2021-09-08 Planning Board PacketPlanning Board
Remote Zoom Meeting
Agenda
121 5th Ave. N.
Edmonds, WA 98020
www.edmondswa.gov
Michelle Martin
425-771-0220
Wednesday, September 8, 2021 7:00 PM Virtual Online Meeting
Remote Meeting Information
Join Zoom Meeting: https://zoom.us/j/98720508263?pwd=VUhBN090aWQvSkhJNOtTb3NhQytBQT09
Meeting ID: 987 2050 8263. Passcode: 155135.
Call into the meeting by dialing: 253-215-8782
Land Acknowledgement for Indigenous Peoples
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their
successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and taken
care of these lands. We respect their sovereignty, their right to self-determination, and we honor their
sacred spiritual connection with the land and water.
1. Call to Order
Attendee Name Present Absent Late Arrived
2. Approval of Minutes
3. Announcement of Agenda
4. Audience Comments
5. Administrative Reports
6. Public Hearings
A. Generic Agenda Item (ID # 5758)
Public Hearing on Standards for Electric Vehicle (EV) Charging Infrastructure
Background/History
The Planning Board has reviewed the EV charging infrastructure code amendment (AMD2021-0002) on
June 9, June 23, July 14, and August 25, 2021, and scheduled the item for a public hearing.
Please review the supplemental narrative (Attachment 3) for further discussion of the
background/history.
Planning Board Page 1 Printed 91312021
Remote Zoom Meeting Agenda September 8, 2021
Staff Recommendation
Make a recommendation on the draft EV Charging Infrastructure code amendment in Attachment 1 to
the City Council.
ATTACHMENTS:
• Attachment 1- Draft Code Amendment (PDF)
• Attachment 2 - Draft Presentation (PDF)
• Attachment 3-Supplemental Narrative (PDF)
7. Unfinished Business
A. Generic Agenda Item (ID # 5760)
Code Amendment Webpage
Background/History
N/A
Staff Recommendation
N/A
8. New Business
9. Planning Board Extended Agenda
A. Generic Agenda Item (ID # 5761)
Extended Agenda 9/8
Background/History
N/A
Staff Recommendation
Review the Extended Agenda.
ATTACHMENTS:
• 09-8-2021 PB Extended Agenda (PDF)
10. Planning Board Chair Comments
11. Planning Board Member Comments
12. Adjournment
Planning Board Page 2 Printed 91312 02 1
6.A
Planning Board Agenda Item
Meeting Date: 09/8/2021
Public Hearing on Standards for Electric Vehicle (EV) Charging Infrastructure
Staff Lead: Eric Engmann
Department: Planning Division
Prepared By: Eric Engmann
Background/History
The Planning Board has reviewed the EV charging infrastructure code amendment (AMD2021-0002) on
June 9, June 23, July 14, and August 25, 2021, and scheduled the item for a public hearing.
Please review the supplemental narrative (Attachment 3) for further discussion of the
background/history.
Staff Recommendation
Make a recommendation on the draft EV Charging Infrastructure code amendment in Attachment 1 to
the City Council.
Narrative
The City of Edmonds is proposing a new Chapter to Title 17 of the Edmonds Community Development
Code (ECDC) related to EV charging infrastructure. This amendment covers a variety of topics important
to regulating this infrastructure in new and substantially updated development. Staff has provided the
draft code amendment (Attachment 1), that includes markups since the August 25th meeting based on
staffs recommendations for tonight's discussions. Options for accessible EV parking standards and
exceptions for electrical load capacity will be discussed. A copy of the draft presentation for tonight's
meeting is also provided (Attachment 2).
Please review the supplemental narrative (Attachment 3) for further discussion on proposal topics.
Action Needed
This action is a Type V legislative permit where the Planning Board will review the proposed code
language and make a recommendation to City Council.
Attachments:
Attachment 1- Draft Code Amendment
Attachment 2 - Draft Presentation
Attachment 3-Supplemental Narrative
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Chapter 17.115
ELECTRIC VEHICLE CHARGING INFRASTRUCTURE
17.115.010 Intent and purpose.
17.115.020 Definitions.
17.115.030 Permitted locations.
17.115.040 Required facilities.
17.115.050 General station requirements.
19.115.060 Accessible electric vehicle charging stations.
17.115.070 Signage.
17.115.010 Intent and purpose.
It is the intent of these development regulations to encourage the use and viability of electric vehicles as
they have been identified as a solution to energy independence, cleaner air, and significantly lower
greenhouse gas emissions.
