In the City of Jurupa Valley, most new development requires some type of Planning permit before a new land use is established or a building permit can be issued for new construction. As described below, there are different types of planning permits, depending upon the type of land use or development being proposed. Planning Department staff evaluates project plans for compliance with City land use, zoning and development policies and standards to help guide applicants through the permit process. Planning applications are acted upon by the City Council, Planning Commission, or the Planning Director. As part of the development review process, the hearing body may approve a permit request, approve it with conditions related to land use, public safety, environmental or other concerns, continue consideration of the project for further study, or may deny the request based on specific findings of fact. Within the City’s adopted laws and standards, the Department’s mission is to help applicants achieve their goals and to help the community attract and maintain harmonious, attractive and high quality development.
how to know if your project requires a planning permit
If you are planning a new business, planning a development project, or looking to remodel your home or business, we encourage you to call or visit the Planning Department on requirements that may apply. Before submitting a Planning application or plans, applicants are strongly encouraged to speak with a staff planner. A staff planner can be reached by calling (951) 332-6464 or by visiting our offices at City Hall, located at 8930 Limonite Avenue, in Jurupa Valley. Staff can assist you with your project and explain important development standards (land use zone, existing or proposed land uses, setbacks, height, parking, landscaping, etc.) that apply to your project. Additional information on the permit process is described below:
- Application Materials
- Application Submittal
- Environmental Review
- Public Hearings
- Other Permits
Application Materials. Planning Applications are available in the Planning Department. 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.
Application Submittal. Planning applications can be submitted in person at the public counter at City Hall or by U.S. mail. At the time of application submittal, the City requires payment of an initial fee deposit. When an application package is received, staff does a preliminary “completeness” review to determine if the application is complete, or essentially so, based on the City’s application checklist. Applications that don’t meet basic submittal requirements will not be accepted for processing. Once accepted, an application package is assigned to a City planner for processing. You can call within three working days of submitting your application to determine who the processing planner will be. Within 30 days, the assigned planner will send a letter to you verifying the application is complete or describing any additional information required to process your request. It is advisable to work closely with that planner to stay apprised of your project’s status and additional submittal requirements, if any.
Fees. All Planning applications require the payment of a fee deposit at the time an application is submitted. The deposit covers the City’s estimated costs to process the permit application, including staff review, mailings and public notice, preparation of reports, public hearings, and other required actions. For more information on the amount of fee deposits required, click here. The City strives to process applications in a timely manner; however the initial fee deposit is not always sufficient to fully cover the cost of processing, especially for large, complex or controversial projects. The processing planner will notify you if an additional deposit is required to allow staff to continue processing the application. Any deposit or portion thereof which is not used will be refunded to the applicant within 45 days of final City action.
Environmental Review. Under State law, some types of new development require environmental review. The California Environmental Quality Act (CEQA) requires that certain development actions be reviewed for potential adverse effects on the environment. However many projects that require Planning permits – such as, but not limited to small residential and commercial projects, small additions and remodels, and property maintenance and repairs -- are exempt from environmental review. Check with City planning staff to make sure. If your project requires environmental review, you will be notified by staff. Staff will review your application and plans to determine: 1) That the project will not have a significant impact on the environment; or 2) That the project could have a significant impact on the environment but that certain mitigation measures have been incorporated into the project to preclude the impacts; or 3) That the project could have a significant effect on the environment and an Environmental Impact Report (EIR) must be prepared. Environmental review typically occurs concurrently with the processing of your planning application. If an EIR is necessary, action on the application will take considerably longer to allow preparation of the EIR.
