Staff Report: EV Charging in New Developments

SUMMARY

Under the CleanBC economic agenda, the Province passed the Zero-Emission Vehicles Act in 2019 as part of a provincial legislative and regulatory framework addressing the growing electric vehicle market, forecast to comprise 100% of new vehicle sales in B.C. by 2040. To meet the corresponding rise in charging requirements, the City of Langford may wish to develop a mechanism for supporting electric vehicle (“EV”) charging stations in new multi-family developments. Providing the infrastructure at the time of construction of the building is the most cost-effective way to make at home charging available. The following report outlines best practices and options available for the inclusion of charging station needs in the city.

BACKGROUND

Further to the report regarding EV charging infrastructure in new developments, considered by the Planning, Zoning and Affordable Housing Committee on December 14, 2020, Council may wish to consider the following changes with respect to the content of the original 2020 PZAH report.

• The previous rebate programs available through the province have since expired and new rebates are available. This report has been revised to include the currently available rebate programs.
• Construction costs have changed since the 2020 report. Staff have consulted with industry experts to obtain up-to-date costing information.
• A portion of the costs associated with the labour for EV installation were incorrectly reported in the previous estimate. This report has been revised to capture all costs.

COMMENTARY

The B.C. Provincial Government recently adopted Bill 28 – 2019: Zero-Emission Vehicles Act as part of the CleanBC economic agenda, which requires automakers and suppliers to meet the escalating annual percentages of new light-duty electric vehicle sales and leases, reaching: 10% by 2025, 30% by 2030, and 100% by 2040.1

In recent years, the market share of EV sales in B.C. has grown significantly, with sales increasing over 154% between 2017 and 2018.2 British Columbians are now buying the most zero-emission vehicles per capita in Canada, and the trend is only expected to continue.3 In response, many local governments are developing new policies, bylaws and guidelines to facilitate the installation of EV charging equipment in new developments.

Previously, many local governments had used either design guidelines or stand-alone policies applied at rezoning or development permits to establish standards. However, zoning bylaws are now recognized as the most efficient form of implementation, as it applies to all new developments and doesn’t require negotiating legal agreements or drafting complex strata bylaws.

Strata board representatives involved in planning for EV infrastructure have expressed concern over the complexity of installing EV infrastructure after a subdivision plan has been registered or the building has been constructed. The result has been a shift towards most municipalities requiring 100% of parking stalls in new multi-family developments to be Electric Vehicle Supply Equipment ready (“EVSE-ready”) (roughed-in for future charging), with the exception of visitor parking.

Providing EVSE-ready infrastructure (i.e. metering, transformers, electrical panel with breakers, outlet boxes, raceways), to accommodate future charging stations at the time of construction of the building is the most cost-effective way to make at home charging available in multi-family developments. This is particularly true when an “EV Energy Management System” is employed.

The emergence of EV Energy Management Systems - also referred to as “load sharing,” “power sharing,” or “smart charging,” - has significantly reduced costs by allowing multiple vehicles to charge simultaneously while not exceeding the capacity of an electric circuit, and by reducing the necessary electrical infrastructure and electrical supply needed to power multiple EV chargers.

1. Zero Emissions Vehicle Act [SBC 2019] Chapter 29 - https://www2.gov.bc.ca/gov/content/industry/electricity-alternative-energy/transportation-energies/clean-transportation-policies-programs/zero-emission-vehicles-act
2. Electric Mobility Canada (2018) - https://emc-mec.ca/wp-content/uploads/EMC-Sales-Report-Rapport-de-ventes-M%C3%89C-2018.pdf
3. Ibid.

SUGGESTED INFRASTRUCTURE REQUIREMENTS FOR NEW DEVELOPMENTS

There are different configurations for the installation of EV chargers and costs vary depending on the level of electrical infrastructure available to the building (i.e. partial, EVSE-ready/energized or fully installed), as well as particular characteristics of the building types, driving distances, and local terrain.

Definitions

• Energized (“EVSE-ready”) – means all infrastructure required for the charging of an EV is provided, excluding the charging stations. Outlet boxes or electrical receptacles are electrically wired and dedicated for the charging of EVs. The EV owner would purchase their own charging station and have it installed at a later date.

Most municipalities with EV parking policies require developers to provide EVSE-ready/energized outlets at the time of building construction. Many developers may be reluctant to go to the expense of installing the EV charging equipment as it is unknown how many purchasers will value having such equipment available. Rather than actually installing EV chargers, a developer could make the building “EVSE-ready” by installing the metering, transformers, sub-panels cabling and connections, etc. and ensuring there is enough capacity to accommodate a pre-determined number of charging stations in the future.

