Mission Viejo Municipal Code Ch. 8.15 Electrical Vehicle Charging Station Permitting

The purpose of this chapter is to promote and encourage the use of electric vehicles by creating an expedited, streamlined permitting process for electric vehicle charging stations while promoting public health and safety and preventing specific adverse impacts in the installation and use of such charging stations. This chapter is also purposed to comply with California Government Code § 65850.7.

(Ord. No. 25-356, § 2, 9-23-25)

For purposes of this section, the following definitions apply:

Electronic submittal means the utilization of electronic e-mail or any submittal via the internet.

Electric vehicle charging station or charging station means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this section, and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle. Where applicable, a "charging station" may include essential signage, parking lot striping, wheel stops, bollards and other similar directional and safety improvements as necessary for safe operation of EVCS equipment.

Feasible method to satisfactorily mitigate or avoid the specific adverse impact includes but is not limited to, any cost-effective method, condition, or mitigation imposed on an application for a permit.

Specific adverse impact means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

(Ord. No. 25-356, § 2, 9-23-25)

Consistent with Government Code § 65850.7, the building official shall implement an expedited, streamlined permitting process for electric vehicle charging stations, and adopt a checklist of all requirements with which electric vehicle charging stations shall comply with in order to be eligible for expedited review. The expedited, streamlined permitting process and checklist may refer to the recommendations contained in the most current version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook" as published by the governor's office of planning and research. The city's adopted checklist shall be published on the city's website.

(Ord. No. 25-356, § 2, 9-23-25)

(a) Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories, and rules of the public utilities commission or a municipal electric utility company regarding safety and reliability.

(b) Installation of electric vehicle charging stations and associated wiring, bonding, disconnecting means and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code.

(c) Installation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.

(d) Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer's installation instructions. Mounting of charging stations shall not adversely affect building elements.

(Ord. No. 25-356, § 2, 9-23-25)

(a) All documents required for the submission of an electric vehicle charging station application, including the checklist of submittal requirements for expedited review, shall be made available on the city's website and made available during business hours at the building department.

(b) Electronic submittal of the required permit application and associated supporting documents by electronic means shall be made available to all electric vehicle charging station permit applicants.

(c) An applicant's electronic signature shall be accepted on all forms, applications, and other documents in lieu of a wet signature.

(d) Prior to submitting an application for processing, the applicant shall verify that the installation of an EV charging station will not have specific, adverse impact to public health and safety and building occupants. Verification by the applicant includes, but is not limited to: electrical system capacity and loads; electrical system wiring, bonding, and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; areas of charging station equipment and vehicle parking.

(Ord. No. 25-356, § 2, 9-23-25)

(a) The building division shall implement an expedited, streamlined permitting process for electric vehicle charging stations and adopt a checklist of all requirements with which electric vehicle charging stations shall comply with in order to be eligible for expedited review. The city's adopted checklist shall be published on the city's website.

(b) An application that satisfies the information requirements in the city's checklist shall be deemed complete and be promptly processed. Upon confirmation by the building division that the application and supporting documents meet the requirements of the city's checklist and is consistent with all applicable laws and health and safety standards, the building division shall, consistent with Government Code § 65850.7, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the EV charging station until approval is granted by the city.

(c) If an application for an electric vehicle charging station is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permitting shall be sent to the applicant for resubmission.

(d) Notwithstanding the expedited permit processing set forth in this chapter, the building official retains authority at all times to identify and address higher priority life-safety situations. If the building official finds, based on substantial evidence, that the electric vehicle charging station could have a specific adverse impact upon the public health and safety, the city may require the applicant to apply for a minor modification permit.

(e) If a minor modification permit is required, the city may not deny an application for an electric vehicle charging station minor modification permit unless the city makes written findings based upon substantial evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. Such finding shall include the basis for the rejection of potential feasible alternatives for preventing the adverse impact. Such decisions may be appealed in accordance with section 9.56 of this Code.

(f) Any conditions imposed on an application to install electric vehicle charging station system shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost.

(g) The city shall not condition approval of an electric vehicle charging station system permit on the approval of an association, as defined in Civil Code § 4080, that manages a common interest development.

(Ord. No. 25-356, § 2, 9-23-25)