The purpose of this chapter is to ensure the effective installation of electric vehicle charging stations and
to expedite the establishment of a convenient, cost-effective electric vehicle charging infrastructure that
such a transition necessitates.
17.115.020 Definitions.
A. Battery charging station- means an electrical component assembly or cluster of component
assemblies designed specifically to charge batteries within electric vehicles, which meet or exceed
any standards, codes, and regulations set forth by Chapter 19.28 RCW and RCW 19.27.540.
B. Battery exchange station- means a facility that will enable an electric vehicle with a swappable
battery to enter a drive lane and exchange the depleted battery with a fully charged battery, which
meets or exceeds any standards, codes, and regulations set forth by Chapter 19.27 RCW and
RCW 19.27.540.
C. Charging level- means the standardized indicators of electrical force, or voltage, at which an electric
vehicle's battery is recharged. Levels I, II, and III are defined by the electrical output, per the
following specifications:
1. Level I- considered slow charging and operates on a fifteen to twenty amp breaker on a one
hundred twenty volt AC circuit.
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2. Level II- considered medium charging and operates on a forty to one hundred amp breaker on
a two hundred eight or two hundred forty volt AC circuit.
3. Level III- considered fast or rapid charging and operates on a sixty amp or higher breaker on a
four hundred eighty volt or higher three phase circuit with special grounding equipment.
D. Designated accessible parking space- means an accessible parking space required by WAC 51-50-
005 and designated for the exclusive use of parking vehicles with a State Disabled Parking Permit
E. Electric vehicle or "EV"- means any vehicle that operates, either partially or exclusively, on electrical
energy from the grid, or an off -board source, that is stored on board for motive purpose.
F. Electric vehicle capable or "EV capable"- means a parking space that has listed an install panel
capacity and conduit (raceway) and electrical capacity (breaker space) allocated to accommodate
the future build -out of an electric vehicle charging station with Level II or Level III charging circuits
G. Electric vehicle charging station- means a public or private parking space that is served by EV ready
or EV installed forms of Electric Vehicle Charging Infrastructure that has as its primary purpose the
transfer of electric energy (by conductive or inductive means) to a battery or other energy storage
device in an electric vehicle.
H. Electric vehicle charging infrastructure- means structures, machinery, and equipment necessary and
integral to support an electric vehicle, including but not limited to battery charging stations, rapid
charging stations, and battery exchange stations.
I. Electric vehicle installed or "EV installed"- means a fully installed electric vehicle charging station for
Level II or Level III charging levels.
J. Electric vehicle parking space- means any marked parking space that identifies the use to be
exclusively for the parking of an electric vehicle.
K. Electric vehicle ready or "EV ready"- means a parking space that is designed and constructed to
include a fully -wired circuit with a Level II or Level III electric vehicle charging receptacle outlet or
termination point, including conduit and wiring and the electrical service capacity necessary to serve
the receptable, that allows for future installation of an electrical vehicle charging station.
L. Electric vehicle supply equipment or "EVSE"- see electric vehicle charging station.
M. Non-residential use- for the purposes of this chapter 17.115 ECDC, a non-residential use means any
primary use that is not a residential use such as, but not limited to, business uses, commercial uses,
industrial uses, or public facility uses.
N. Rapid charging station- means a Level III electric vehicle charging station that allows for faster
recharging of electric vehicle batteries through higher power levels.
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O. Substantial damage — for the purposes of this chapter 17.115 ECDC, substantial damage means
damage of any origin sustained by a structure whereby the cost of restoring the structure to its
before damaged condition would equal or exceed 50 percent of the replacement cost of the
structure before the damage occurred.
P. Substantial improvement- for the purposes of this chapter 17.115 ECDC, substantial improvement
means any reconstruction, rehabilitation, addition, or other improvement of a primary structure,
the cost of which equals or exceeds 50 percent of the market value of the primary structure before
the "start of construction" of the improvement.
17.115.030 Permitted locations.
Electric vehicle charging stations and battery exchange stations are permitted as listed below:
A. Level I, Level II, and Level III electric vehicle charging stations. An electric vehicle charging station
equipped with Level I, Level II, or Level III charging equipment is allowed as an accessory use in all
zoning districts.
B. Battery exchange stations. Battery exchange stations are considered a primary or accessory use as
part of an automobile service station as defined in ECDC 21.90.12 and an accessory use to an
automotive sales use. Battery exchange stations are allowed in all zoning districts where automotive
sales and automobile service stations are permitted and according to the regulations for those uses
set forth in the specific zoning district.