FINANCIAL

AFFORDABILITY FOR RESIDENTS

A major component of this proposal is protecting affordability for the residents of Langford. As discussed, providing EVSE-ready infrastructure to accommodate future charging stations at the time of construction of the building is the most cost-effective way to make at home charging available in multi-family developments. The cost of retrofitting an existing (strata) building to allow EV charging may be cost prohibitive for many homeowners and can be extremely complex and time consuming from a legal perspective.4

The cost borne by the developer is often recaptured in the cost of selling the unit, meaning the homeowner has the option to finance the EV system through a monthly mortgage, as opposed to an upfront payment to retrofit a stall, which can exceed $7,000.

4. Information based on an interview with strata board representatives with extensive experience in EV management in strata property.

EVSE-READY CONSTRUCTION COSTS (BORNE BY DEVELOPER)

Staff interviewed developers and other electrical contractors responsible for implementing EV charging. On average, the full installation costs – which includes wiring, conduit, and labour – excluding the EVSE/charger, is in the range of $3,000 per stall. In contrast, the cost associated with installing the infrastructure at a later date has been estimated to be in the range of $6,800 per retrofit stall.6

Electric vehicle energy management systems (i.e., load sharing smart charging, etc.) systems drastically reduces the capital costs required to install the EVSE-ready/energized infrastructure. In contrast to a dedicated EV circuit where one circuit services one stall, one circuit is able to service multiple stalls simultaneously by controlling the rate and timing of charging. This reduces the necessary electrical infrastructure and total electrical supply needed to power multiple EVs. Electric vehicle energy management systems also track usage and can enable or allocate billing to individual users.

5. Please note: this section has been revised since the PZAH meeting of December 14, 2020, to reflect a more up to date costing analysis. The previous costs also incorrectly excluded the costs of the wiring and labour.
6. BC Hydro and City of Richmond (2018)

AVAILABLE REBATES

Rebate programs are available to homeowners and developers to help offset some of the costs associated with installing the EV infrastructure. There are two provincial rebate options to help apartment and condo buildings get ready to support EVs. For developers or Strata Councils, a rebate of up to $600 per parking space is available to install the electrical infrastructure required to implement an EV Ready plan, to a maximum of $80,000.8

A summary of the available rebates is provided below:

• EV Ready plan rebate: A rebate of up to $3,000 for the creation of an EV Ready plan;
• EV Ready infrastructure rebate: A rebate of up to $600 per parking space to install the electrical infrastructure required to implement the EV Ready plan, to a maximum of $80,000; and
• EV charger rebate: A rebate of up to $1,400 per charger to purchase and install Level 2 networked EV chargers to implement your building’s EV Ready plan, to a maximum of $14,000.

7. The rebates provided in the previous PZAH report have since expired. Current rebates can be found on the B.C EV Rebate Program Website https://electricvehicles.bchydro.com/incentives/charger-rebates
8. ibid.

SUGGESTED OPTIONS FOR IMPLEMENTATION

• Update the Zoning Bylaw/Parking Schedule

Requirements for EV infrastructure could be included in the parking schedule requiring parking stalls in newly constructed multi-family buildings to include EVSE-ready infrastructure. The advantage of using the parking schedule is simplicity, flexibility, and clarity: a percentage or number of EVSE-ready stalls per unit can be applied to all new residential parking stalls.

OTHER OPTIONS FOR IMPLEMENTATION

• Stand-alone Policies, Design Guidelines, Development Permit Applications

The City could also adopt a stand-alone policy on electric vehicle charging control EVSE infrastructure within new developments. A stand-alone policy in the design guidelines would allow city staff to evaluate EV parking requirements on a case-by-case basis, depending on the type of development under consideration. This option is not recommended as it involves complex negotiations and does not capture applications that have already been rezoned.

MUNICIPAL PRECEDENTS

Zoning bylaws are now the most common means of implementation. Municipalities with EVSE-Ready requirements are summarized below.

Table 2: List of other municipalities implementing EV charging requirements in new developments (2021):

ENGAGEMENT

Staff consulted with the West Shore Developers Association (February 9, 2021), construction managers, electrical engineers, municipal planners, strata board representatives, and attended workshops with BC Hydro and the CRD. The recommendations of this report are based on the best available information and practices.

A representative of the Vancouver Island Strata Owners Association has stated that all infrastructure should be installed at the time of construction to avoid legal issues associated changes to strata plans, conflicts between residents, and altering strata bylaws. It is simply too challenging to install only a portion of the infrastructure at the time of construction, and that developers are often unaware of the complexity of navigating legal designations of strata property after the plan is registered.

