The Electric Vehicle Infrastructure Needs: An Early Market Guide for Facility Managers

The new age of mass-market Plug-in Electric Vehicles (PEVs or EVs) is here as the first shipments of the Chevrolet Volt and Nissan Leaf have arrived while the Tesla Roadster, a high-performance all-electric vehicle, has been selling for over a year.

In his 2011 State of the Union address, President Barack Obama called for putting one million EVs on the US roads by 2015 to build on America's technical leadership, create new jobs and reduce transportation dependence on foreign oil. Pike Research anticipates the US will be the largest market for EVs in 2015, followed by China and Europe.

Electric Vehicle Infrastructure

EV market adoption (and therefore auto sales) will depend on consumers having convenient access to charging stations in their daily lives. EV charging stations are part of the needed EV infrastructure and are sometimes referred to as Electric Vehicle Supply Equipment (EVSE). Early market commitments are already being seen with Level-2 charging stations in major cities like San Francisco and New York; retailers like Best Buy and Walgreens; and employer workplaces like SAP and Netflix. Most early adopters are making headlines and are proud of their investments to encourage their citizens, customers and employees to purchase eco-friendly vehicles.

A critical milestone was reached in 2010, where all EV vehicle manufacturers for the North American market agreed to a universal standard for the charging station connector - SAE J1772. This breakthrough opened the industry to free market competition to drive better pricing and variety while eliminating the risk of placing the wrong bet or finding a charging station with the wrong connector (remember Beta vs. VHS video standards in battle?) EV parking structures, shopping centers, retail outlets, and work sites will have charging equipment compatible with their new vehicle.

And of course each EV auto dealer will have charging stations on-site so they can sell and service their EV models and deliver them to customers fully charged.

Buying an EV, Charging at Home

Prior to buying an EV, customers need to ensure they have safe and easy access to charging at their home. LIke a hospital requiring new patients to have a baby seat before they can drive their bundle of joy home, the EV dealer needs to ensure their customer has the charging infrastructure at home to have a great EV ownership experience.

The Chevy Volt is a different type of EV. It is a plug-in extended-range electric vehicle. Its lithium-ion battery stores power from the electric charge and a nine-gallon gasoline tank fuels an on-board gasoline generator. According to manufacturer websites, the electric motor powers the car for the first 40 miles and then the gas kicks in to provide 375 miles of range on a full tank and relieve the concern of "range anxiety". The Chevy Volt charges in about half the time as a Nissan Leaf, although it has about half of the pure electric range.

The ultra-performance Tesla Roadster, an all-electric sports car with a price tag of over $100,000 can accelerate from 0-60 in 3.67 seconds and has a range of 240 miles on a single charge, according to manufacturer websites - all while emitting zero emissions!

The Need for EV Charging Stations

EV charging stations are required across a variety of venues:

• Parking structures - Commercial complexes, airports, shopping centers
• Government - City, county, state, federal publicly accessed buildings
• Commercial and industrial - Employer locations and EV fleets
• Residential single family - Charging is needed at every EV home
• Residential multi-family - Multi-tenant sites will need to accomodate

To kick-start the rollout of EV infrastructure, the US government has committed $400 million for rolling out charging infrastructure across selected geographic markets. Therefore, various incentives are available to certain building owners, government agencies and homeowners that meet specific eligibility requirements. In some cases, with certain restrictions, a facility can get a 100% rebate on the cost of the EV charging equipment. The Linc Group, an ABM Company, can assist with evaluating eligibility, rebate processing, as well as acquiring, installing and maintaining EV Charging Stations.

Reasons for Installing EV Charging Stations

As electric vehicle adoption grows, consumers will gravitate to places where they can charge up while doing other things like working, shopping or dining. Stadiums with EVSE can let customers charge up while taking in a game or a concert.