17.115.040 Required facilities.
A. Applicability. Development for each of the land uses identified in Table 17.115.040 shall be required
to provide electric vehicle charging infrastructure when one of the following occurs.
1. A new development or new off-street parking facility;
2. Substantial damage or substantial improvements to an existing development is made within a
one-year period as determined by the Building Official; or
3. The parking capacity of an existing development or parking facility is increased by 50 percent or
more of the total parking spaces provided.
B. Standards.
Table 17.115.040 lists the minimum number or percentage of electric vehicle charging infrastructure
required by type of use.
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Table 17.115.040: Electric Vehicle Charging Infrastructure Requirements
Type of Use
Number of EV Capable
Parking Spaces
Number of EV Ready
Parking Spaces
Number of EV Installed
Parking Spaces
Single family dwelling units'
N/A
1 per dwelling unit
N/A
Multiple dwelling units'
40% of parking spaces
40% of parking spaces
10% of parking spaces
Non-residential uses
40% of parking spaces
0% of parking spaces
10% of parking spaces
Footnote 1: For the purposes of this section, those multiple dwelling units with individual garages will follow the requirements for single family
dwelling units.
C. Calculations.
1. Fractions. For the purposes of this chapter 17.115 ECDC, calculations will be rounded up to the
nearest whole number.
2. Inclusion in Parking Calculations. All EV installed, EV ready, and EV capable spaces are to be
included in the calculation for the number of parking spaces, as provided by the applicable
chapter of the Edmonds Community Development Code.
3. Uses Not Specified. Any use not listed in Table 17.115.040 must meet the requirements of the
most similar listed use, as determined by the Development Services Director.
4. Different Uses on the Same Development Site. The requirement for different uses on the same
development site is calculated as the sum of all requirements for the individual uses. For cases
where a building on a larger development site requires EV charging infrastructure per this
Chapter 17.115 ECDC but the remainder of the development site does not, only the parking for
that specific building or improved area will require compliance with this Chapter 17.115 ECDC.
5. For the purposes of Table 17.115.040, a portion or all of a lesser requirement for EV charging
infrastructure can be substituted with one of a higher requirement (e.g. EV capable replaced
with EV ready, EV ready replaced with EV installed, or EV capable replaced with EV installed) so
long at the total minimum number of EV parking spaces required in Table 17.115.040 remains
the same. For example, a non-residential use could increase the amount of EV ready parking
spaces from 20% to 30%, reduce the amount of EV capable parking spaces from 20% to 10%,
and keep the same amount of EV installed spaces (10%). This example would be permitted
because a portion of the lower requirement (EV capable) was substituted for a higher
requirement (EV ready), and the overall minimum number of EV parking spaces (50%) would
remain the same.
D. Load Management. Electric -vehicle load management system technology is permitted to be used to
support EV charging infrastructure.
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E. Reductions. The Director may reduce the requirements of Table 17.115.040 when there is
substantial evidence that the added electrical load, that can be attributed to meeting these
requirements, will significantly alter the local utility infrastructure design requirement. However, in
no case shall the overall number of EV parking spaces required in Table 17.115.040 be reduced.
In reducing the requirements, the Director may:
1. Reduce the type of EV charging infrastructure required (EV ready or EV installed to EV capable);
or
2. Reduce the EV charging level required (Level II or Level III to Level 1).
17.115.050 General station requirements.
A. Size. A standard size parking space or reduced width, "compact," parking space as permitted in
Chapter 18.95 ECDC will be used for an electric vehicle charging station where such a station is
required or planned, except for required accessible electric vehicle parking spaces as listed in ECDC
17.115.60.
Installation and Equipment. The charging station installation and equipment will be consistent with
rules and regulations adopted pursuant to RCW 19.27.540 and electric vehicle charging
infrastructure requirements, and with applicable regulations under the City's building code and fire
code, Title 19.
C. Location, Design, and Maintenance. Where provided, parking for electric vehicle charging purposes
will meet the following standards:
1. Clearance. Charging station equipment mounted on pedestals, light posts, bollards or other
devices shall be a minimum of 24 inches clear from the face of curb.
2. Charging Station Equipment. Charging station outlets and connector devices will be no less than
36 inches or no higher than 48 inches from the top of surface where mounted, and will contain a
retraction device or a place to hang permanent cords and connectors sufficiently above the
ground or paved surface.
