries Menifee's rules, built on Government Code 66411.7. The approving authority table, Table 9.30.090-1, lists "Urban Lot Split (9.296)" as "Ministerial" with the Community Development Director as the approving authority. Section 9.296.050 sets these standards:

  • Size. "Each resulting lot shall be of approximately equal size. In no instance shall a parcel be smaller than 40 percent of the lot area of the original parcel proposed for subdivision, or smaller than 1,200 square feet, whichever is greater."
  • No second split. "Lots created from an SB 9 urban lot split may not be further subdivided," and a lot made by an earlier SB 9 split is not eligible.
  • Neighbors. A lot is not eligible if its owner, "or any person acting in concert with the owner, has previously subdivided an adjacent lot via an urban lot split."
  • Frontage. Each new parcel needs "at least a 24-foot lot frontage along a public or private street," and the Fire Marshal may require a wider access corridor.
  • New lot line. The dividing line must be at least 5 feet from an existing main home or accessory structure.
  • Streets. "Right-of-way dedication and offsite improvements shall not be required through an urban lot split." Easements for utilities and access may be required.
  • Utilities. Each parcel must have "separate sewer, water, gas, and electrical utility services" and be able to connect before approval.
  • Homes. "No more than two dwelling units of any kind may be built on a lot that results from an urban lot split," counting main homes, ADUs and junior ADUs together.

Section 9.296.040 adds owner and tenant rules. "Only individual property owners may apply," which excludes companies other than a community land trust or a qualified nonprofit. The applicant signs an affidavit, a sworn statement, that they intend to live in one of the homes "as the applicant's principal residence for a minimum of three years after the urban lot split is approved." The owner records a deed restriction that bars rentals shorter than 30 days, non-residential uses and separate sale of a home on the lot. A split is not allowed where it would demolish or alter income-restricted or rent-controlled housing, housing taken off the rental market under the Ellis Act in the last 15 years, or, as reworded in 2025, "Housing that has been occupied by a tenant in the last three years."

What the 2025 Amendment Added to SB 9

Ordinance LR24-0135 says it implements SB 450, which "expands the provisions under SB 9 for urban lot splits and two-unit developments." Exhibit C adds a new subsection on application and processing to Section 9.296.040:

  • A 60-day limit. "The City shall either approve or deny the application for an urban lot split or two-unit development within 60 days from the date of receiving a completed application. If the application is not approved or denied within 60 days, the application shall be deemed approved."
  • Uniform standards only. SB 9 applications "are exempt from objective zoning standards, objective subdivision standards, and objective design standards that do not apply uniformly to the development under the zone."
  • Comments on denial. A denial comes with "a full set of comments" listing what is missing and how to fix it.
  • Specific adverse impact. Section 9.296.070 now says the City "shall not deny a proposed development project based on a written finding that the proposed housing development project would have a specific, adverse impact upon the physical environment." The building official may still deny a split or two-unit project for a specific adverse impact on public health and safety that cannot be avoided.

The state statute, Government Code 66411.7 as amended effective June 30, 2026, matches the City's main numbers: a split into two parcels of "approximately equal lot area," neither "smaller than 40 percent of the lot area of the original parcel," and at least 1,200 square feet, decided within 60 days. The statute also says "A local agency shall not impose additional owner occupancy standards, other than provided for in this subdivision, on an urban lot split." Read the City's owner rules against that sentence and ask the City how it applies them.

Small Lot Subdivisions: the New Chapter 9.298

SB 684 (2023) and SB 1123 (2024) require cities to approve small maps of up to ten lots without a hearing. Menifee wrote them into Title 9 in 2025 as Chapter 9.298, "Small Lot Subdivisions and Housing Development," whose purpose is to regulate them "in accordance with Government Code Section 65852.28, Section 65913.4.5 and Section 66499.41." It applies to "a lot zoned for multifamily residential permitted by right, including LMDR, MDR, MHDR, and HDR or on a vacant lot zoned for single-family residential permitted by right, including AG, RM, RR5, RR2, RR1. RR1/2, LDR-1, LDR-2, LMDR, MDR."