Consider:

1. A facility might reward employees who make early stage investments in non-petroleum transportation by offering free or subsidized charging.
2. Companies, universities and local governments want to show they are doing their part in helping America achieve energy independence while fostering environmental stewardship.
3. A large entertainment venue (stadium, theatre, etc.) might offer close-up or covered EV charging and parking near the VIP section.
4. Commercial facilities can add a surcharge on top of a standard parking fee.
5. New EVs are equipped with GPS systems that show where charging stations are located. This awareness will help attract EV drivers to those locations where they can stop in for a charge.

Type of EV Charging Stations

• Level-1 uses a standard 110/120-volt receptacle. Onboard the vehicle and uses a standard household-style AC plug.
• Level-2 uses the SAE J1772 (240-volt, 40 amp) for faster charging.
• Level-3 DC Fast Charge: will be a rapid DC charger (not yet standardized)

Considerations Prior to Installing EV Charging Stations

Facilities should consider EV infrastructure as part of a larger Sustainability or Energy-Efficiency strategy, not just an independent 'green' project. Need to understand how the new EVSE load can alter the energy profile and costs of a building or a campus and how a balanced approach can help facilities offset the new load through other energy-reduction programs. Other considerations:

Government, commercial and public parking sites:

• Requires engineering, electrical permits, and city planning approvals
• Wireless networking, software and billing system processes may be required
• Must select the best hardware manufacturer for the desired application
• Underground work to bring power from buildings to parking lot, plus concrete work
• Training of building personnel to ensure proper operations and safety
• Additional electrical load requirements. Additional circuits, panels, meters, transformers might be needed, so it is wise to get an expert estimate before deciding on an installation partner
• Commercial and public use - Need to consider the use of chargers, equipment upgrade-ability, after-hour access, security, and flexibility in billing.
• The electrical load created by the EVSE could significantly raise the cost of electricity. High electrical price tiers, especially during peak daytime hours, can negatively impact operating costs.

EV Auto Dealerships:

• Requires Engineering Electrical permits, plus underground and concrete work for bases
• Training and dealership personnel. Dealers need to be fluent on options and processes for arranging charging stations at customer homes.
• Consider possible emergency services or roadside assistance for stranded motorists with a dead EV battery.
• Customers living in multi-family developments need to work with their property owners.
• Various EV charger manufacturers are available for different applications and with different levels of sophistication and pricing.

Residences:

• Requires electrical permit and inspection by qualified or certified electrician
• Home might need electrical panel upgrade and routing of electrical power to charger that is installed in the garage
• Purchase of charger (multiple vendor options) and installation fees need to be considered. Pricing and features vary

Advanced Building Maintenance Knows Green Cleaning

If you are concerned about the environment and the health of your facility, Advanced Building Maintenance offers Green Clean, our customizable, green cleaning program.

Whether you’ve become an expert on cleaning green or are just wondering where to begin, we can help.

Want to start small? We can begin with basic green cleaning options, such as switching to Green Seal certified cleaning products. Green Care can also take a broader approach to cleaning green and include things like, recycling programs and touchless water conservation equipment. Whatever route you choose, there are simple steps you can take to decrease pollutants spread throughout your facility and to promote indoor air quality. Green cleaning provides benefits to businesses, buildings, occupants, visitors, and the environment.

For our customers working toward LEED (Leadership in Energy and Environmental Design) certification, your Green Care program from ABM will include use of the green cleaning products and procedures required to earn points toward certification. By being able to speak intelligently to our customers about this emerging trend as it relates to janitorial, we truly become a partner in achieving your green goals.

What Does Cleaning Green Entail?

First, a definition: Green Cleaning is cleaning to protect health without harming the environment.

In recommending a green cleaning program for you, ABM takes a holistic view of your facility. We consider the purpose of the facility and the activities that take place in and around it. We study each aspect of “green” building operations and maintenance in the context of your goals and the benefits you expect to derive.

