ADU rules in Jurupa Valley

Detached ADUs are allowed on any lot zoned for single-family or multifamily residential use that has a proposed or existing home (JVMC § 9.240.290.E.(1)). A state-exempt detached unit of up to 800 sq ft of interior livable space, 16 ft tall (18 ft near major transit) and 4 ft from side and rear lot lines needs only a building permit (§ 9.240.290.C.(2)(b), Gov. Code 66323(a)(2)); a larger local-track unit, up to 850 or 1,000 sq ft, goes through the Planning Division's ministerial ADU application (§ 9.240.290.D). Lots with multifamily buildings may add up to two detached ADUs (proposed multifamily) or up to eight, not exceeding the number of existing units (existing multifamily) (§ 9.240.290.C.(2)(d)).

Attached additions and conversions are both allowed. Converting space inside the home or an existing accessory structure such as a garage into an ADU, plus a JADU inside the home, needs only a building permit, with up to 150 sq ft of added space allowed for ingress and egress (§ 9.240.290.C.(2)(a)). An addition that shares a wall with the home (the code's 'attached ADU') goes through the ministerial ADU application under § 9.240.290.D and the size and height standards in E. JADUs of 220 to 500 sq ft must sit within the walls of the existing or proposed single-family home, attached garage included (§ 9.240.290.F.(1)-(2)).

Local-track ADUs (anything beyond the building-permit-only state units) are capped at 850 sq ft of interior livable space, or 1,000 sq ft with more than one bedroom, whether detached or attached to a new home (§ 9.240.290.E.(3)(a)); Ord. 2026-04 switched these caps from gross floor area to interior livable space. An attached ADU added to an existing home may not exceed 50 percent of the home's gross floor area, but Gov. Code 66321(b)(3) still guarantees at least 800 sq ft of interior livable space, a floor the local text states only for front setbacks and lot coverage (E.(3)(c)-(d)). The state-exempt detached unit is capped at 800 sq ft (C.(2)(b)), conversions have no cap beyond the 150 sq ft ingress expansion, detached ADUs on multifamily lots carry only height and setback limits (C.(2)(d)), and JADUs run 220 to 500 sq ft (F.(1)). Heights: detached 16 ft, or 18 ft (20 ft to match the home's roof pitch) within a half mile of a major transit stop or high-quality transit corridor and 18 ft beside a multistory multifamily building; attached 25 ft or the zone limit, whichever is lower; units above a garage follow the zone limit (E.(3)(b)).

No owner-occupancy requirement applies to ADUs: § 9.240.290 contains none and Gov. Code 66315 bars one. For JADUs, the owner must live in the main home (or the JADU) only when the JADU shares sanitation facilities with the home (§ 9.240.290.F.(4), repeated in the F.(9)(c) recorded declaration), matching Gov. Code 66333(b) as amended by AB 1154 and SB 543. Ord. 2026-04 (adopted 5-21-2026, effective 30 days after passage) struck the former universal rule that 'either the JADU or primary dwelling shall be occupied by the owner of record' and removed ADUs from the recorded covenant. The 'owner's affidavit' required with an ADU application (D.(1)(b)) is the Land Use Entitlement application's ownership certification, not an occupancy pledge.

A local-track ADU needs one off-street space beyond the home's parking unless it is within one-half mile walking distance of public transit, in an architecturally and historically significant historic district, part of a proposed or existing home or accessory structure, in an on-street permit area that excludes the ADU occupant, within one block of a car-share space, or applied for together with a new single-family or multifamily dwelling (§ 9.240.290.E.(4)(a) and (c), mirroring Gov. Code 66322(a)(1)-(6)). Building-permit-only state-exempt units fall outside subsection E entirely, and no parking is required for a JADU even when converted from an attached garage (F.(7)). Garages, carports, covered structures or uncovered spaces converted or demolished for an ADU need not be replaced (E.(4)(b); Ord. 2026-04 added uncovered spaces). The one-space rule reaches studios, although Gov. Code 66314(d)(10)(A) caps parking at one space per ADU or per bedroom, whichever is less.

Every ADU approval is ministerial with no hearing. State-exempt units (a conversion ADU with a JADU, the 800 sq ft detached unit, multifamily conversions and detached multifamily units under Gov. Code 66323) need only a building permit from Building and Safety (§ 9.240.290.C.(1)). Any other ADU needs an ADU application (the city's Land Use Entitlement application, which its ADU page lists for units over 800 sq ft) filed with the Community Development Director, who decides completeness within 15 business days and acts within 60 days of a complete application, with appeals under Gov. Code 66317 (D.(1), D.(4)-(5)); an ADU filed alongside a discretionary primary-dwelling project is processed separately without discretionary review or a hearing (D.(6)). An ADU permit lapses unless used within two years, extendable to five (D.(7)). The city's 2025 General Plan progress report counts 80 ADU building permits issued in 2025.

ADUs and JADUs may be rented, but not for short stays: local-track ADUs may not be rented for less than 31 days (§ 9.240.290.E.(5)(b), added by Ord. 2026-04), JADUs carry the same 31-day bar in their recorded declaration (F.(9)(b)), and state-exempt units must be rented for terms longer than 30 days under Gov. Code 66323(e). Independently, JVMC Chapter 4.15 (Ord. 2023-10) makes it unlawful citywide to rent, occupy or advertise any dwelling, in whole or in part, for less than 30 consecutive days, with fines of $200 to $1,000 and hosting-platform duties. The 31-day minimum is one day stricter than the 'rentals of terms 30 days or longer' that Gov. Code 66315 lets a city require for ordinary ADUs. ADUs cannot be sold apart from the main home (Gov. Code 66314(d)(1)) except through the qualified-nonprofit path in 66341; the code has no 66342 condominium opt-in, and the JADU declaration bars separate sale (F.(9)(a)).