Adobe Systems Incorporated
LEED FOR EXISTING BUILDINGS; THE BUSINESS CASE
George Denise, CFM, CPM, FMA, RPA
General Manager, Cushman & Wakefield @ Adobe Systems Incorporated
Adobe Towers
• Adobe Towers is Adobe Systems Incorporated World Headquarters in San Jose, CA • Three office towers connected at the first, second, sixth, fourteenth, and fifteenth floors • 989,358 square feet of occupied space resting on 938,473 square feet of semi-enclosed garage • Software development, marketing, sales, office support services
LEED-EB Certification, All Three Buildings Certified Platinum
On Friday, June 9, Adobe Systems Incorporated’s West Tower became the first platinum certified Green Building in the USGBC’s permanent LEED program for Existing Buildings. On Friday, December 4, Adobe’s Almaden and East Towers joined West Tower, also at the platinum level, and Adobe became the first organization in the world to have three platinum certified buildings.
Sustainable Results
Along the way, Adobe:
• Effectively reduced electricity use 35% • Effectively reduced natural gas use 41% • Reduced domestic water use 22% • Reduced landscape water use 76% • Diverts up to 85% of its solid waste through composting and recycling • Reduced total pollution by 26% • Reduced CO2 emissions 17%; with Renewable Energy Credits 22.3%.
Return on Investment
In the Process of Certifying: Adobe spent $1.4 million on energy and related projects, received $389,000 in rebates and we have reduced operating costs by $1.2 million per year (primarily through energy conservation). This is an average simple payback of 9.5 months and a return on investment (ROI) of 121%.
The Process
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. Benchmark with Energy Star Perform an energy self-audit (see Energy Star website) Implement low-cost high-return projects first Apply for Energy Star label (75 or higher) Select LEED Accredited Professional (LEED AP) Perform LEED Green Building self-audit Select your team (key members of staff, key contractors) Host formal team orientation using 3rd party facilitator Register the building with USGBC Assign champions based on areas of specialization Begin addressing, item-by-item, low-hanging fruit first Meet regularly with team champions to monitor progress Apply for certification (three months to several years)
Cost-Summary of Projects
Description Load Management Lighting Equipment Monitor & Controls Water Management Waste Stream Office Supplies Sustainable Janitorial1$ Indoor Air Quality Alternative Trans Compostable Paper Purchase Alter Energy LEED Consult(3 bldgs) Register/Cert (3 bldg) Total 1 1 1 1 1 1 64 # Projects 26 19 6 1 3 1 1 0 Cost $445,248 $300,701 $298,439 $ 39,472 $145,732 $ $ $ $ $ $ 0 0 0 0 0 0 Rebate $205,437 $ 44,918 $122,575 $ 11,000 $ $ $ $ $ $ $ $ $ $ 5,396 0 0 0 0 0 0 0 0 0 Savings $729,185 $155,616 $107,976 $ 12,001 $ 31,287 $137,380 $ n/a $ $ $ $ $ $ 0 0 0 0 0 0 n/a n/a n/a n/a n/a n/a 121% 8,700 ROI 304% 61% 61% 42% 22% immediate immediate
$ 16,000 $105,000 $ 12,000 $1,362,592
$389,326
$1,182,145
Benefits
Reduced Operating Costs Increased Building Value Increased Productivity Increased Market for Employees Increased Investor Market Reduced Environmental Footprint
Impact of LEED Certification
Description Before Registering After Registering Total
# Projects 30 34 64
Cost $888,912 $473,680 $1,362,592
Rebate $277,092 $112,234 $389,326
Savings $647,747 $534,398 $1,182,145
ROI 106% 148% 121%
Greening from the Inside Out
Actually, it is easy being green!