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Electric Vehicle Charging Stations

Here are the permit and plan review requirements for electric vehicle (EV) charging stations at various types of properties.

levels of charging stations

Levels of electrical current are called VAC or “Volts Alternating Current.”

Level 1 - 120 VAC - Level 1 refers to using a standard house outlet to charge an EV.

Level 2 - 240 VAC - This voltage supports large appliances, such as ovens.

Level 3 - 480 VAC - Not allowed on residential properties. These chargers use a 480 plug to provide direct current (DC) electricity to the battery.

Level 4 - Supercharger - This charging system is limited to Tesla vehicles and other vehicles using the North American Charging Standard (NACS). Tesla Corporation installs these chargers at commercial sites. 

SINGLE-FAMILY/DUPLEX PROPERTIES

Only Level 1 or 2 charging stations are allowed on residential properties.

Level 1 EV charging station - No permit required. If installing a new 120v outlet, an electrical permit is required; apply for the permit at www.SJPermits.org.

Level 2 EV charging station - An electrical permit is required and a mechanical permit is required if the manufacturer specifies use of mechanical ventilation. Apply for these permits at www.SJPermits.org — no plans required. If you need help, visit the Permit Center at City Hall.

At time of inspection, be ready to provide the City Inspector with:

  1. UL listing number. Provide the UL (Underwriters Laboratory) listing number, typically found on the product near the UL logo. The number may also be that of another testing laboratory that is nationally recognized and in compliance with UL2202: “Standard for Electric Vehicle Charging System Equipment.”

  2. Panel rating, charging load, and circuit size. Provide the home's electrical panel rating, for example, 200 amp service, and the EV charging system load and circuit size. Please note: 
    • EV charging loads are considered continuous and overcurrent protection for feeders and branch circuits supplying equipment must have a rating not less than 125% of the maximum load of the equipment (California Electrical Code Article 625.41). ƒ
    • Load calculations must include 125% of the maximum EV charging load and be provided when the service panel rating is 125 amperes or less (California Electrical Code Article 220). ƒ
    • Electrical panel upgrades and electrical wiring must conform with the current edition of the California Electrical Code. 3. Second meter. Indicate if a second electric meter will be installed due to special electric utility rates available for EV charging.

  3. Second meter. Indicate if a second electric meter will be installed due to special electric utility rates available for EV charging.

  4. Location of utility panel and Electric Vehicle Supply Equipment (EVSE). Show the location of the utility panel and EVSE. Be sure that the location is in accordance with the manufacturer’s written guidelines. See illustration.

MULTIFAMILY PROPERTIES

For multifamily residential properties, requirements include:

  • Charging stations in assigned parking spaces. For EV charging stations installed in assigned parking spaces for residents, please obtain a permit using our Over-the-Counter (OTC) plan review walk-in service. Additionally, if any rated assemblies will be penetrated as part of the charging station installation, please have the rated penetration details available for the City Inspector.

  • Charging stations in common areas and public housing facilities. For EV charging stations installed in common use parking areas that are publicly accessible, e.g., leasing office areas, mixed use areas, or unassigned parking areas; or in public housing facilities, use the process for Commercial/Industrial Properties.

COMMERCIAL/INDUSTRIAL PROPERTIES

For commercial/industrial properties, you must submit plans to obtain building and electrical permits prior to installation of the charging stations. Some projects may also require a Permit Adjustment from the Planning Division before obtaining a building permit; be sure to read the sidebar to see if your project requires a Permit Adjustment. How the charging station affects electrical panel/system capacity determines which of our plan review services (www.sanjoseca.gov/BuildingPermitServices) you should use:

  • Installation does not exceed 80% of panel/system capacity - Use Over-the-Counter (OTC) plan review walk-in service; if plans are accurate and complete, the permit will be issued during your appointment.

  • Installation exceeds 80% of panel/system capacity - For these installations, when you’re ready to submit plans, please self-schedule an appointment at the Plan Review Service webpage. 

Note: Appointment spaces book up quickly. Consider booking your appointment as your plan preparations come close to being ready.

For plan review fees, please visit www.sanjoseca.gov/BuildingFees. 

Plan Requirements. For both OTC and Plan Review service, please include the following information on your plans:

ELECTRICAL PLAN

  1. Must comply with the 2022 California Electrical Code and San José Municipal Code.
  2. For electrical service panels affected by the addition of the charging stations, show: existing load, added load, and revised calculated load.
  3. Calculated loads of chargers are considered continuous loads. The overcurrent protection for feeders and branch circuits supplying equipment shall have a rating not less than 125% of the maximum load of the equipment. Where an automatic load management system is used, the maximum equipment load on a service and feeder shall be the maximum load permitted by the automatic load management system.

ADDITONAL REQUIREMENTS

The following project features cannot be permitted under EV streamlining pursuant to AB 1236 and AB 970 and require additional review and permitting:

  1. Construction of New Buildings and Structures – The construction of any new buildings or structures that are not required for critical infrastructure for the installation of EV charging stations requires the issuance of a Site Development Permit from the Planning Division pursuant to Section 20.100.610 of the Zoning Code.  Building Division and Fire Department review is also required for the construction of any new buildings or structures.

  2. Demolition of Buildings and Structures – The demolition of any existing buildings without replacement requires the issuance of a Special Use Permit from the Planning Division pursuant to Section 20.80.440 of the Zoning Code. Building Division and Fire Department review is also required for the demolition of any existing buildings.