3. Charging Station Equipment Protection. When the electric vehicle charging station space is
perpendicular or at an angle to curb face and charging equipment, adequate equipment
protection such as wheel stops or bollards can be used.
4. Maintenance. Charging station equipment will be maintained, including the functioning of the
charging equipment. A phone number or other contact information will be provided on the
charging station equipment for reporting when the equipment is not functioning, or other
problems are encountered.
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D. Data to be available. To allow for maintenance and notification, the owners of any private new
electric vehicle infrastructure station that will be publicly available shall provide information on the
station's geographic location, date of installation, equipment type and model, and owner contact
information.
E. Time limits. Time limits maybe placed on the number of hours that an electric vehicle is allowed to
charge, prohibiting indefinite charging or parking. If applicable, warnings will be posted to alert
charging station users about hours of use and possible actions affecting electric vehicle charging
stations that are not being used according to posted rules.
F. Location. Placement of a single electric vehicle charging station is preferred at the beginning or end
parking space on a row of parking.
G. Reserved EV Parking Spaces. Electric vehicle charging stations, where provided for public use, are
reserved for parking and charging of electric vehicles only, except as otherwise provided by this
chapter.
17.115.060 Accessible electric vehicle charging stations.
A. Where new EV charging stations and new accessible parking are both provided, parking facilities
shall be designed so that at least one accessible parking space shall be EV ready.
B. The electric vehicle charging infrastructure may also serve adjacent parking spaces not designated as
accessible parking spaces.
C. Accessible electric vehicle charging stations should be located in close proximity to the primary or
employee entrance of a building or facility and shall be connected to a barrier -free accessible route
of travel.
17.115.070 Signage.
Signage for each EV installed charging station space will comply with the following:
A. Electric vehicle signage must be posted in a clear and conspicuous manner, pursuant to RCW
46.08.185; and
B. Signage must be posted that indicates the space is only to be used for electric vehicle charging
purposes. Days and hours of operation must be included if time limits or tow -away provisions are to
be enforced.
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16.60.030
Site development standards — Design. (CG Zoning District)
5. Electric vehicle charging stations. See Chapter 17.115 ECDC for parking standards relating to electric
vehicle (EV) chareine infrastructure. One eF FRere Pler#r,r , ehi -A., .h-,r,.;P,. r#;#*Anr rp # hp ArAwwdPH
"plannedn
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16.110.0 06
Site development standards. (Westgate Mixed -Use Zone District)
17.50.010
AO% Off-street parking required.
17.50.020
Parking space requirements.
D. Electric Vehicle (EV) Charging Infrastructure Parking Standards.
See Chapter 17.115 ECDC for parking standards relating to electric vehicle (EV) charging infrastructure.
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21.90.012
Service Station, Automobiles.
An automobile station means a business that provides for any or all of the following:
A. The sale of gasoline, diesel or other fuels used for the propulsion of motor vehicles, when such
products are delivered directly into the fuel tanks of automobiles. Battery exchange stations that
enable electric vehicles to swap batteries as defined in ECDC 17.115.020 are also considered an
automobile service station.
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Tonight's Agenda. 1) Public Hearing Discussion
2) Review of EV Charging Infrastructure Need
3) Review of Proposed Code Amendment
4) Finalizing Remaining Standards
5) Possible Transmittal to City Council
9I8I2021 2
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6.A.b
EV Ties to Major Sustainability Goals
Transportation Element Pblicy 6.22
Transportation Element Fblicy 6.23
Community Sustainability Element
Pblicy B.3
Goal
TR 5
Pblicy Initiative Action 3C
9/8/2021
Encourage and promote the use of EV charging
stations ... including standards for new
developments that provide parking facilities
Pbsition Edmondsto respond to technical innovation,
such as EVs ...
Explore and support the use of alternative fuels and
transportation options that reduce GHG emissions
Carbon Neutral by 2050
Promote Electric Vehicles and other low -carbon vehicles
Electrification of the Transportation System. Shifting the
transportation fuel source from fossil to clean electricity
(including) charging stations ... for multifamily construction
F
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a Passenger Travel
■ Commercial Services
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12000
10000
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8000
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cn
6000
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4000
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2000
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Washington Annual GHG Emissions by
Vehicle Type
Gasoline Hybrid Plug-in Hybrid All Electric
Vehicle Type
Source: afdc.energy.gov State Averages for Washington
9/8/2021 6
6.A.b
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Growth in EV Options
• Number of options and models are increasing
• Battery technology continues to improve
• Many auto companies moving to all -electric vehicles
Company
Jaguar
Toyota
Volvo
Honda
Fo rd
9/8/2021
Pledge
Year
All Electric
2025
Al I Elect Hybrid
2025
All Electric
2030
All Electric
2035
All Electric
2040
Carbon Neutral
2050
l�
A
ti 1
f r
8
Remaining Barriers
Largest concern for people considering buying EVs is...