The ABM green cleaning process ensures the success of your program. Basic principles of Green Care include:

• Focus on entryways inside and out. An important goal in cleaning green is to trap and remove dirt and pollutants before they enter the building and to frequently clean the entrances and entryway mats.
• Minimize particles and chemicals in the air by mechanically capturing dust and dirt, using course spray for chemicals and applying the cleaner to the cloth rather than spraying the surface to be cleaned.
• Use chemical management systems for accurate product dilution. We train our employees to use chemicals properly to minimize waste and maximize cleaning efficiency, an important element of cleaning green.
• Empty vacuum bags at the end of shifts or when half full for cleaner and more efficient operating.
• Ensure proper vacuuming, extraction, rinsing and drying. Carpets can be a host for moisture problems and mold growth. Green cleaning means minimizing these problems.
• Focus on preventative measures. Our janitorial staff washes their hands and keeps equipment clean and well maintained.
• Focus on touch-points. These are door handles, bright work and other areas where people come in contact with the facility or its fixtures. Focusing here makes cleaning green easier.
• Apply disinfectant in restrooms properly and make sure the chemical has proper dwell time so that soil is thoroughly removed using less product.
• Promote safety and prevent cross-contamination. Safer products and proper use and storage of chemicals help create a safer environment. Color-coded tools ensure that pollutants don’t get carried from one area (such as a restroom) to another.
  
  

Start today with these simple green cleaning steps

Depending on your need, ABM stands ready to implement proven cleaning green methods at your facility, including the following.

Use of Green Cleaning Chemicals and Products

• Green Seal’s Standard for Industrial and Institutional Cleaners (GS-37) certified chemicals for general purpose, washroom, glass, and carpet cleaning or recommended chemicals for those not covered by standard, but go beyond current industry specifications (e.g., furniture polish, metal cleaner).
• Hand soaps that do not contain antimicrobial agents (e.g., Triclosan) except where required by law or regulations (i.e., healthcare or food preparation).
• Micro-fiber dusting cloths and flat mops to collect dust and dirt. These out-perform traditional dusting and mopping materials and can often be used to remove soils without the need for chemical compounds. Also can be reused for minimal waste.
  
  

Use of Effective Janitorial Equipment

• Carpet & Rug Institute’s Green Label Program for vacuums (www.carpet-rug.com).
• High-speed burnishers with active vacuum attachments that capture fine particles.
• Carpet extractors and automatic floor scrubbers that reduce water consumption.
  
  

Use of “Green” Paper Products

• EPA’s Comprehensive Procurement Guidelines and Green Seal’s Standards for Tissue (GS-1) and Towels (GS-9) for recycled content in janitorial paper products bleached without the use of chlorine or its derivatives.
• Products dispensed from large rolls to minimize packaging and waste. Folded paper towels are discouraged.
• “Hands-free” paper towel dispensers that reduce the potential for cross-contamination.
• High-capacity dispensers that promote waste-reduction by controlling towel usage.
  
  

Other Considerations

We can help you:

• Implement an effective recycling program, including proper rinsing of recycled containers.
• Create a green communication program so that building occupants understand they are part of the process. Proper notification of spills, minimizing eating at work stations and reducing clutter will help to ensure a healthy facility.
• Implement and communicate an indoor plant policy. Improper care and placement of plants can generate contaminants and require application of harsher chemicals that defeat the goals of a green program.
• Install touchless water conservation equipment and more energy-efficient HVAC systems.

We also offer other “green” maintenance services that go beyond cleaning green. Just ask us!

Through our Green Care program, Advanced Building Maintenance becomes your green cleaning expert, always keeping up with the latest trends and processes. That way, you can be sure your green cleaning program contributes to the success of your business

The Need For Green Cleaning Solutions

Did you know?

