Overcoming Barriers To Electric Vehicle Charging In Multi .
Overcoming Barriers to Electric VehicleCharging in Multi-unit Dwellings:A Westside Cities Case Study
Prepared by:Principal Investigator:J.R. DeShazo, Ph.D.Spatial Analysis and Cartography:Norman WongProject Manager:Jason KarpmanUCLA Luskin Center for Innovation3323 Public Affairs BuildingLos Angeles, CA 90095310-267-5435Prepared for:The Southern California Association of GovernmentsAgreement Number:M-004-16November 2017DISCLAIMERThis work was prepared for the Southern California Association of Governments(SCAG) as part of Agreement M-004-16 and sponsored by the California EnergyCommission (CEC). The contents of this report reflect the views of the author, who isresponsible for the facts and accuracy of the data presented herein. The contents donot necessarily reflect the official views or policies of SCAG, CEC or its employees, orthe State of California. This report does not constitute a standard, specification orregulation. The CEC, the State of California, their employees, contractors, andsubcontractors make no warranty, express or implied, and assume no legal liabilityfor the information in this document; nor does any party represent that the use of thisinformation will not infringe upon privately owned rights.
ACKNOWLEDGEMENTSWe thank the Southern California Association of Governments and the California EnergyCommission for support of this project. In particular, we thank Marco Anderson of the SouthernCalifornia Association of Governments for his guidance and assistance.We would also like to express appreciation to: Alex Turek, Multifamily Development Manager at Grid Alternatives and former UCLALuskin Center project manager, for sharing lessons learned during the development of aparallel study, Overcoming Barriers to Electric Vehicle Charging in Multi-unit Dwellings:A South Bay Case Study. Britta McOmber and Julie Wedig, graduate students at the UCLA Luskin School ofPublic Affairs, for lending their talents as writers and editors. Ariana Javidi, an undergraduate intern from Amherst College, for her assistance withdata analysis and presentation of findings.i
ABSTRACTThe transportation sector is a major source of greenhouse gas emissions in California. Toaddress this issue, Governor Edmund G. Brown Jr. signed an executive order calling for 1.5million zero-emission vehicles (ZEV) on California’s roads by 2025. To achieve this ambitiousgoal, significant barriers must be overcome to expand and accelerate plug-in electric vehicle(PEV) adoption, including the need to build the necessary refueling infrastructure. Currently,residents of multi-unit dwellings (MUDs) such as apartments and condominiums are unlikely tohave access to home charging (electric vehicle supply equipment or EVSE).The purpose of this report is to explore barriers to PEV adoption for residents of MUDs withinthe Westside Cities subregion of Los Angeles County and then identify MUDs within the studyregion that may exhibit high latent PEV demand and subsequent demand for low-cost EVSEinstallation. These MUDs should be a priority for targeted outreach for programs that assist withEVSE installation, since they are most likely to host PEV drivers in the near future. We find thatthe MUDs with greatest demand for PEVs and charging infrastructure within the study regionare located in West Los Angeles, followed in descending order by Beverly Hills, Santa Monica,West Hollywood, Culver City, and unincorporated portions of Los Angeles County.This report also reviews the costs associated with EVSE installation at MUD sites, which arehighly variable across properties. To keep charging installation costs as low as possible,property owners should consider Level 1 charging opportunities and group investments forEVSE installations. The report closes with a discussion of policy tools for scaling up charginginfrastructure at MUD sites across the Westside cities subregion, concluding that targetedoutreach to promote the PEV, PEV rebates, and PEV-ready new construction codes are likelyrequired to ease the MUD-related barriers to PEV adoption.Keywords: Plug-in electric vehicle, PEV, multi-unit dwelling, MUD, PEV charging, EVSE,Westside Cities, California Energy Commission, demand, installation costsii