Finding Locations to Charge Vehicles
• 80% of EVs are charged at home or at wor 4
• Also require convenient locations to "top off'
• Need charging stations at new development
to help meet current and future demand
Source: - • - • Global Auto Consumer Study
r
9/8/2021 9
6.A.b
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What We've Heard
Spoke with:
Master Builder's Association (MBA)
Built Green (MBA)
Goodman Real Estate (GRE)
Snohomish County Public Utility District
City of Issaquah
King County —Regional Code Collaboration
Southwest Energy Efficiency Project (SWEEP)
9/8/2021 11
Decisions for ECDC Code Amendment
Which staging levels should be required by IN �
use type? (capable, ready, installed)
Should the different charging levels be
allowed citywide? (Levels I, II, or III)
Identifying an appropriate ratio of EV charging
stations per parking space, by use type.
(Single -Family, Multifamily, non-residential, etc.)
0
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9/8/2021 12
Stages or "Types" of EV Charging Infrastructure
EV Capable
• Electrical Panel Capacity &
• Conduit for future use
EV Ready
• Electrical Panel Capacity, Conduit & rM r.
• Circuit for Charging
EV Installed
• Electrical Panel Capacity, Conduit, Circuit & 41;3F1
• Specialized Equipment for Charging
• : •
9/8/2021 13
6.A.b
Pros and Cons of Each EV Stage Component
19 iii�
EV Capable
Initial wiring complete
Electrical panel/room sized
to accommodate future need
Con
Additional work still required
EVs can't charge
9/8/2021
EV Ready
.e
"Back -of -House" work complete
Allows portable EV charging
Con
Lack of EVcharging awareness
Difficult to control/monitor
usage
moo
EV Install
Easy to control/monitor usage
Provides clear indication that
space available for EV charging
Con
Most expensive to install
Limits ability for non-EVs to
use the parking space
14
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6.A.b
Cost Assumpti
Cost Estimates for EV Parking Spaces
cv i nrrastruct71PFConsfiructi
g N
Requirement
EV Ready
$1,300 per space
ns
https://www.swenergv.orq/transportatoin/electric-vehicles/buiIdinq-codes#resources
Type EV
Infrastructure
Cost
EV Infrastructure
(single
port)
Range
Level 1
Level 2
$400 - $6,500 $3,000
Level 3 (Fast Charger) $10,000 - $40,000
Source: afdc.energy.gov/files/u/publicationstevse cost_report_2015.pdf
Costs Associated With Non -Residential Electric Vehicle Supply Equipment (energy.gov)
Cost Estimates for Ed
EV Capable
EV Ready
$300 per space
$1,300 per space
[EV Infrastructure Costs Estimates for
Type Retrofit
EV Capable $2,500 per space
EV Ready $6,300 per space
EV Installed $9,300 per space
V
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Proposing New Chapter in Title 17 for
EV Charging Infrastructure
Intent and
Purpose
9/8/2021
Definitions
General
Station
Requirements
Permitted
Locations
Accessible EV
Charging
Stations
Sig nag e
Req u i red
Facilities
Definitions
• Describe the key components (what EV is, the EV components, and where they operate)
• Follow Best Practices, Other Codes, and Accepted Definitions
• Describes Charging Levels (voltage for Level I, II, and III)
• Describe Stage Levels (EV Capable, EV Ready, and EV Installed)
Note: Staging types require specific charging levels to meet the definition:
9/8/2021
Applicability
EV Charging Infrastructure would be required when...
1. A new development or new off-street parking facility; "%
2. Existing Development- Substantial Damage or Substantial
Improvement (50% rule) occurs within a one-year period,
as determined by the Building Official; or
3. 50% increase in parking capacity (based on total parking spaces)
9/8/2021
6.A.b
40% of parking
40% of parking
40% of parking
10% of parking
10% of parking
Footnote 1: Multiple dwelling units with individual garages shall follow the requirements for single family dwelling units
Packet Pg. 30
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9/8/2021
17.115.040.0 Calculationsfor Station Requirements-
Covers- Multiple Uses, Fractions, Adjusting Percentages, etc.