Public Review. Most planning decisions involve some level of public notice and review. For certain residentail projects and cell tower applications – such as Site Development Permit applications for large accessory structures – the City has established a 20-day public comment period before the City takes final action. Public comments are then reviewed as part of the planning process. Projects that normally require only Planning Director approval will be scheduled for a public hearing if requested by a citizen and a hearing may be scheduled upon receiving significant public comments or concerns. Otherwise, the Planning Director may take action on such planning applications without a public hearing. For most new development projects, staff schedules a public hearing before the Planning Commission, and in some cases the City Council. The project’s hearing will occur during a regularly scheduled meeting of the Commission or Council. No later than 10 days before a scheduled hearing, a notice announcing the hearing is published in a local newspaper. Notices are also mailed to property owners within 1,000 feet of the project’s site boundaries.
At the noticed public hearing, your project will be presented and discussed. It is strongly recommended that you or your representative (architect, engineer, contractor, etc.) be present at the hearing to explain the proposed project and answer any questions. Any other concerned persons (such as neighbors of the proposed project) will also be permitted to address the hearing body with questions, comments, or concerns.
At the meeting, the hearing body will either approve, conditionally approve, or deny the application. Any decision must be based on specific findings. The hearing body may also choose to delay action on the application if members feel more information is needed to adequately evaluate the proposal.
Appeals. Decisions of the Planning Director may be appealed to the Planning Commission. Decisions of the Planning Commission may be appealed to the City Council. Council decisions are final. There is a flat fee of $964 for filing an appeal which must be submitted, along with an appeal form and letter describing the reasons for the appeal, to the Planning Department within 10 calendar days following the Director’s or Commission’s action.
Other Permits. Sometimes there will be a need to obtain other permits or approvals before you can start a new business or new development. Typically, all construction involves a Building Permit to be issued. It is highly recommended that you contact the Building and Safety Division early in the permit process for Building Permit and impact fee requirements. The Application Form for a Construction Permit is available by clicking here or at City Hall, as well as a checklist of what information your plans details must contain.
Summary. Planning Department staff will be happy to help you through the permit application process. Please feel free to contact the Department if you have any questions regarding this process or if you have any questions regarding planning regulations in the City of Jurupa Valley.
Still have questions? Here's how to reach us: For more information on Planning services and programs, please call (951) 332-6464, Ext. 223.
TYPES OF PLANNING APPLICATIONS AND FORMS
The City uses a standard application form for most types of Planning permits. The Planning Application must be submitted, along with the information listed on the application checklist for the specific type of permit you are requesting. The various application checklists are shown below. A complete application, plans and other required information, completed checklist and fee deposit must be submitted to the Planning Department concurrently at the time of application to allow processing of your request in a timely manner.
Types of Planning Permits
An annexation is a request to move the City Limit line to add or remove property from the City. Such requests require submittal of an application to the Planning Department and are considered by the Planning Commission, City Council, and the Local Agency Formation Commission (LAFCo), a State agency that reviews and takes final action on such requests.
Decisions of the Planning Director are appealable to the Planning Commission. Decisions of the Planning Commission are appealable to the City Council. Council decisions are final. Any person may appeal a decision Planning Director or Commission decision. Appellants must submit an Appeals Form (insert link) to the Planning Director which explains the reason(s) for the appeal, and a fee, within 10 calendar days following the issuance of notice of an action. Appeals are scheduled for Commission or Council review at the first available public hearing, and appellants should plan to attend the hearing to respond to questions and/or present their concerns.
Certificate of Substantial Conformance
A Certificate of Substantial Conformance is a request to verify that a land use and/or property improvement (building, fencing or improvement) complies with Zoning Ordinance requirements, such as allowed uses, setbacks, height, parking or other development standards. Certificates of Substantial Conformance are sometimes required to apply for a mortgage loan, selling or buying property, or to apply for construction permits. To request a Certificate, property owners should submit an application, fee, and application checklist with the required background information to the Planning Department. Typically, processing Certificate requests can take from four to six weeks, depending upon the type and complexity of the request.