TABLE OF CONTENTSACKNOWLEDGEMENTS . iABSTRACT . iiCHAPTER 1: Introduction . 11.1. Purpose of the Report . 11.2 Intended Audience . 31.3 Methodology . 4CHAPTER 2: MUDs of the Westside Cities Subregion . 52.1 Density . 62.2 Building Size. 82.3 Unit Values . 102.4 Vintage . 122.5 Ownership Types . 142.6 MUD Presence in Disadvantaged Communities . 17CHAPTER 3: PEV Demand in the Westside Cities . 203.1 Historic PEV Demand . 213.2 Latent PEV Demand within MUD Parcels . 233.2.1 Latent PEV Demand for Large MUDs . 25CHAPTER 4: The Cost of Installing Charging Infrastructure in MUDs . 274.1. Electric Vehicle Supply Equipment . 314.2 Running Wires and Conduit to Charge Point . 324.3 Upgrading Electrical Panel and Utility Service . 334.4 Cost-Saving Opportunities to Reduce Charging Fees . 364.5 Charging Potential in the Westside Cities by Parking Layout . 38CHAPTER 5: Policy Tools to Overcome Barriers to PEV Adoption in MUDs . 425.1 Design Incentives to Reduce the Cost of EVSE Installation . 435.2 Implement PEV-Ready New Construction Codes . 435.3 Expand Public Charging Opportunities for MUD Residents . 445.4 Conduct Outreach to Encourage PEV / EVSE Investments at MUDs . 44APPENDIX . 47Appendix 1. Propensity to Purchase Model Methodology . 47iii
CHAPTER 1: IntroductionThe transportation sector represents the largest source of California’s greenhouse gas (GHG)emissions, comprising 39% of all GHG emissions in 2015.1 To reduce emissions from thetransportation sector, the state is making a concerted effort to promote the adoption ofadvanced clean vehicles. The transition to more fuel-efficient and zero-emission vehicles(ZEVs) is critical to achieving the state’s ambitious climate goals and air quality requirements. In2012, Governor Edmund G. Brown Jr. signed an executive order setting a target of 1.5 millionZEVs on California’s roads by 2025.2To achieve the goals laid out by the Governor’s executive order, a number of adoption barriersmust be overcome. A key challenge addressed in the Governor’s 2016 ZEV Action Plan is theneed to build the necessary refueling infrastructure in apartment buildings and condominiums,also known as multi-family housing, or as the California Energy Commission (CEC) refers tothem, multi-unit dwellings (MUDs).3 ZEVs, and specifically plug-in electric vehicles (PEVs),require an entirely new set of refueling behavior and equipment. In place of a 15-minute detourto a gas station, most PEV owners refuel overnight when they are at home. While this isgenerally a straightforward proposition for single-family homeowners, MUD residents face anumber of obstacles to installing electric vehicle service equipment (EVSE). Foremost is thevariable and often high cost of EVSE installation at a MUD site. Additionally, the renter or ownerexhibits a low to nonexistent investment motivation: renters are unlikely to invest in a piece ofimmobile equipment that they may move away from in the future, and owners do not yet seehome PEV charging as an amenity by which to increase property value and attract tenants.Overcoming these financial and motivational challenges is critical to charting the path toward alow-carbon future.1.1. Purpose of the ReportThe goal of this report is to explore MUD-related barriers to greater PEV adoption within theWestside Cities subregion, as well as to prioritize policy tools and targeted outreach for MUDsites that exhibit relatively high latent PEV demand and a low cost of EVSE installation. Thisreport represents the final report for Task 2 of Agreement Number Agreement M-004-16 withthe South California Association of Governments (SCAG).The formal boundary of the Westside Cities subregion encompasses the cities of Beverly Hills,Culver City, Santa Monica, West Hollywood, and parts of unincorporated Los Angeles County.For the purposes of this study, the western portions of the City of Los Angeles are also includedin the boundary of analysis, and are referred to as West Los Angeles. All aggregated numbersthat are reported for the Westside Cities subregion throughout this study reflect results from thejurisdictions within the formal boundary of the Westside Cities subregion, and results from WestLos Angeles. See Figure 1.1 for an overlay of the formal Westside Cities boundary and theboundary of analysis adopted for this study.1California Air Resources Board. 2017. “California Greenhouse Gas Emission Inventory - 2017 Edition“Accessed August 2017 from California Office of the Governor. 2012. “Governor Brown Announces 120 Million Settlement to FundElectric Car Charging Stations Across California” Accessed August 2017 fromhttps://www.gov.ca.gov/news.php?id 174633Governor’s Interagency Working Group on Zero-Emission Vehicles. 2016. ZEV Action Plan. AccessedAugust 2017 from https://www.gov.ca.gov/docs/2016 ZEV Action Plan.pdfOvercoming Barriers To EV Charging in MUDs – A Westside Cities Case Study1