Language based on existing ECDC and Other Cities
17.115.050 General Station Standards
Covers- Parking Size, Installation, Station Location, Time limits, etc.
Language based closely on Other Cities and Best Practices
17.115.080 Signage
Covers- Basic signage requirements
Simplified to rely on State and National EV Sig nag e Standards
6.A.b
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Accessible EV Standards
Option 1
Stand and s b ased o n
number of EV Spaces
9/8/2021
Option 2
Stan d and s b ased o n
% of all ADA Spaces
Option 3
Do not specify
specific Standard
or Set Minimum c
Accessible EV Standards
P W 1� �01111111111�
� Option 1: Standards based on number of EV Spaces
Number of EV Ready or
EV Installed Spaces
5 - 25
25 - 50
50 - 75
75 - 100
Minimum Number of
Accessible EV Ready or
Installed Spaces
Update fits real world scenarios better
Easier for people to understand
jL Fbrtionate of EV Ready/Installed Spaces
9/8/2021
ri
23
Accessible EV Standards
F Option 2: Based on %of ADA Spaces Required (example 50%)
Number of ADA Spaces
Minimum Number of
Accessible EV Spaces
Proportionate of ADA Spaces Provided
Standard could be 20%, 50%, 75% etc.
9/8/2021
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24
Accessible EV Standards
P low 1W
Option 3: Do not specify standards or set minimum of 1 space
7j
• This option allows the State Building Code Council to take lead on this issue
• WAC (State Code) Requires 10% of ADA Spaces to have EV Charging Infrastructure
• Many Codesto Not Address EVforADA Spaces
• Could Require a minimum of one EV ready or EV installed space q
• Ensures that at least one EV ready/Installed space is provided, regardless of State Code
9/8/2021 25
6.A.b
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Accessible EV Standards
Option 1
Stand and s b ased o n
number of EV Spaces
9/8/2021
Option 2
Stan d and s b ased o n
% of all ADA Spaces
Option 3
Do not specify
specific Standard
Exception for Utility Upgrades
Concern Raised by Snohomish County PUD
• Utility upgrade costs could be very expensive
• Depends on power availability
• Highway 99 area of concern
Suggest including an exception to reduce requirement when utility
upgradeswould be prohibitive
9/8/2021 30
Exception for Utility Upgrades
.•et
1�
1114.
9/8/2021
Cost to upgrade substation,
transformers, or on -site
improvement could be very
expensive
Exception for Utility Upgrades
Option 1
Continue without
an exception
9/8/2021
Option 2
Include an
Exception, with
minimum
thresholds
Option 3
Include an
Exception,
no minimum
thresholds
Exception for Utility Upgrades
low
Option 1: Do Not Provide Exception for Electrical Load
Applicant would not be able to reduce the requirements
Pro s:
En su res ad o p ted standardsare met
Maximum potential to reduce greenhouse
g ases
Consistency of standards (equitable)
Cons:
Doesn't account for real world (power)
scenarios
Could lead to project abandonment
Could affect affordable housing development
9/8/2021 33
ceptioIfor Utility Upgrades
Exception: Director can Reduce Requirement when:
• Evidence of added electrical load;
• Attributed to meeting the EV requirements; and
• Significantly alters local infrastructure design
Tresholds
• Could reduce the type of EV charging infrastructure
• Could reduce the EV charging level
• Cannot reduce the overall number of EV spaces
Examples
EV ready or EV installed to EV capable...........
Level 11 or Level III to Level I
90% Multifamily, 50% Non -Residential .......
9/8/2021 34
6.A.b
Option
Exception
inimum Thresholds
Packet Pg. 46
ce pt i ojLfo r�,ili
Exception: Director can Reduce Requirement when:
• Evidence of added electrical load;
• Attributed to meeting the EV requirements; and
• Significantly alters local infrastructure design
Could reduce:
• EV Stage Type
• EV charging level
• Overall EV spaces
Upgrades
EV ready / EV installed to EV capable
Level II / Level III to Level
Reduce % of Multifamily and Non -Residential EV parking spaces
9/8/2021 36
Exception for Utility Upgrades
Option 1
Continue without
an exception
9/8/2021
Option 2
Include an
Exception, with
minimum
thresholds
Option 3
Include an
Exception,
no minimum
thresholds
Staff
Requests
Planning
Board
Decisions
on:
1. Updated Accessible EV Recommendation
2. Consider an Exception for Utility Upgrades
3.Overall Code Amendment
4. Transmittal to City Council
9/8/2021 1 38
6.A.b
Questions?