Conditional Use Permit (CUP)
Conditional use permits are discretionary Planning Department permits which allow flexibility in providing for, regulating or preventing various uses so they will be compatible with existing neighborhoods or desired conditions in neighborhoods. CUPs can be approved, approved with conditions, or denied based on specific findings. Use permit approval is required for certain uses so that their detrimental effects can be reduced or avoided and potential conflicts in land use can be prevented. This is necessary because of the wide variety of uses that are allowed within zone districts and because of the variety of existing sites, varied site conditions and land uses found in the community. Typically, the Planning Commission reviews and takes final action on CUPs. Appeals of Planning Commission actions on CUPs are considered by the City Council, which would then take final action on the matter. A conditional use permit shall not be granted unless the applicant demonstrates that the proposed land use will be detrimental to the health, safety or general welfare of the community. Any permit that is granted is subject to such conditions of approval as may be necessary to protect the health, safety or general welfare of the community. Conditions of approval may include, but are not limited to: hours of operation, duration, site improvements (e.g. access, parking, landscaping, fencing, signage), off-site improvements (e.g. trails, frontage improvements, street trees), and architectural design. (Title 9, Section 18.28, Jurupa Valley Municipal Code)
The California Environmental Quality Act (CEQA) requires that certain land use actions be reviewed for their potential adverse effects on the environment. If your project requires this review, you will be notified by City staff. A separate fee is required for environmental review and can be paid at the time you submit your application package. Upon review of your application, staff will make one of the following three determinations regarding environmental review: 1) that the project will not have a significant impact on the environment; or 2) that the project could have a significant impact on the environment but that certain mitigation measures have been incorporated into the project to preclude the impacts; or 3) that the project could have a significant effect on the environment and an Environmental Impact Report (EIR) must be prepared. To the extent possible, environmental review is done concurrently with processing of the related planning application. If an EIR is necessary, action on the application will be deferred. Please note that many projects that require permit processing are exempt from environmental review. Check with staff to make sure.
General Plan Amendment
The City’s General Plan is the “blueprint” for how, where and when development occurs and contains plans, goals and policies to protect public health, safety and welfare, protect the environment, and enhance the quality of life in Jurupa Valley. Requests to amend the General Plan require submittal of an application, fee, checklist and supporting information describing the proposed amendment and reasons for the change. By State law, cities and counties may amend their general plans up to four times per year, unless otherwise allowed by California Government Code 65358. Amendment requests are considered by the Planning Commission, which evaluates the request and makes a recommendation to the City Council. The City Council takes final action on General Plan amendments and the Council’s action is final.
Home Occupation Permit
A home occupation permit is required when a person does business in a home, uses a home address as a business address on business tax certificates, or uses a home phone as a business phone. This includes businesses where work is actually occurring in the home, such as a home office, as well as home-based businesses doing work remotely, such as landscapers or housekeeping. Please note that property owner and homeowner association signatures of approval are required where applicable. Contact staff if you have any questions while filling out your application form, which can be submitted at City Hall, along with your Business License Application.
Lot Line Adjustment
Lot line adjustment refers to changes to parcel boundaries in which the land taken from one parcel is added to an adjoining parcel, and where the number of resulting parcels does not change. Lot line adjustments require the submittal of an application, fee, checklist and supporting information to the Planning Director. City staff reviews the proposed lot line adjustment for conformance with the General Plan, specific plans, applicable Zoning and Building regulations, and provisions of the Subdivision Map Act. If the proposed adjustment complies with applicable regulations, the City processes the request without a public hearing and generally without conditions of approval or exactions except as necessary to conform to local law. No tentative subdivision map, parcel map or final map shall be required for lot line adjustments. The final action is reflected in a deed which must be recorded with the County Recorder. For more information on CUPs, see Title 9, Section 18.28, Jurupa Valley Municipal Code.
Lot mergers are processed in the same manner as lot line adjustments. Refer to “Lot Line Adjustments” for more information.