Subject Rule in Chapter 9.298
Where Lots zoned for multifamily homes by right (LMDR, MDR, MHDR, HDR), up to 5 acres; vacant single-family lots (AG to MDR), up to 1.5 acres; both "substantially surrounded" by urban uses
Size of project Ten or fewer parcels and ten or fewer homes
Smallest lot 600 sq ft on multifamily-zoned lots; 1,200 sq ft on single-family-zoned lots; no width, depth or frontage minimum
Floor area ratio Up to 1.0 for 3 to 7 homes and 1.25 for 8 to 10 homes, where the zone sets no ratio
Home size Each home no more than 1,750 net habitable sq ft
Setbacks 4 ft corner side, interior side and rear yards and no front yard minimum in Table 9.298.010; no interior side setbacks between units
Parking None required within one-half mile walking distance of a 15-minute bus corridor or rail or bus rapid transit station, or within one block of a car share location
Homes that must stay No project may demolish rent-restricted or rent-controlled housing, housing with tenants in the last five years, or land taken off the rental market in the last 15 years

Source: Sections 9.298.030 and 9.298.040 and Table 9.298.010, added by Ordinance LR24-0135, Exhibit C, adopted July 16, 2025.

The chapter also carries a density floor. On a parcel the Housing Element does not list, the project "shall result in at least 66% of the maximum allowable residential density" of the zone. On a listed parcel it must produce at least as many homes as the Housing Element projects, and as many lower income homes, "subject to a recorded affordability restriction of at least 45 years." Units must match the City's Design Guidelines and share at least three of seven listed traits, such as roof material and window style, with the other homes on site. A parcel created under the chapter "may not be further subdivided pursuant to an urban lot split," and ADUs on it do not count toward the ten homes.

Where the Small Lot Chapter and State Law Differ

  • Home size. Section 9.298.040(G) says "the total floor area of each dwelling" may not exceed "1,750 net habitable square feet." Government Code 66499.41, in the version in force through December 31, 2026, measures "The average total area of floorspace for the proposed housing units." Under the statute one home may be larger if the average stays at 1,750; under the City text each home is capped. The statute controls; ask the City which test it applies.
  • Floor area ratio from 2027. Table 9.298.010 allows a ratio of 1.0 for 3 to 7 homes, which matches the version of Government Code 65852.28 in force through December 31, 2026. The version operative January 1, 2027 bars a local agency from imposing "a floor area ratio standard that is less than 1.25." From that date the state figure controls (VanPlex reading).
  • Lot sizes. The City's 600 and 1,200 square foot minimums match the statute, which says "the newly created parcels are no smaller than 600 square feet" and 1,200 square feet where zoned single-family.
  • Cited section. Section 9.298.020 cites "Government Code Sections 65852.28, 64913.4.5, and 66499.41." The purpose clause above it gives the middle one as 65913.4.5.

Cluster Subdivisions and Street Improvements

Chapter 9.170 lets the Planning Commission approve cluster development subdivisions, maps that place homes on the flatter part of a site and keep steeper or sensitive land open. They are "permitted for a residential development consisting of five or more residential lots." Lots may be smaller than the zone allows, but the number of homes may not exceed what a normal map could hold, open space must be at least "25% of the gross site area," and there may be "no more than six dwelling units in any single structure."

Chapter 9.175 covers street work outside subdivisions. An owner who builds a new single-family home "shall be responsible for the construction of required improvements along the street frontage of their lot," and the same applies to additions that "exceed 650 square feet." For new multi-family buildings the improvements include "concrete curb and gutter, street lighting, parkway landscaping, trails, as well as sidewalks." Where work is deferred, the owner posts security "in an amount equal to 130% of the estimated cost of the improvements."

Title 7 and the Map Process

Tentative and final maps follow Title 7, adopted by Ordinance No. 2019-286 on November 20, 2019 to replace Riverside County's Ordinance No. 460, according to the recitals of Ordinance LR24-0135. A tentative map is the first approval of a subdivision design; the final map is recorded after conditions are met. Exhibit B of the 2025 ordinance rewrote Section 7.20.090, the findings for approving a tentative map. A map "shall be approved, or conditionally approved," if it is consistent with the General Plan, any specific plan and the Municipal Code, the site is physically suitable, and the design will not cause serious public health problems or conflict with public easements. The 2025 text deleted the findings on farmland contracts, passive heating and cooling, and parkland dedication.

