San Jose Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Everything you need to know about creating site plans for building permits in San Jose, including Planning, Building and Code Enforcement requirements.

San Jose Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in San Jose, California requires meeting specific requirements set by the Planning, Building and Code Enforcement (PBCE) Department. As the largest city in the Bay Area by area and the heart of Silicon Valley, San Jose has diverse zoning from suburban residential to urban mixed-use, governed by the Envision San Jose 2040 General Plan.

What Is a Site Plan and Why Does San Jose Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. PBCE requires a site plan for all building permit applications to verify compliance with Title 20 (Zoning Ordinance) of the San Jose Municipal Code. You can look up your property's zoning through the San Jose Parcel Viewer or the city's GIS portal.

Required Site Plan Elements for PBCE

PBCE requires the following elements on all site plans:

  • Property boundaries with accurate dimensions and total lot area
  • Setbacks from all property lines per Title 20
  • Location of all existing structures with square footage, height, and use designation
  • Proposed construction clearly distinguished from existing (typically shown dashed or in a different color)
  • Lot coverage calculation (building footprint as percentage of lot area)
  • Floor Area Ratio (FAR) for applicable zones
  • Parking spaces per Title 20, Chapter 20.90 (including bicycle parking and EV-ready spaces)
  • Driveways and access points with dimensions
  • Tree locations showing all trees 12 inches+ circumference at 4.5 feet height
  • Landscaping plan for commercial and multi-family projects
  • North arrow and scale
  • Assessor's Parcel Number (APN)

San Jose Zoning and Setback Requirements

San Jose's zoning is organized into residential, commercial, and industrial categories per Title 20:

  • R-1-8 (Single-Family, 8,000 sq ft lot): Front 25 feet, side 5 feet minimum (10% of lot width, 5 ft min), rear 20 feet. Lot coverage max 45%.
  • R-1-5 (Single-Family, 5,000 sq ft lot): Front 20 feet, side 5 feet, rear 20 feet. Lot coverage max 50%.
  • R-2 (Two-Family): Front 20 feet, side 5 feet, rear 20 feet.
  • R-M (Multiple Residence): Front 20 feet, side 10 feet (or height-dependent), rear 20 feet.
  • Corner lots: Street-side setback equals the front setback of the adjoining lot's zone.

Always verify your specific zone through the San Jose Parcel Viewer and check for any Planned Development (PD) zoning that may have custom setback standards.

Urban Village Development Standards

San Jose's Urban Village program is a key component of the Envision 2040 General Plan. Properties within designated Urban Village areas have special development standards:

  • Higher density allowances than base zoning permits
  • Reduced parking requirements (often 25-50% reduction from standard minimums)
  • Mixed-use development encouraged with ground-floor commercial and residential above
  • Design guidelines specific to each Urban Village's character
  • Pedestrian-oriented standards including build-to lines and active frontage requirements

Tree Protection Requirements

San Jose's Tree Removal Ordinance (Municipal Code Chapter 13.32) protects regulated trees:

  • Heritage trees: Trees with a circumference of 56 inches or more measured at 4.5 feet above grade require a Heritage Tree Removal Permit and cannot be removed without City Council approval
  • Ordinance-sized trees: Trees with a circumference of 38 inches or more require a Tree Removal Permit from the Department of Transportation (DOT)
  • Street trees: Protected regardless of size; managed by DOT
  • Your site plan must show all trees 12 inches+ circumference with species identification, size, and health condition
  • Replacement ratios: Typically 2:1 for ordinance-sized trees and 3:1 for heritage trees

ADU Requirements in San Jose

San Jose actively encourages ADU construction and offers streamlined permitting:

  • ADUs allowed in all residential and mixed-use zones
  • 4-foot setbacks for detached ADUs from rear and side property lines
  • Maximum 1,200 sq ft for detached ADUs
  • 16-foot height limit (or 18 feet within 1/2 mile of a major transit stop)
  • No additional parking required
  • Pre-approved ADU program: San Jose offers pre-approved standard plans from selected architects, reducing review time to as little as 1-2 weeks
  • JADUs up to 500 sq ft allowed within existing residences

Stormwater Management Requirements

San Jose's stormwater requirements are governed by the Municipal Regional Stormwater Permit (MRP) and the city's Post-Construction Urban Runoff Management Policy:

  • C.3 Treatment: Required for projects creating or replacing 10,000+ sq ft of impervious surface. Must treat 100% of stormwater runoff from the project site using approved low impact development (LID) measures.
  • Hydromodification Management (HM): Required for projects exceeding impervious surface thresholds in areas draining to creeks
  • Approved LID measures: Bioretention areas, pervious pavement, green roofs, rainwater harvesting, flow-through planters
  • Source control measures: Required for all new development regardless of size

How to Submit Your Site Plan

Online Permit Center

Submit through San Jose's Online Permit Center at sanjoseca.gov/permits for electronic plan review. Create an account, upload your plans in PDF format, pay fees online, and track your application status in real-time.

Walk-In Service

Walk-in service is available at 200 E. Santa Clara Street, 3rd Floor for questions, preliminary reviews, and over-the-counter permits for simple projects.