The need for green cleaning solutions makes sense when you consider that Americans spend 90% of their time indoors and exposure to pollution can be up to 100 times greater inside than out. (1) Companies going green can positively impact the annual maintenance of buildings where we work and live, which now requires:

• 5 Billion lbs. of cleaning and coating chemicals
• 4.5 Billion lbs. of janitorial paper products (or 50 Million trees)
• 36 Billion plastic trash can liners
• 20 Million vacuum cleaners
  
  

Implementing green cleaning solutions supports other green activities that help reduce the large amounts of energy and water that buildings consume. According to the U.S. Green Building Council, buildings in this country account for:

• 65% of electricity consumption,
• 36% of energy use,
• 30% of greenhouse gas emissions,
• 30% of raw materials use,
• 30% of waste output (136 million tons annually), and
• 12% of potable water consumption.

Corporations going green help decrease atmospheric emission from the use of energy, thereby reducing acid rain, ground-level ozone, smog and global climate change.

Learn more about green cleaning solutions offered through the ABM Green Clean™ program.

Companies Going Green Reap Benefits

Economic Benefits

• Improved bottom line
• Reduced operating costs
• Optimized life-cycle economic performance
• Increased building valuation and ROI
• Decreased vacancy, improved retention
• Reduced liability
  
  

Health & Productivity Benefits

• Enhanced occupant comfort and health
• Improved employee performance and productivity
• Reduced absenteeism and turnover
  
  

Community Benefits

• Reduced natural resource consumption
• Minimized strain on local infrastructures and improved quality of life
• Public recognition for environmental stewardship
  
  

In addition, green cleaning solutions can help companies going green become certified through the U.S. Green Building Council (USGBC) and its LEED rating system (Leadership in Energy and Environmental Design).

Below are some key points that guide Advanced Building Maintenance when implementing effective green cleaning solutions.

Cleaning principles for corporations going green:

• Look at the facility holistically – All areas are interconnected through building automation, HVAC systems and even foot traffic.
• Go beyond appearances – Dirt, pollutants and allergens are not readily seen, but can drastically affect indoor air quality (IAQ). Green cleaning solutions are gentle, but just as effective as traditional approaches.
• Reduce pollutants – Pollutants can be dirt, germs, pesti­cides, chemicals or dust. Capture pollutants and remove them, don’t just move them around. Most pollutants enter from the outside, so focus on proper entryway matting as a preventative measure.
• Minimize exposure – Do what you can to enhance air quality and keep environmental toxicity to a minimum.
• Minimize residue and waste – Use only what is needed.
• Promote Safety – Use green chemicals. Ensure proper use and storage of chemicals and equipment.
• Educate and Communicate – Companies going green should inform employees, building occupants and stakeholders of program goals. Let them know how they can contribute to a cleaner, safer facility.
  
  

For companies going green, Advanced Building Maintenance is ready to help you start small – or big -- today. Let us customize our green cleaning solutions to meet your goals.

(1) U.S. Environmental Protection Agency (EPA)

Recycling And Its Benefits

Americans throw away enough office and writing paper each year to build a wall 12-feet high stretching from New York City to Los Angeles. If all that paper were actually recycled, 100 million tons of wood could be saved each year.

Per year, the average American now uses enough energy to release into the atmosphere about 50,000 pounds of carbon dioxide, the major contributor to global warming.

People in the U.S. throw away enough aluminum every three months to rebuild our entire commercial air fleet. Aluminum takes 500 years to break down, but recycling one aluminum can saves enough electricity to run a TV for three hours.

Every day, Americans churn out 3.5 pounds of garbage. If lined up bumper to bumper, a string of garbage trucks hauling the nation's daily waste could reach halfway to the moon.

Recycling helps . . .

• Save Energy - Using energy requires the consumption of non-renewable fossil fuels and contributes to air and water pollution. Manufacturing goods from recycled material uses less energy than making those items from raw natural resources. For example, recycling aluminum takes only 5% of the energy needed to manufacture it from raw material. Overall, recycling saves enough energy each year to provide heat and light for 400,000 homes.
  
  

• Reduce Greenhouse Gas Emissions in Three Ways
  

1. Reduce emissions from energy consumption. As stated above, manufacturing from recycled materials requires less energy. When less energy is used, fewer fossil fuels are burned and less carbon dioxide is emitted to the atmosphere.
   
