Case Study: Converting Industrial Infrastructure into Public EV Charging Access
Blackstone Advanced Systems | California Clean Mobility Initiative
Introduction
As California accelerates its transition to zero-emission transportation, the challenge is no longer just deploying EV chargers—it’s rethinking where and how they’re deployed. Blackstone Advanced Systems took on this challenge by leading the conversion of a legacy industrial site into a publicly accessible EV charging hub. This case study explores how Blackstone reimagined dormant infrastructure to serve both commercial and public EV users, while navigating complex regulatory, technical, and stakeholder dynamics. It also highlights how grant funding played a pivotal role in improving ROI and unlocking broader public value.
Project Overview
The site in question was originally designed for fleet logistics and industrial operations. Located in a high-demand corridor, it had ample electrical infrastructure, durable pavement, and strategic proximity to transit routes—but it lacked public access, ADA compliance, and visibility. Rather than building new infrastructure from scratch, Blackstone proposed a bold alternative: convert the existing industrial footprint into a dual-purpose EV charging destination.
This approach aligned with California’s goals for equitable access, grid optimization, and cost-effective deployment. It also demonstrated how underutilized industrial assets could be repurposed to support clean mobility without displacing existing operations.
Blackstone’s Role
Blackstone Advanced Systems served as the technical architect, program integrator, and strategic lead for the project. Their responsibilities spanned engineering design, EVSE deployment, regulatory navigation, stakeholder engagement, and public benefit modeling. The team’s disciplined approach ensured that every phase of the project was executed with precision, transparency, and alignment to state objectives.
Key contributions included:
Site Reconfiguration for Public Access Blackstone redesigned the physical layout to accommodate ADA-compliant pathways, safe vehicle circulation, and intuitive signage. Drive aisles were reworked to support both industrial traffic and public EV users, while lighting and wayfinding were upgraded to meet safety standards.
EVSE Deployment and Grid Integration The team installed Level 2 and DC fast chargers, leveraging existing electrical infrastructure while coordinating phased upgrades with utility partners. Load balancing, interconnection, and energization were managed to minimize disruption and ensure long-term scalability.
Regulatory and Stakeholder Alignment Blackstone navigated zoning reclassification, environmental review, and local agency coordination. Their proactive outreach and audit-ready documentation helped secure approvals and build community trust.
GHG Reduction and Public Benefit Modeling Using advanced accounting methods, Blackstone quantified emissions reductions from mode shift and electrification. These results were translated into simplified, defensible formats for grant compliance and offset registry submission.
Why Grant Funding Was Critical
Grant support was not just helpful—it was transformative. By offsetting capital costs, the grant dramatically improved the project’s financial viability and accelerated its return on investment. Specifically:
Accelerated ROI With grant funding covering up to 60% of infrastructure costs, the payback period was cut nearly in half. This allowed Blackstone to recover investment faster and reinvest in future deployments.
Expanded Public Access Features Funding enabled additional ADA upgrades, enhanced lighting, and community-facing signage—features that would have been deferred or scaled back without support.
De-risking Innovation Grants absorbed early-stage uncertainty, allowing Blackstone to pilot advanced technologies such as solar integration, battery buffering, and dynamic load management without compromising financial performance.
Policy Alignment and Visibility Public funding signaled alignment with state goals, increasing eligibility for future programs and positioning the site as a replicable model for industrial conversions statewide.
Major Challenges and Remedies
The project was ambitious, and Blackstone encountered several key challenges along the way. Each was met with a tailored solution grounded in engineering rigor and strategic foresight.
1. Challenge: Industrial Zoning and Limited Public Access Protocols
The site was zoned for industrial use, with no provisions for public access or EV charging. This posed a barrier to permitting and community engagement.
Remedy: Blackstone led a zoning reclassification effort, working closely with local agencies to redefine the site’s use case. They developed a hybrid access model that preserved industrial operations while enabling public entry through controlled pathways, signage, and lighting upgrades. This approach balanced operational continuity with community benefit.
2. Challenge: Electrical Capacity Constraints and Grid Upgrade Delays
The existing electrical infrastructure was robust but not optimized for high-throughput EV charging. Utility upgrade timelines threatened to delay deployment.
Remedy: Blackstone conducted a detailed load analysis and coordinated phased upgrades with utility partners. They also designed scalable EVSE layouts that could operate under current capacity while preparing for future expansion. This allowed the site to go live quickly while remaining adaptable.
3. Challenge: Community Skepticism and Unclear Public Benefit
Local stakeholders were initially skeptical about the value of converting an industrial site for public use. Concerns included safety, accessibility, and environmental impact.
Remedy: Blackstone produced clear, audit-ready GHG reduction models and hosted outreach sessions to demonstrate the environmental and mobility benefits. Their documentation helped secure stakeholder buy-in and regulatory approvals, turning skepticism into support.
4. Challenge: ADA Compliance in a Legacy Industrial Footprint
The site lacked ADA-compliant pathways, charger interfaces, and lighting—critical for public access and grant eligibility.