Minor Subdivision (Parcel Map)
Requests to subdivide land into four or fewer parcels require City approval of a Minor Subdivision. A Minor Subdivision requires submittal of an application, fee, checklist and supporting information, including a tentative parcel map prepared by a registered professional, qualified by law to prepare such maps and in a form acceptable to the City Engineer. Minor subdivisions are reviewed by the Planning Commission at a public hearing. Based on its review, public comments and City staff analysis, the Commission makes a recommendation to the City Council, which takes final action on the tentative parcel map. The Council may approve, conditionally approve or deny the map based on findings. Following tentative map approval, the subdivider must submit a final map for City Engineer review to verify consistency with the tentative map and with applicable conditions and code requirements. The approved final map must be recorded with the County Recorder.
Prospective Applicants are encouraged to meet with a City Planner prior to submitting an application. After discussing your project and important development standards (setbacks, height, parking, landscaping, etc.) that apply to your project, staff will be happy to discuss and assist you with the application process. Such a preliminary meeting will help expedite the development process. Applicants may also request a more detailed, formal pre-application review. This type of review can be helpful for large or more complex projects, and when the applicant desires review by multiple City departments, such as Engineering, Building and Public Works. Pre-Application Review requires submittal of an application, fee, checklist, plans and background information and can take from three (3) to five (5) weeks to process.
Rezoning (Zoning Text or Map Amendment)
Changes to a parcel’s zoning (Official Zoning Map), or changes to the City’s Zoning Ordinance, require the submittal of an application, fee, checklist and supporting information to the Planning Department. Zoning map or text amendment requests are considered by the Planning Commission, which evaluates the request and makes a recommendation to the City Council. The City Council takes final action on General Plan amendments and the Council’s action is final.
Second Unit Permit
Parcels located in the R-1, A-1 and certain other Residential-zoned areas are limited to one (1) single-family dwelling. To allow a second dwelling unit in these zones, a Second Unit Permit application shall be submitted to the Planning Department for review and approval prior to constructing or operating such use. The Planning Director shall act on a Second Unit application without discretionary review or a hearing, provided that it meets all applicable development standards. For example, to allow a second unit, a minimum lot area of one (1) acre is required. Second units are permitted as follows: USABLE LOT AREA ALLOWABLE LIVING AREA*
1 acre but less than 2 acres
1 acre, but less than 2 acres
500 square feet minimum
800 square feet maximum
2 acres or larger
500 square feet minimum
1200 square feet maximum
*Living area includes the interior habitable area of a second unit, including basements and attics, but does not include a garage or any accessory structure.
In addition, the existing primary dwelling on a parcel with a second unit must be occupied by the property owner. Second units shall be located at the rear or in the side portions of the lot and shall not be located in front of the primary dwelling unit. For more information on development requirements for Second Units, see Title 9, Section 18.28a, Jurupa Valley Municipal Code.
Setback Adjustments and Temporary Uses
The Planning Director may approve, conditionally approve or deny: 1) Setback Adjustments, consisting of modifications of the front, rear or side yard minimum setback requirements of the various zone classifications; and 2) Temporary Uses, consisting of the temporary use of land in any zone classification, when such temporary use is in conjunction with the repair or construction of streets, highways, or public utilities, for a period of time not to exceed six (6) months. Applications, fee, checklist and supporting information shall be submitted to the Planning Department for processing. Such requests may be approved, conditionally approved or denied, subject to findings. Requests for Temporary Uses lasting longer than six months require Planning Commission review. No setback adjustment or temporary use shall be granted unless it is determined that the action is consistent with the intent and purposes of the General Plan and Zoning Ordinance; and that there are special circumstances applicable to the property, including such factors as parcel size, shape, topography, location or surroundings that justify approval; and that such an action would not be detrimental to public health, safety or welfare or to properties in the vicinity of the request. For more information on Setback Adjustments or Temporary Use of Land, see Title 9, Section 18.33, Jurupa Valley Municipal Code.