Figure 1.1: Study AreaAVersus Formal Weestside Citiees Subregioon Boundarrystside Cities subregion iss a leader in the adoptioon of PEVs wwith 10,419 ttotal registraationsThe Wesbetween December 20102and Seeptember 20016.4 Yet it iss likely that tthe full adopption potentiaal ofthe subreegion is consstrained by itsi mix of ressidential landd uses, speccifically the ssignificantnumber ofo MUDs. Thhere are 30,5590 MUDs acrossathe sttudy area, wwhich are homme to 253,876housing units, comprrising 30.1%% of the residdential land uuse mix.5 Ass such, the ssubregionprovides a quality stuudy area to evaluateeMUUD-related bbarriers to PEEV adoption, as well as toimplement policies or programs aimedaat oveercoming thiis barrier. Thhe report is oorganized assfollows:Chapter 2 provides ana overvieww of the MUDD portfolio in the Westsidde Cities subbregion.Researchhers analyzeed the Los AngelesACounty Office off the Assesssor’s Secureed Basic FileeAbstract to identify MUDMcharactteristics that may influennce PEV demmand such aas size, per uunitvalue, vinntage, and ownershipotyype. This chaapter conclu des with a reeview of thee subregion’ss16,495 MUDMunits located withinn disadvantaged commu nities. These may be apppropriatetargets foor investmennts from Greeenhouse Gaas Reductionn Fund revenues.4IHS Autoomotive New Vehicle Regiistration Data.5Los Anggeles County OfficeOof the AssessorASeccured Basic FFile Abstract. AAccessed Occtober, 2015.Overcomming Barrierss To EV Chaarging in MUDs – A Wesstside Cities Case Studyy2
Chapter 3 identifies MUDs in the Westside Cities subregion that may exhibit high latent PEVdemand. Our PEV demand analysis provides parcel level information: We calculated apropensity-to-purchase score using the historical adoption rate of PEVs in each census tract, aswell as the PEV adoption rate of individuals living in households of a certain value. Those MUDparcels that result in a higher propensity-to-purchase score should be targets for outreachefforts or other policy interventions.Chapter 4 presents the costs associated with Level 1 and Level 2 EVSE installation at MUDsites. Using empirical evidence from visiting MUD sites and obtaining installation cost estimatesfrom a qualified electrician, this chapter investigates how installation costs vary based on theelectrical, structural, and parking configuration of the MUD building, and highlights potential lowcost installation solutions.Chapter 5 offers policy tools that help alleviate the MUD-related barriers to PEV adoption.Potential policy solutions include designing rebates to reduce the cost of EVSE installation,implementing PEV-ready new construction codes, siting public charge programs to benefit MUDresidents, and prioritizing outreach and education to increase PEV adoption.1.2 Intended AudienceThis report is intended for a wide audience of decision makers and advocates seeking toadvance PEV adoption in MUDs, with emphasis on those in the Westside Cities subregion.Those who may find the report most useful include regional, subregional, and municipalplanners; state agencies; utility representatives; MUD property owners; members of homeownerassociations; as well as current and potential PEV drivers.Regional, subregional, and municipal planners should use this report to facilitate PEVadoption where latent demand is greatest and installation solutions are needed. By outlining thesubregion’s MUD portfolio, this report empowers planners to strategically conduct targetedoutreach and prioritize MUD sites for policy interventions.State agencies should use this report to understand the MUD-related barriers to PEV adoptionand consider policy tools, such as rebates, that reduce the cost of installing EVSE at MUD sites.Utility representatives should use this report to identify and plan for where PEV demand andrelated electrical load may grow most rapidly in the subregion. Southern California Edison(SCE), the predominant electric utility in the Westside Cities subregion, recently receivedapproval for Phase 1 of its Charge Ready program to install charging infrastructure at longdwell-time sites, including MUDs, where PEV drivers will be parked for at least four hours. SCEshould use this report to help identify census tracts and specific parcels to prioritize outreach forthis and other PEV programs.Property managers and members of homeowner associations (HOAs) should use thisreport to understand the elements of their building’s electrical systems and to better predict thecost of installing PEV home charging options.PEV and prospective PEV drivers should use this report to better understand the challengesand costs of installing PEV charging infrastructure at home.Overcoming Barriers To EV Charging in MUDs – A Westside Cities Case Study3