City Council agendas also list an ordinance amending Sections 7.40.030, 7.80.050, 7.80.060, 7.90.090 and 7.90.120 "to update improvement security requirements consistent with California Law and City procedures" for second reading and adoption on April 15, 2026; its text was not read. Ask the Engineering Division for the current Title 7 text before preparing a map.

Fees for Maps and Lot Splits

The Planning Division's Application Fees FY26/27 list flat fees that cover three plan checks, with "one quarter (¼) of the initial flat fee" for each added check, plus a 5.7 percent technology fee:

  • SB 9 urban lot split. $5,506.05 plus $313.84, total $5,819.89, plus $597 to Riverside County Environmental Health by separate check.
  • Tentative parcel map, residential, commercial or industrial: $15,145.45 plus $863.29, total $16,008.74. A revised tentative parcel map is $12,006.57 in total.
  • Tentative tract map: an initial deposit of $20,000 plus $1,140, total $21,140. Deposit-based fees can grow if a project needs more review.
  • Land division phasing map: $9,146.54 in total.

The fee table lists no separate fee for a small lot subdivision under Chapter 9.298 or for an SB 9 two-unit project. Engineering fees for final maps, lot line adjustments and parcel mergers are in a separate engineering schedule, which this guide did not read.

Best For

  • ✓ Single-family lots of 2,400 square feet or more where an SB 9 split leaves two parcels of at least 1,200 square feet and 40 percent each, with 24 feet of street frontage each.
  • ✓ LMDR to HDR lots of up to 5 acres, or vacant single-family lots of up to 1.5 acres, suited to a small lot map of up to ten homes under Chapter 9.298.
  • ✓ Sites of five or more lots with slopes or habitat, where a cluster subdivision keeps 25 percent of the land open.

Usually Fails When

  • ✕ A corporation or LLC applies for an SB 9 split, since only individual owners, community land trusts and qualified nonprofits may apply under Section 9.296.020.
  • ✕ The lot had a tenant in the last three years (SB 9) or five years (small lot subdivision).
  • ✕ A small lot map plans homes above 1,750 square feet each without asking whether the City applies the cap per home or as an average.

What To Verify Before Spending Money

  • → The current Title 7 text and engineering fees, from the Engineering Division.
  • → Whether the lot is in a zone the City treats as single-family for SB 9.
  • → Whether the lot is in a very high fire hazard severity zone, a flood area or the Quail Valley septic area.

Where to Go Next

ADUs and SB 9
The two-unit rules that apply on each new SB 9 lot.
Hillside, Quail Valley, Fire
Slope limits, the septic area and fire zone rules that affect maps.
Permits and Fees
Approving authorities, deadlines and the full fee schedule.

Related on VanPlex: the Menifee overview, the California SB 9 page and the California SB 684 and SB 1123 page.