Site Development Permit (Plot Plan)
Site Development Permits (SDPs) are required for certain types of development requests, such as non-exempt, detached accessory structures, certain signage requests, wireless communications facilities, new construction and/or changes of land use. Site Development Permits require submittal of an application, fee, checklist, and supporting information to the Planning Department. Minor Site Development Permits are exempt from environmental review, such as accessory structures, temporary events, and sign requests, and these permits can be acted upon by Planning Director without a public hearing. Site Development Permits requiring environmental review under CEQA require Planning Commission review at a public hearing. All SDPs require written notice to owners of property located within 300 feet of the proposed project boundaries. SDPs are also required for large commercial developments of 30 acres or larger. For more information on SDPs, see Title 9, Section 18.30, Jurupa Valley Municipal Code.
Specific Plan/Specific Plan Amendment
Specific plans consist of detailed plans for defined locations and/or subareas within the City. The approval of a specific plan, or an amendment requires submittal of an application, fee, checklist and supporting information to the Planning Department. Specific Plan amendments are processed in the same manner as with general plan amendments. See “General Plan Amendment” for more information.
Standard Subdivision (Tentative Tract Map)
Request to subdivide land into five or more parcels requires submittal of an application, fee, application checklist and supporting information, including a tentative tract map prepared by a registered professional, qualified by law to prepare such maps and in a form acceptable to the City Engineer. Standard subdivisions are reviewed by the Planning Commission at a public hearing. Based on its review, public comments, and City staff analysis, the Commission makes a recommendation to the City Council, which takes final action on the tentative tract map. The Council may approve, conditionally approve or deny the map based on findings. Following tentative map approval, the subdivider must submit a final map for City Engineer review to verify consistency with the tentative map and with applicable conditions and code requirements. The approved final map must be recorded with the County Recorder.
Temporary Event Permit
See description of “Site Development Permits.”
Conditional Use Permits and other discretionary Planning approvals typical expire if not exercised within one (1) year of the effective date of approval, or within such additional time as may be set in the original conditions of approval, not to exceed three (3) years. To extend an approval beyond its expiration date, a permittee must submit an application, flat fee of $2500, and supporting information to the Planning Department prior to the expiration date. The request is scheduled for Planning Commission review at a public hearing. In acting on the extension request, the Commission may approve the extension, approve the extension subject to new or revised conditions, or deny the request.
A variance is a type of discretionary Planning permit which is typically used to allow minor relaxation by the Director of certain development standards in the Zoning Regulations that would otherwise prevent a property from being used in the same manner as other, similar property, where the intent of these regulations is not compromised by such minor relaxation. Building setbacks, height limits, building/lot coverage and parking space requirements may be relaxed. No variance to land use regulations or to residential density standards may be granted. Variance requests shall state the precise nature of the type of exception sought and the basis for the requested exception. In order to approve a variance, the Planning Commission or Council must make each of the following findings:
A. That there are circumstances applying to the site, such as parcel size, shape, topography, location or surroundings which do not apply generally to land in the vicinity with the same zoning;
B. That the strict application of the Zoning Ordinance would deprive such property of privileges enjoyed by other properties in the vicinity under the same zoning classification; and
C. That the variance will not adversely affect the health, safety or general welfare of persons residing or working on the site or in the vicinity. Variance requests are acted upon by the Planning Commission or the City Council and subject to such conditions of approval as necessary so that the adjustment is compatible with adjacent land uses and does not constitute a grant of special privilege which is inconsistent with the limitations on other properties in the vicinity. (Title 9, Section 18.27, Jurupa Valley Municipal Code)
Development Standards Table
This table summarizes development standards for the City's various land use zones and includes information on site density, setbacks, building heights, coverage, subdivision requirements and parking in an easy to read table format. These requirements cover most common situations, but special circumstances may exist and the Planning Department should be consulted.
Development Review Process
Process flowcharts give the applicant and/or applicant's representative a general idea of the timeline and steps a project may take through the City's various development review processes