Eric Engmann, AICP
Senior Planner I City of Edmonds
eric.eng mannaad mond swa.g ov
(425) 997-9541
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Electric Vehicle Charging Infrastructure Supplemental Narrative- 9.8.2021 Public Hearing
Background/History
Staff began these discussions with the Planning Board by showing the connections between the EV
charging infrastructure recommendations and specific city goals. These goals include Comprehensive
Plan and Climate Action Plan policies that encourage EV usage and reductions in greenhouse gas (GHG)
emissions. The Climate Action Plan also sets a goal for the city to be carbon neutral by 2050. Staff also
provided information that showed the GHG impact of passenger vehicles and the extreme net pollution
differences between gasoline and electric vehicles.
Staff then provided data about the growth in EV demand and how vehicle manufacturers are switching
to EV production. Staff also highlighted the challenges to EV adoption: concerns with finding locations to
charge the vehicles and the retrofit costs associated with installing the infrastructure. All this
information highlighted the need of the proposed amendment.
Staff then introduced the three most important components of the amendment:
• Charging Levels (Level I, II, and III)
• Staging Levels (EV Capable, EV Ready, and EV Installed)
• Use Types (Single -Family, Multifamily, Non -Residential)
Each of these components were discussed and, when needed, added as definitions to the proposed
amendment. More information about these topics can be found in staff's presentation to the Planning
Board on June 9, 2021.
In the following sessions, staff focused on the proposed amendment language. Items like definitions and
general requirements were discussed. However, the primary point of discussion has been focused on
two main components:
Applicability Standards
The Board agreed to staff's recommendation is to use what is generally called the 50% rule for
improvements. The amendment uses the terms "Substantial Damage" and "Substantial Improvement"
to define how and when the 50% improvement rule would apply to existing development.
Appropriate Ratios
Identifying the appropriate ratios between EV capable, EV ready, and EV installed was a major point of
discussion. This is the central element of the code amendment; how many EV spaces are needed and
what is the appropriate percentages of EV staging types. At the August 25th meeting, the Planning Board
reviewed options for possible multifamily and non-residential standards.
The final recommendation was to increase the percentage of the overall EV charging infrastructure
requirements for multifamily from staff's proposal of 70% up to 90%. This was done by increasing the EV
capable standards from staff's proposal of 20% up to 40%. Staff has updated this in the change in the
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current draft amendment. For non-residential development, the Planning Board decided to support
staffs proposal. The proposed standards are listed in the table below.
Table 17.115.040: Electric Vehicle Charging Infrastructure Requirements
Type of Use
Number of EV Capable
Parking Spaces
Number of EV Ready
Parking Spaces
Number of EV Installed
Parking Spaces
Single family dwelling units'
N/A
1 per dwelling unit
N/A
Multiple dwelling units'
40% of parking spaces
40% of parking spaces
10% of parking spaces
Non-residential uses
40% of parking spaces
0% of parking spaces
10% of parking spaces
Footnote 1: For the purposes of this section, those multiple dwelling units with individual garages will follow the requirements for single family
dwelling units.
Narrative
There are two remaining items for discussion: accessible electric vehicle charging stations and a possible
exception to allow reduced standards when there are issues with electric load capacity. The issue and
option are discussed below.
A) Amended Accessible EV Parking Standards
Staff has outlined three options for accessible EV parking standards in the presentation. The difficulty
lies in finding a standard that is easy to understand but also ensures people of all abilities have access to
EV charging stations.
The City's accessible parking standards are found in Building Code and follow International Building
Code (IBC) standards. This raises some questions with staff adopting development standards that could
conflict with IBC standards. Therefore, staff is recommending providing a simplified requirement that
requires at least one accessible space to provide EV ready or EV installed charging stations. The
remainder will be addressed by Building Code and State regulations. Staff's specific recommendation
language in shown in the draft amendment, Section 17.115.060.
B) Reductions for Electrical Load Capacity Issues
In speaking with the Snohomish Public Utility District, there was concern about the potential costs of
upgrading service capacity to account for the required EV charging infrastructure. This issue would occur
when the electrical grid in a particular area is near its capacity and the additional electrical load needed
would require significant improvements such as upgraded transformers or underground vaults. These
upgrades could be expensive and significantly increase the cost of a new development or renovation.