  3. Removal or Replacement of 5,000 square feet or more of impervious surface – The removal and/or replacement of 5,000 square feet or more of impervious surface for the installation of EV chargers and associated infrastructure requires the issuance of a Planning Permit Adjustment and requires review and approval of a Stormwater Control Plan. Visit https://www.sanjoseca.gov/your-government/departments-offices/planning-building-code-enforcement/planning-division/start-a-new-project-or-use/stormwater-management-measures for more information.

  4. Installation of Parking Canopies – The installation of parking canopies over any parking spaces requires the issuance of a Site Development Permit from the Planning Division. If solar infrastructure is included on canopies, then no Planning approval is required.  Building Division and Fire Department review is still required for the installation of any canopies.

  5. Installation of Vehicle Gates – The installation of new vehicle gates (electric or manual) requires the issuance of a Site Development Permit from the Planning Division as it will result in a change in vehicle circulation (Section 20.100.500.A.2). Building Division and Fire Department review is also required for the installation of any new vehicle gates.

  6. Installation of New Fencing - Any new fencing that is less than seven feet in height requires the issuance of a Planning Permit Adjustment. Fencing over seven feet in height requires the issuance of a Site Development Permit from the Planning Division. Barbed wire, razor wire, and spiked fences are expressly prohibited. Building Division and Fire Department review is also required for the installation of any new fencing greater than seven feet in height (Section 20.200.1240), or fencing that restricts egress from a site.

  7. Changes to Vehicle Circulation – Any changes to vehicle circulation, including removal or addition of driveways, requires the issuance of a Site Development Permit (Section 20.100.500.A.2).

  8. 24-Hour and Late-Night Uses – Are you proposing to operate a stand-alone EV charging station that is open to the public and will operate between the hours of 12:00 midnight and 6:00 AM? If so, check the Zoning of your property to determine if additional permitting is required.
    • If your project is located in a Residential Zoning District, as listed in Chapter 20.30 of the Zoning Code, 24-hour and late-night uses are expressly prohibited
    • If your project is located in a Commercial Zoning District, as listed in Chapter 20.40 of the Zoning Code, a Conditional Use Permit is required for late-night uses.
    • If your project is located in an Urban Village , Downtown, or Mixed-Use Zoning District, as listed in Chapter 20.55 or Chapter 20.70 of the Zoning Code, a Special Use Permit is required for late-night uses.
    • If your project is located in an Industrial Zoning District, as listed in Chapter 20.50 of the Zoning Code, and is located within 150 feet of a residentially zoned property, a Conditional Use Permit is required for late-night uses.
    • If your project is located in a Planned Development Zoning District, please contact a Planner at (408) 535-3555.

For a list of Planning Applications and applicable fees visit: https://www.sanjoseca.gov/your-government/departments-offices/planning-building-code-enforcement/planning-division/start-a-new-project-or-use/applications-and-appointments.  

If you have any questions about the Zoning of your property, call (408) 535-3555 to speak with a Planner during phone service hours listed at www.sanjoseca.gov/planning.

SITE PLAN

  1.  Grading and Drainage - Do not alter existing stormwater treatment systems, including bioswales and retention basins, unless necessary; minimize any such alterations. Show any necessary grading or drainage work on the site plan.

  2. Landscaping - Any displaced landscaping must be restored or replaced. Avoid removing trees; if necessary, a Tree Removal Permit is required for removal of any tree greater than 38” in circumference; learn more at www.sanjoseca.gov/treepermit.

  3. Lighting - Show proposed new lighting, if any, on the site plan. Light fixtures must be “dark sky friendly.” See the Lighting Policy at www.sanjoseca.gov/ developmentpolicies.

  4. Accessibility - Show compliance with California Building Code (2022) Chapter 11B228.3 and 11B-812 for accessibility requirements and Chapter 11B, Table 11B228.3.2.1 for minimum number of Accessible EV Charging Stations.

    Alternative:     If the installation of Accessible EV Charging Stations per CBC 11B-228.3 creates an unreasonable hardship or is technically infeasible, accessible stations may be installed at existing accessible parking spaces containing the International Symbol of Accessibility (ISA) on the site. When the number of accessible stations installed equals 100% of the existing Accessible Parking Spaces required by Chapter 11B - Table 11B-208.2, no additional accessible charging stations will be required on the existing parking facility. 

  5. Equipment Anchorage - Show required equipment support and anchorage as described in Bulletin #265 - Equipment Suspended or Mounted on Roofs, Floors, or Walls. This and other building handouts and forms are available at www.sanjoseca. gov/buildingbulletins.

Definitions

Levels of electrical current are called VAC or "Volts Alternating Current."

  • Level 1 - 12- VAC - Level 1 refers to using a standard house outlet to charge an EV.
  • Level 2 - 240 VAC - This voltage is the type that supports ovens and other large appliances. 
  • Level 3 - 480 VAC - Also called DC fast chargers, these chargers use a 480 plug to provide direct current (DC) electricity to the battery. They are not allowed on residential properties.
  • Level 4 - Supercharger This charging system is currently limited to Tesla vehicles. Tesla Corporation installs these chargers at commercial sites.

CONTACT

For questions about building permits, codes, inspections or plan review, contact us at:
Email: InfoInspector@sanjoseca.gov
Customer Service: (408) 535-7641

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