Frequently Asked Questions

What is the minimum lot size in Menifee, California? +
The Menifee minimum lot size depends on the zone. Table 9.130.040-1 sets net lot areas of 10,000 square feet in LDR-1, 7,200 in LDR-2, 6,000 in LMDR, 5,000 in MDR and 3,000 in MHDR and HDR. The rural zones need one-half acre in RR1/2 up to 10 acres in AG and RM, measured in gross acres to the street centerline.
Can I split my lot in Menifee under SB 9? +
Yes, if the Menifee lot qualifies under Chapter 9.296. The split must create two lots "of approximately equal size," each at least 40 percent of the original and at least 1,200 square feet, each with 24 feet of street frontage. Only individual owners may apply, the owner must sign a three-year residence affidavit, and staff decides without a hearing.
How long does Menifee take to decide an SB 9 lot split? +
Menifee must approve or deny a complete SB 9 urban lot split application within 60 days, or it is deemed approved. Ordinance LR24-0135, adopted July 16, 2025, added that rule to Section 9.296.040. If the City denies the application, it must give a full set of comments listing what is missing and how to fix it.
How much does an SB 9 lot split cost in Menifee? +
The Menifee Planning Division fee schedule for fiscal year 2026/27 lists the SB 9 urban lot split at $5,506.05 plus a $313.84 technology fee, $5,819.89 in total, with $597 more to Riverside County Environmental Health by separate check. The flat fee covers three plan checks. Engineering fees for the parcel map are in a separate schedule.
Can I build more than two homes on a Menifee SB 9 lot? +
No. Section 9.296.050 says no more than two dwelling units of any kind may be built on a Menifee lot that results from an urban lot split, counting main homes, ADUs and junior ADUs together. A lot created by an SB 9 split may not be split again, and a lot created under the small lot chapter may not then use an SB 9 split.
What is a small lot subdivision in Menifee? +
A Menifee small lot subdivision is a map of ten or fewer parcels with ten or fewer homes, approved without a hearing under Chapter 9.298, added in 2025 for SB 684 and SB 1123. It applies to multifamily-zoned lots up to 5 acres and vacant single-family lots up to 1.5 acres, with lots as small as 600 or 1,200 square feet.
How big can homes be in a Menifee small lot subdivision? +
Section 9.298.040 limits each Menifee small lot home to 1,750 net habitable square feet. Government Code 66499.41, in force through December 31, 2026, applies the 1,750 figure to the average floor area of the homes. The statute controls where the two differ, so ask the City whether it measures each home or the average.
Do I need parking in a Menifee small lot subdivision? +
No parking is required for a Menifee small lot subdivision home within one-half mile walking distance of a bus corridor with service every 15 minutes at peak hours, a rail or bus rapid transit station, or within one block of a car share location, under Section 9.298.040. In those cases the City may also not require enclosed or covered parking.
What is a cluster subdivision in Menifee? +
A Menifee cluster development subdivision, under Chapter 9.170, groups homes on the flatter part of a site of five or more lots and keeps at least 25 percent of the gross site as open space. Lots may be smaller than the zone minimum, but the total homes may not exceed a normal map, and no building may hold more than six homes.
Do I have to build street improvements for a new house in Menifee? +
Yes, in most cases. Section 9.175.050 makes the owner of a new Menifee single-family home, or of an addition over 650 square feet, responsible for street improvements along the lot frontage. The work can be deferred with an agreement and security of 130 percent of the cost. An SB 9 urban lot split itself needs no right-of-way dedication or offsite improvements.
Where are the Menifee subdivision rules? +
Menifee subdivision rules are in Title 7 of the Municipal Code, adopted in 2019, plus Chapters 9.170, 9.296 and 9.298 of Title 9. Ordinance LR24-0135 rewrote the tentative map findings in Section 7.20.090 in 2025. The full Title 7 text is published on a code host this guide could not read, so ask the Engineering Division for it.

Official sources (checked October 2026)

Menifee Development Code, Article 3: Zones (City PDF, file dated 8-15-24)
https://www.menifee.ca.gov/DocumentCenter/View/20967/Article-3-Zones_8-15-24
Menifee Development Code, Article 4: Site Development Regulations (City PDF, file dated 8-15-24)
https://www.menifee.ca.gov/DocumentCenter/View/20971/Article-4-Site-Development-Regulations-and-Performance-Standards_8-15-24
Menifee Development Code, Article 5: Special Use Standards (City PDF, file dated 8-15-24)
https://www.menifee.ca.gov/DocumentCenter/View/20968/Article-5-Special-Use-Standards_8-15-24
Menifee Development Code, Article 6: Definitions (City PDF, file dated 8-15-24)
https://www.menifee.ca.gov/DocumentCenter/View/20969/Article-6-Definitions_8-15-24
City of Menifee, City Council packet of July 16, 2025, item 10.6, Ordinance LR24-0135 and Exhibits B and C (PDF)
https://cityofmenifee.primegov.com/Public/CompiledDocument?compileOutputType=1&meetingTemplateId=11952
City of Menifee, City Council agenda of April 15, 2026 (PDF)
https://cityofmenifee.primegov.com/Public/CompiledDocument?compileOutputType=1&meetingTemplateId=12788
City of Menifee Planning Division, Application Fees FY26/27 (PDF)
https://www.menifee.ca.gov/DocumentCenter/View/25561/APPLICATION-FEES---FY26-27
Government Code 66411.7 (SB 9 urban lot splits)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=66411.7
Government Code 66499.41 (SB 684 and SB 1123 maps)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=66499.41
Government Code 65852.28 (SB 684 and SB 1123 housing standards)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65852.28
General information, not legal advice. California housing law changes every year, and each city adds its own rules on top of state law. Confirm current requirements with the city or county planning department, and with a California-licensed attorney or architect, before you buy land or file plans.

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