An option would be to allow the Development Services Director to reduce the amount of EV charging
infrastructure when there is documented proof that this will occur. This can be drafted in two ways;
option 1) where the total number of EV spaces can be reduced without restrictions or option 2) only
allowing the reduction of the staging types (EV installed and EV ready spaces to EV capable) or reducing
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the charging level (Level II or III to Level 1). The second option would maintain the overall EV capacity,
the overall percentage of spaces requiring EV charging infrastructure, for each use type.
Staff recommends the option that would ensure the overall EV capacity, 90% for multifamily and SO%
for non-residential, is maintained. This would allow some relief to lessen the specific standards but
ensure the City's goals of this amendment are still achieved.
The proposed draft also includes language that required the applicant to provide substantial evidence
that will show how this will significantly alter the local utility infrastructure design requirement. The
applicant would also need to demonstrate that this upgrade to load capacity can be attributed to
meeting these EV requirements. This will avoid allowing the reduction in the EV standards when the
added load capacity is caused by another factor. Please see the draft amendment, 17.115.040.E for the
proposed language.
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7.A
Planning Board Agenda Item
Meeting Date: 09/8/2021
Code Amendment Webpage
Staff Lead: Eric Engmann
Department: Planning Division
Prepared By: Eric Engmann
Background/History
N/A
Staff Recommendation
N/A
Narrative
Staff will share the proposed City of Edmonds webpage dedicated to Code Amendments. The webpage
should make it easier for the public to find and track information about proposed and recently adopted
code amendments.
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9.A
Planning Board Agenda Item
Meeting Date: 09/8/2021
Extended Agenda 9/8
Staff Lead: Eric Engmann
Department: Planning Division
Prepared By: Eric Engmann
Background/History
N/A
Staff Recommendation
Review the Extended Agenda.
Narrative
Extended Agenda Attached.
Attachments:
09-8-2021 PB Extended Agenda
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o Items and Dates are subject to change
KAMM BOARD
Extended Agenda
September 8, 2021
Meeting Item
September 2021
September 1. Scheduled Public Hearing - EV Charging Regulations and Standards
8 2. Presentation on Code Amendments Webpage (continued)
September 1. (Tentative) Presentation / Report: Snohomish County Buildable
22 Lands Program
2. Discussion of Veteran's Memorial Sculpture Donation
3. Update on Parks, Recreation and Open Space Plan (PROS Plan)
[Next update on November 10th]
4. (Tentative) Overview of Potential Code Amendments addressing
Multifamily Design Standards: Discussion on code options, issues,
and intended public outreach efforts
October 2021
October 1. (Tentative) Tree programs and regulations: discussion on issues
13 and code options for short-term review, including public outreach
efforts (e.g. Heritage Trees)
October 1. (Tentative) Continuation of Overview of Potential Code
27 Amendments addressing Multifamily Design Standards
November 2021
November 1. Update on Parks, Recreation and Open Space Plan (PROS Plan)
10 2. Parks, Recreation & Cultural Services Quarterly Report
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Items and Dates are subject
November Day Before Thanksgiving- Cancel Meeting?
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December 2021
December 8 1. Update on Parks, Recreation and Open Space Plan (PROS Plan)
2. (Tentative) Continuation of Overview of Potential Code
Amendments addressing Multifamily Design Standards: Discussion
on issues and code options, including public outreach efforts
December 22 1. Discussions for 2021 Agendas and Topics
Pending 1.
Implementation / code updates concerning trees and the UFMP
For Future 2
Climate Action Plan update and public outreach
Consideration
2021-2022 3.
Housing policies and implementation (incl Multifamily Design)
4.
Parks, Recreation & Open Space (PROS) Plan
5.
Comprehensive Plan update preparation and gap analysis
6.
Subdivision code updates
7.
Community Development Code Amendments / Re -Organization
8.
Neighborhood Center Plans & implementation (esp. 5 Corners)
9.
Low impact / stormwater code review and updates
10.
Sustainable development code(s) review and updates
11.
Further Highway 99 Implementation, including:
✓ Potential for "urban center" or transit -oriented
design/development strategies
✓ Parking standards
Recurring 1. Election of Officers (VY meeting in December)
Topics 2. Parks, Recreation & Cultural Services Department Reports & Updates
3. Joint meeting with City Council —April or as needed
4. Development Activity Report
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