2. Reduce methane emissions from landfills. By diverting organic materials from landfills, we reduce the methane released when these materials decompose.
   
3. Increase storage of carbon in trees. Trees absorb carbon dioxide from the atmosphere and store it in wood. Waste prevention and recycling of paper products allow more trees to remain standing in the forest, which helps air quality.

• Reduce Emissions of Air and Water Pollutants - Manufacturing products using virgin materials and disposing of wastes produces 27 different types of pollutants. The recycling process produces these pollutants in smaller quantities.
  
  
• Conserve Natural Resources - Recycling reduces the size of and need for landfills, allowing land to be used in more environmentally preferable ways. In addition, by substituting scrap materials for the use of lumber, metal ores, minerals, oil, and other natural resources, recycling reduces the pressure to expand forestry and mining production.
  
  

The Basics of Recycling in Your Workplace…

Most recycling programs in office buildings consist of (1) collecting recyclable materials such as office papers, cardboard, glass and aluminum and (2) disposing them into the recycling bins at a loading dock or garbage pick-up area.

Any office trash containing discarded food products, sticky pads, or tape is considered non-recyclable, as is trash collected from restrooms and food service facilities.

Normally, someone in your office or building is assigned to oversee this process and ensure recyclables are disposed of properly. With our experience in this area, Advanced Building Maintenance can help you plan, implement, communicate and monitor your program.

You and Your Janitorial Company…

The recycling effort begins with the office tenants who take part in the program. Each person uses two trash containers, one for recyclables and the other for non-recyclables, Advanced Building Maintence personnel circulate the building also

Advanced Building Maintenance takes the trash containers to the garbage pick-up area where we are responsible for placing the recyclable and non-recyclable trash in their appropriate compactors/containers. Usually these are color coded: For example, blue containers are used for the collection of recyclable trash and black for the non-recyclable trash.

Advanced Building Maintenance meets with you on a regular basis, so that our onsite project team can provide ongoing updates on the program.

Recycling, Advanced Building Maintenance and LEED Certification

When ABM is part of your waste recycling efforts, your building is positioned to earn Materials and Resources Credit 5 under the LEED- EBOM Rating System. The intent of this credit is to reduce waste and toxins generated by building occupants and building operations that are hauled to and disposed of in landfills or incineration.

Adding other items to your recycling program - such as raw and mixed metals, plastics, batteries, fluorescent light bulbs, and plastics - furthers your cause. Collecting and recycling 95% of the batteries and fluorescent light bulbs used is a requirement for this credit. Documentation is also required for the percentage of diverted/recycled total waste stream, which is 30-50%, depending on the number of credits you choose to earn in this area

Building Owners, Property Managers and the USGBC

What is the USGBC and LEED certification, and why should you care?

USGBC stands for the United States Green Building Council. It’s a coalition of building industry leaders who came together in 1993 to promote environmentally responsible and profitable buildings that are also healthy plac­es to live and work. The Council then developed the LEED certification program to provide guidelines and recognition for green buildings. LEED means Leadership in Energy and Environmental Design. Green means good business.

If you don’t seek LEED certification for your buildings, you could soon face tough competition. Through September 2009, according to the USGBC, about 3,800 projects have received certification, with 8,900 more registered to become certified. Interest in LEED has grown exponentially since 2004. At the same time, more customers have become green savvy, and they expect businesses to show proof of environmental concern.

In order to become certified, a project must provide documentation showing that it meets certain requirements. The USGBC awards points accordingly. The number of points determines the LEED rating:

• Certified: 40-49
• Silver: 50-59
• Gold: 60-79
• Platinum: 80& above
  
  

There are specific rating systems for different types of projects:

LEED-NC
Piloted in 1998 and launched in 2002, LEED for New Construction and Major Renovations is designed for rating new and existing commercial and institutional buildings.