1.3 MethodologyThe guiding objective of UCLA Luskin Center researchers was to prioritize outreach by 1)understanding the MUD portfolio of the Westside Cities subregion, 2) identifying high latentdemand for residents of MUDs in the Westside Cities subregion, and 3) identifying MUD typeswith a low cost of EVSE installation. The MUD parcels that exhibited high latent demand andlow-cost installation opportunities represent the low-hanging fruit for outreach or other policyinterventions. The following presents the methodology conducted to achieve the goals of theresearch.1) Understanding the multi-unit dwelling portfolio of the Westside Cities subregionResearchers analyzed Los Angeles County Office of Assessor Secured Basic File Abstract dataacross a number of parcel specific variables. Most importantly, the data provided researcherswith the assessor identification number, number of units, land and improvement value (“totalvalue”), year built (“vintage”), and ownership type (i.e., rental or condominium). Researchersassessed the spatial distribution of MUDs in the Westside Cities subregion using geographicinformation systems (GIS).2) Estimating plug-in electric vehicle demand for multi-unit dwelling residentsTo identify high latent PEV demand at the parcel level in the Westside Cities subregion,researchers constructed a propensity-to-purchase model. The model works by assigning ascore to an MUD unit based on the likelihood that the unit will be occupied by a PEV driver, ifthere are no barriers to charging. The score is based on three key variables: the forecastednumber of PEV purchases per census tract, the PEV adoption rate among different incomegroups, and the percentage of income groups living in homes of certain values. From thesethree variables, the model builds a relationship between the value of an MUD unit and theoccupants’ propensity-to-purchase a PEV. That relationship can then be spatialized at theparcel level based on the MUD’s per unit value. See Appendix 1 for more for information onhow the propensity-to-purchase model was constructed, including a summary of the datasources that underpin the model.3) Identifying multi-unit dwelling types with low-cost EVSE installationThis chapter reviews findings from the report Overcoming Barriers to Electric Vehicle Chargingin Multi-unit Dwellings: A South Bay Case Study, in which cost estimates were developed for theinstallation of charging infrastructure at sample sites within the South Bay Cities Subregion.6With the South Bay Cities Council of Governments, researchers released a Request forInformation for qualified electricians in Los Angeles County with experience installing EVSE inMUDs. Researchers requested 30 MUD site visits to assess Level 1 and Level 2 chargereadiness and to estimate the cost of installing a single Level 2 EVSE unit. From those sitevisits, 15 complete cost estimates were obtained, the results of which are discussed in thischapter.6UCLA Luskin Center for Innovation. 2016. Overcoming Barriers to Electric Vehicle Charging in Multi-unitDwellings: A South Bay Case Study.Overcoming Barriers To EV Charging in MUDs – A Westside Cities Case Study4
CHAPPTER 2:2 MUDss of thee Westsside Citties SubbregionnThe Wesstside Cities is home to approximateaely 250,000 MMUD househholds, makinng up 30% oof thesubregion’s residentiial land use.7 Although the Westsidee Cities subrregion is drivving PEVadoption for Southerrn California,, this land usse mix may vvery well be constrainingg the fullpotential of the area’s PEV uptakke. The MUDDs present a series of hurdles to insst
Luskin Center project manager, for sharing lessons learned during the development of a parallel study, Overcoming Barriers to Electric Vehicle Charging in Multi-unit Dwellings: A South Bay Case Study. Britta McOmber and Julie Wedig, graduate students at the UCLA Luskin School of Public Affairs, for lending their talents as writers and editors.
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