Jurupa Valley Municipal Code Ch. 7.85 Urban Lot Split Parcel Maps

The purpose of these standards is to establish procedures and standards for the urban lot split parcel maps in single-family residential zoning districts (R-R, R-R-O, R-1, R-A and R-D) pursuant to Government Code Section 66411.7 (SB 9). These standards supplement and are in addition to the standards for parcel maps in Title 7 and the zoning standards in Title 9, in particular Chapter 9.305.

(Ord. No. 2023-17, § 4(Exh. A), 12-7-2023)

This chapter shall be applicable to a proposed division of land subdividing an existing parcel in a single-family residential zoning district to create no more than two (2) new parcels subject to the requirements set forth in this chapter and Government Code Section 66411.7, herein referred to as an "urban lot split."

(Ord. No. 2023-17, § 4(Exh. A), 12-7-2023)

A. An urban lot split shall be processed as a parcel map, but no discretionary review or public hearing shall be conducted if all required criteria have been met.

B. Applicants are required to submit an application, including any maps, records, or other documents required by the Community Development Director. Applicants must provide a sworn statement affirming eligibility with Government Code Section 66411.7, Jurupa Valley Municipal Code Chapter 7.85, and all other applicable regulations.

C. The city may, at the applicant's expense, conduct independent inquiries and investigation to ascertain the veracity of any or all portions of the sworn statement.

(Ord. No. 2023-17, § 4(Exh. A), 12-7-2023)

The city may deny an application for an urban lot split if the Building Official makes both of the following findings in writing based upon a preponderance of evidence:

(1) The proposal would have a specific, adverse impact upon the public health and safety or the physical environment as defined and determined in Government Code Section 65589.5(d)(2); and

(2) There is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

(Ord. No. 2023-17, § 4(Exh. A), 12-7-2023)

The following standards shall apply to all urban lot splits:

(1) The parcel must be located within a single-family residential zone. For purpose of this chapter, single-family residential zoning districts include: R-R, R-R-O, R-1, R-D and R-A.

(2) An urban lot split shall not be permitted on a parcel located in:

(a) Prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the State Department of Conservation.

(b) Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).

(c) Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within the state responsibility area, as defined in Public Resources Code Section 4102. This subparagraph does not apply to sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development, including, but not limited to, standards established under all of the following or their successor provisions: (i) Public Resources Code Section 4291 or Section 51182, as applicable; (ii) Public Resources Section 4290; (iii) California Building Code Chapter 7A (Title 24 of the California Code of Regulations).

(d) A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the State Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or State Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.

(e) A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2 of the Government Code.

(f) A special flood hazard area subject to inundation by the one (1) percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless either of the following are met: (1) the site has been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the city, or (2) the site meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.

(g) A regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.

(h) Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan.

(i) Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).

(j) Lands under conservation easement.

(k) A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or a site that is designated or listed as a local landmark or historic property or district by the city.

(3) The two (2) lots resulting from an urban lot split 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.

(4) The width of any lot resulting from an urban lot split shall not be less than twenty (20) feet wide and access for flag lots shall not be less than twelve (12) feet wide.

(5) The proposed parcel map shall demonstrate the ability to access the public right-of way in perpetuity. As necessary, easements shall be provided and maintained to allow for the provision of public services and facilities.

(6) No lot resulting from an urban lot split shall have more than two (2) residential units.

(7) The short term rental for periods less than thirty (30) days of any units on the site is prohibited.

(8) Any subsequent urban lot split of land that was previously subdivided with an urban lot split is prohibited.

(9) The proposed urban lot split shall not require the demolition or alteration of any of the following:

(a) Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.

(b) Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.

(c) Housing that has been occupied by a tenant in the three (3) years prior to the submission of an urban lot split application.

(d) Housing units removed from the rental market under the Ellis Act within the fifteen (15) years prior to the submission of an urban lot split application.

(10) A setback of four (4) feet from the side and rear lot lines is required, except that no setback shall be required for an existing structure or a structure constructed in the same area and to the same dimensions as an existing structure.

(11) One (1) off-street parking space is required for each unit created, unless the parcel upon which the unit is created is within one-half-mile walking distance of a high quality transit corridor or a major transit stop or there is a car share vehicle located within one (1) block of the project. Required parking for an urban lot split lot shall be accessed via an alley, if there is an alley adjacent to the lot.

(12) Prior to, or concurrent with the recordation of the final map, a property owner seeking approval of an urban lot split shall execute and record a covenant, supplied by the city and subject to the approval of the City Attorney, that contains the following provisions:

(a) The short term rental for periods less than thirty (30) days of any units on the site shall be prohibited;

(b) Any subsequent urban lot split of land that was previously subdivided with an urban lot split shall be prohibited;

(c) Except as provided in Government Code Section 66411.7 for community land trusts and qualified nonprofit corporations, the owner of the property for which an urban lot split is proposed shall sign an affidavit stating 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 of the urban lot split;

(d) Ongoing compliance with all SB 9 requirements and restrictions shall be required;

(e) Access to the public right-of-way shall be maintained in perpetuity; and

(f) All required parking shall be maintained.

(13) Except as expressly provided in this chapter or Government Code Section 66411.7, all other applicable regulations from the Jurupa Valley Municipal Code, including the development standards in Chapter 9.305, shall apply, along with all applicable requirements of state law including the Subdivision Map Act.

(Ord. No. 2023-17, § 4(Exh. A), 12-7-2023; Ord. No. 2025-23, § 4, 10-16-2025)

The Community Development Director shall approve an exception to any of the standards specified in this chapter upon determining that complying with the standard would physically preclude the construction of up to two (2) residential units per lot or would physically preclude either of the two (2) residential units from being eight hundred (800) square feet in floor area.

(Ord. No. 2023-17, § 4(Exh. A), 12-7-2023)