LEED-EB O&M
In 2004, the USGBC first introduced LEED certification for Existing Build­ings, now LEED for Existing Buildings: Operations & Maintenance. The LEED for Existing Buildings Rating System helps building owners and operators measure operations, improvements and maintenance on a consistent scale, with the goal of maximizing operational efficiency while minimizing environmental impacts. LEED for Existing Buildings addresses whole-building cleaning and maintenance issues (including chemical use), recycling programs, exterior maintenance programs, and systems upgrades. Beginning June 27, 2009, all projects registering for LEED for Existing Buildings must do so under the new LEED for Existing Buildings: Operations & Maintenance version.

Other LEED Programs

As LEED-NC and LEED-EB O&M became benchmarks for green buildings nationwide, the USGBC created other LEED certification systems for specific segments of the building industry. They include:

LEED-CI (Commercial Interiors): For the tenant improvement market, provides guidelines for sustainable choices among tenants and designers.

LEED-CS (Core & Shell): For designers, builders, developers and new building owners who wish to implement sustainable design for new core and shell construction.

LEED for Schools: Recognizes the unique nature of the design and construction of K-12 schools. Based on the LEED for New Construction rating system, it addresses issues such as classroom acoustics, master planning, mold prevention and environmental site assessment.

LEED for Retail: Recognizes the unique nature of the retail environment and addresses the different types of spaces that retailers need for their distinctive product lines.

LEED for Healthcare: Developed to meet the unique needs of the health care market, including inpatient care facilities, licensed outpatient care facilities, and licensed long term care facilities.

LEED for Homes: Promotes the design and construction of high-performance green homes.

LEED for Neighborhood Development: Integrates the principles of smart growth, urbanism and green building into the first national system for neighborhood design.

The USGBC also developed LEED certification programs for specific buildings, such as schools, retail and healthcare. LEED is moving into the housing industry too: LEED programs for homes and neighborhoods are under development.

Learn more about the USGBC.

Benefits of LEED Certification

1. Becoming LEED certified is good business.

LEED certified buildings enjoy government incentives, marketing benefits and increased property values.

Going green also reduces costs to building management and tenants, including costs associated with sick leave, health care, productivity loss and litigation. In addition, energy and lifecycle costs savings for buildings with LEED certification are documented in USGBC case studies.

2. LEED buildings are healthier.

LEED standards create improved indoor air quality and reduce potential health problems, especially allergies and other sensitivities.

3. Healthier environments increase productivity.

Healthier employees mean happier employees. Statistics show increased worker satisfaction, improved morale, reduced absenteeism, and increased productivity.

4. Green buildings help the earth.

Green programs can reduce the negative effect buildings and operations have on the environment: air and water pollution, ozone depletion and global climate change. Green practices conserve energy, promote recycling, reduce the use of raw materials and minimize the use of toxic products requiring disposal.

5. Going green increases the safety of the building and protects property values.

While the crux of going green is about reducing health risks -- for humans and other living things -- the process provides other benefits to the facility. Green procedures actually reduce the likelihood and frequency of fires, explosions, spills and splashes.

In addition, green cleaning calls for environmentally friendly and correctly diluted products and the right product for each job. This means, for example, that stains on carpets or upholstery are treated with the mildest, effective cleaner, thereby prolonging the life of expensive furnishings and reducing exposure to harsher chemicals.

GREEN CLEANING AND LEED CERTIFICATION

When it comes to greening your cleaning operations, LEED certification requires much more than just switching from traditional to green cleaning chemicals. According to the USGBC, LEED-EB O&M focuses on seven major areas, each with their own certification standards and best practices.

1. Facility Cleaning & Maintenance, including Chemicals
2. Indoor Air Quality
3. Energy Efficiency
4. Water Efficiency
5. Recycling Programs
6. Exterior Maintenance Programs
7. Systems Upgrades

By implementing the ABM Green Clean™ program, your building can earn up to 14 points toward LEED certification in the Existing Building: Operations & Maintenance category. Advanced Building Maintenance can also help you with the stringent LEED documentation requirements.