Remedy: Blackstone reengineered the site with compliant pathways, lighting, and charger interfaces. Their design team integrated accessibility features without disrupting industrial workflows, ensuring the site met both regulatory and operational standards.
Outcome and Impact
The converted site now operates as a dual-purpose EV charging hub—serving industrial needs while offering public access in a high-demand corridor. It supports regional mobility, reduces GHG emissions, and demonstrates how infrastructure can be reimagined for resilience and equity.
Key outcomes include:
High-Throughput Charging Capacity The site supports both Level 2 and DC fast charging, enabling rapid turnover and serving a diverse user base.
Public Visibility and Community Benefit Enhanced signage, lighting, and ADA features make the site accessible and welcoming to the public.
Environmental Impact Quantified GHG reductions contribute to California’s climate goals and support offset registry submissions.
Financial Viability With grant support, the project achieved a strong ROI and positioned Blackstone for future deployments.
Strategic Lessons
Strategic Lesson 1: Repurposing Beats Rebuilding
Expanded Insight: Building new EV charging infrastructure from scratch often involves high land acquisition costs, lengthy entitlement processes, and complex environmental reviews. By contrast, repurposing existing industrial sites leverages sunk capital—electrical infrastructure, pavement, lighting, and access roads are already in place. This dramatically reduces both cost and timeline.
Blackstone’s Application: In this project, Blackstone identified a legacy industrial site with robust electrical capacity and durable physical assets. Instead of demolishing or relocating, they reengineered the site to serve dual purposes. This approach preserved operational continuity while unlocking new public value. The team’s ability to adapt existing layouts for ADA compliance and public access proved that repurposing isn’t just feasible—it’s strategic.
Implication for Future Projects: Municipalities and private operators should prioritize adaptive reuse of industrial and commercial sites. With the right technical partner, these conversions can outperform greenfield builds in speed, cost-efficiency, and community impact.
Strategic Lesson 2: Dual-Purpose Design Is Achievable
Expanded Insight: There’s a common misconception that industrial sites must be either operational or public-facing—not both. Blackstone challenged this binary by designing a hybrid model that supports fleet operations and public EV charging simultaneously. This required careful planning around traffic flow, charger placement, and user segmentation.
Blackstone’s Application: The team created distinct access zones, using signage, lighting, and physical barriers to separate industrial and public users. ADA pathways were integrated without disrupting equipment staging or fleet movement. Charger interfaces were selected to accommodate both light-duty public vehicles and medium-duty commercial EVs.
Implication for Future Projects: Dual-purpose design expands the utility of every square foot. With thoughtful engineering, sites can serve multiple user groups—maximizing throughput, revenue, and social benefit. This model is especially valuable in dense urban areas where land is scarce and multi-functionality is essential.
Strategic Lesson 3: Grant Funding Unlocks Innovation
Expanded Insight: Public funding isn’t just a financial lever—it’s a strategic enabler. Grants allow project teams to pilot advanced technologies, expand accessibility features, and accelerate deployment timelines. They also de-risk early-stage innovation, making it easier to test new models without compromising ROI.
Blackstone’s Application: Grant support covered a significant portion of infrastructure costs, allowing Blackstone to invest in ADA upgrades, enhanced lighting, and community-facing signage. It also enabled exploration of solar integration and battery buffering—features that would have been deferred in a purely private-financed model. The funding improved IRR and cut the payback period nearly in half.
Implication for Future Projects: Teams should treat grant funding as a catalyst, not just a subsidy. When used strategically, it can elevate a project from functional to exemplary—delivering technical excellence and public impact in tandem. Strong documentation, stakeholder alignment, and defensible GHG modeling are key to securing and maximizing grant value.
Strategic Lesson 4: Stakeholder Engagement Is Essential
Expanded Insight: Even the most technically sound project can stall without community support. Industrial conversions often face skepticism—from residents concerned about safety and accessibility to agencies wary of zoning conflicts. Early engagement and transparent communication are critical to building trust and securing approvals.
Blackstone’s Application: The team hosted outreach sessions, shared simplified GHG reduction models, and provided clear visualizations of site improvements. They addressed concerns around ADA access, lighting, and traffic flow with data-backed design solutions. Their proactive approach turned initial resistance into enthusiastic support.
Implication for Future Projects: Stakeholder engagement should begin before design and continue through deployment. Use plain language, visual aids, and real-world examples to communicate benefits. Treat community input as a design asset—not a hurdle—and build coalitions that can champion the project long after ribbon-cutting.
Conclusion
Blackstone Advanced Systems delivered more than just a charging site—they delivered a replicable model for clean mobility infrastructure. By converting a legacy industrial footprint into a public-facing EV hub, they demonstrated how engineering rigor, strategic funding, and stakeholder alignment can turn dormant assets into drivers of public value. The project stands as a testament to Blackstone’s leadership in sustainable infrastructure and its commitment to shaping California’s energy future.