Given that developers often sell units with parking stalls as Limited Common Property (exclusive use), reallocating parking in the future, after the plan is registered, is a major barrier to EV charging uptake.

IMPLEMENTATION

It is noted for Council’s reference that the city already requires a section 219 covenant requiring all parking stalls to be Energized and capable of providing Level 2 charging in the future, at the time of rezoning.

If Council is supportive of continuing with an EV policy, they may wish to streamline the process by updating the zoning bylaw which will require all plans submitted for Development Permit and Building Permit to indicate an energized outlet at all applicable stalls, verified by a qualified electrical engineer.

It is best practice to allow developers to design a system that best suits their needs based on the standards set by the municipality.

LEGAL

The Local Government Act states that a bylaw may establish design standards for parking spaces, enabling design standards for EV charging.9 However, local governments do not have authority to regulate how strata councils or building owners will ultimately manage EV charging infrastructure, therefore Langford may wish to develop its own policy for regulating EV use in strata buildings.

Under the Strata Act, parking stall allocation and ownership is complex. If stratas have less than one energized stall per unit, it could become controversial and challenging to allocate availability in the future. In a situation in which a municipality were to require a developer to equip 100% of stalls as EV-ready in new builds, it is still possible that a strata corporation could amend its bylaws and decommission or prevent use of EV infrastructure. To prevent this, Council could authorize staff to require a developer to enter into a covenant under Section 219 of the Land Title Act, which would require the owner of the land to keep the EV infrastructure in operation. The covenant would be binding on the strata corporation.10

9. Section 525 (1)(b) https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/r15001_14#section525
10. AES Engineering Ltd. (2017). Report for electric vehicle charging infrastructure in new multifamily developments – requirement options and costing analysis. Prepared for City of Richmond, Richmond, BC. https://udi.bc.ca/wp-content/uploads/2017/06/Final-Report-r004-EV-Requirements-20170404.pdf

CONCLUSION

Protecting affordability is key to securing at-home EV charging requirements for the residents of Langford. Installing EVSE-ready infrastructure at the time of construction of the building is the most cost-effective way to make at home charging available. The cost of retrofitting an existing (strata) building to allow EV charging may be cost prohibitive for many homeowners and can be extremely complex and time consuming from a legal perspective.

With this is mind, staff are in strong support of going forward with the amendment of Zoning Bylaw No. 300, as per the PZAH recommendations of December 14, 2020.

It is the position of staff that the recommendations in this report are robust; the benefits make a compelling case for actioning this proposal. It is also the position of staff that many of the concerns cited in the West Shore Developer Association consultation have been addressed.

Option 1

That Council:

1. Direct staff to prepare a bylaw to amend the Off-Street Parking section of Zoning Bylaw No. 300 such that:

a. For new buildings, structures and uses, 100% of multi-family residential parking spaces, excluding visitor parking spaces, shall feature an energized outlet capable of providing Level 2 charging or higher;

b. Energized outlets, provided pursuant to section (1) above, shall be labelled for the use of electric vehicle charging;

c. Where an electric vehicle energy management system is implemented (load sharing), the builder must obtain verification from a professional engineer of the minimum performance standard to ensure a sufficient rate of electric vehicle charging, prior to building permit issuance;

d. Require developers to enter into a covenant under Section 219 of the Land Title Act, which requires the owner of the land to keep the EV system in operation and prevents the Strata Council from preventing an owner, occupant or tenant from installing the EV charging equipment.

OR Option 2

That Council:

1. Direct staff to prepare amendments to the Design Guidelines such that: a. For all new buildings, electric vehicle parking spaces shall be provided with an energized outlet capable of providing Level 2 charging or higher to the parking space, with the total number dependent on the type of development, location and the agreed upon ratio of EV stations required.

OR Option 3

That Council:

1. Take no action at time with respect to amending the zoning regulations and design guidelines for the implementation of EV charging infrastructure.

SUBMITTED BY

David Sametz, MCIP, RPP, Planner II, Long Range Planning

Concurrence:
Leah Stohmann, MCIP, RPP Deputy Director of Planning and Subdivision
Concurrence:
Matthew Baldwin, MCIP, RPP, Director of Planning and Subdivision
Concurrence:
Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering and Public Works
Concurrence:
Michael Dillabaugh, CPA, CA, Director of Finance
Concurrence:
Marie Watmough, Acting Director of Corporate Services
Concurrence:
Darren Kiedyk, Chief Administrative Officer

Address: 2nd Floor, 877 Goldstream Avenue, Langford, BC V9B 2X8
Phone: t 250.478.7882
Email: e administration@langford.ca