Green Building and Reach Code Requirements

San Jose has adopted reach codes that exceed the state CALGreen mandatory measures:

  • All-electric new construction: Required for most new residential buildings
  • Solar-ready: New residential buildings must include solar panels per Title 24
  • EV charging: New residential projects must include EV-ready parking spaces
  • Water efficiency: Must exceed state water efficiency standards by at least 15%

Permit Fees and Timeline

  • Plan check fees: Based on project valuation; typically 65-85% of building permit fee
  • Building permit fee: Calculated from construction valuation per PBCE fee schedule
  • Park impact fees: Assessed on new residential units
  • Technology fee: 3% surcharge on most permit fees
  • Timeline: Residential plan review 4-6 weeks. Commercial 6-10 weeks. Express review available for qualifying projects at additional cost. Pre-approved ADU plans 1-2 weeks.

Creating Your San Jose Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your San Jose property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for PBCE submission.

Frequently Asked Questions

What size and format should my site plan be for PBCE?
PBCE accepts plans in standard architectural sheet sizes. Residential projects typically use 24"x36" or 18"x24" sheets. All plans must be drawn to scale with the scale indicated. Plans submitted through the Online Permit Center must be in PDF format. Simple projects may qualify for over-the-counter processing with plans on smaller sheets.
What are the typical residential setbacks in San Jose?
In the most common R-1-8 zone, front setbacks are 25 feet, side setbacks 5 feet minimum (10% of lot width), and rear setbacks 20 feet. Lot coverage is limited to 45%. R-1-5 zones have 20-foot front setbacks and 50% lot coverage. Always verify through the San Jose Parcel Viewer, especially for Planned Development (PD) zones with custom standards.
Do I need a site plan for an ADU in San Jose?
Yes, but ADU permits are streamlined. Your site plan must show the ADU location, 4-foot setbacks for detached units, maximum 1,200 sq ft size, and 16-foot height limit (18 feet near transit). No additional parking is required. San Jose's pre-approved ADU program offers standard plans that can reduce review time to 1-2 weeks.
What tree protection rules affect my site plan?
San Jose's Tree Removal Ordinance protects heritage trees (56 inches+ circumference) and ordinance-sized trees (38 inches+ circumference) measured at 4.5 feet above grade. Your site plan must show all trees 12 inches+ with species, size, and condition. Heritage tree removal requires City Council approval. Replacement ratios are 2:1 for ordinance-sized and 3:1 for heritage trees.
What are Urban Village standards?
Properties within designated Urban Village areas have special standards including higher density allowances, reduced parking (25-50% reduction), mixed-use encouragement, specific design guidelines, and pedestrian-oriented requirements. Check the Envision 2040 General Plan and your community plan for your property's Urban Village status and applicable standards.
What stormwater management is required?
Projects creating or replacing 10,000+ sq ft of impervious surface require C.3 stormwater treatment using approved LID measures such as bioretention, pervious pavement, or green roofs. Hydromodification management may also be required. Source control measures are required for all new development regardless of size per the Municipal Regional Stormwater Permit.
What green building requirements apply?
San Jose has adopted reach codes requiring all-electric new construction for most residential buildings, solar panels per Title 24, EV-ready parking spaces, and water efficiency exceeding state standards by 15%. These requirements apply to new construction and are shown on your building plans rather than the site plan, but solar panel locations should be indicated.
How long does plan review take at PBCE?
Residential plan review typically takes 4-6 weeks. Commercial projects take 6-10 weeks. Pre-approved ADU plans can be processed in 1-2 weeks. Express review is available for qualifying projects at additional cost. Over-the-counter permits for simple projects can be processed same day. Track your application through the Online Permit Center.

How to Create a Site Plan in San Jose

  1. Look Up Your Property Information: Use the San Jose Parcel Viewer to find your zoning designation, General Plan land use, any Urban Village overlay, Planned Development conditions, and tree survey requirements. Note your Assessor's Parcel Number (APN).
  2. Determine Requirements and Review Path: Based on your project scope and zoning, determine if you need a standard building permit, site development permit, or other approvals. Check for tree removal permits, stormwater requirements, and green building compliance.
  3. Create Your Site Plan: Enter your San Jose address in Site Plan Creator to automatically load property boundaries, building footprints, and aerial imagery. Add setback lines, label structures, and draw proposed construction.
  4. Include All Required Elements: Ensure your site plan includes property boundaries with dimensions, setbacks per Title 20, lot coverage calculation, FAR, parking per Chapter 20.90, tree locations with species and size, driveways, landscaping, and a north arrow with scale.
  5. Prepare Tree and Stormwater Reports: Prepare a tree survey if regulated trees are present. For projects exceeding 10,000 sq ft of impervious surface, prepare a C.3 stormwater treatment plan with approved LID measures.
  6. Submit Through Online Permit Center: Upload your site plan and supporting documents through San Jose's Online Permit Center at sanjoseca.gov/permits. Pay plan check fees online and monitor your application status.
  7. Manage Review and Obtain Permit: Respond to PBCE plan reviewer comments through the online system. Once approved, pay remaining fees including park impact fees, obtain your building permit, and schedule inspections through the city's portal.