In 2001, Gray Davis, then governor of California, asked large electricity users to conserve their energy use by 10 percent because of the state’s energy crisis.

Cushman & Wakefield, commercial property management company for Adobe Systems, not only reduced energy consumption by 10 percent at the software giant’s headquarters, they took on numerous projects to conserve as much energy as possible, and in the process saved money while making Adobe’s headquarters one of the most sustainable facilities in the country.

One of the largest PC software companies in the world, their headquarter facilities consist of three high-rise towers in San Jose, Calif., and house 2,300 employees. The three office towers are 18-, 16- and 18-stories high, respectively, and occupy a total of 950,000 square feet (excluding the parking garage).

Resource-saving initiatives

Since summer 2001, Cushman & Wakefield has created 41 energy and resource conservation initiatives at Adobe’s headquarters. Projects range from implementing simple conservation measures to installing state-of-the-art equipment in each tower.

“What really sets Adobe apart is the number and scope of their programs to increase building efficiencies and reduce waste,” explained George Denise, Cushman & Wakefield property manger of Adobe. “Adobe has the highest percentage of solid waste recycling of any large company in Silicon Valley; the highest-rated alternative transportation program for their employees; and, Adobe Towers are three of the four buildings in San Jose rated ENERGY STAR [certified].”

Steps as simple as turning off lamps and reducing wattage by changing to compact fluorescent lamps in the East and West Towers conserve energy. Motion sensors are now adjusted to shut off after five to seven minutes of no movement; before this adjustment was made, some motion sensors stayed on for as long as 18 minutes. Since these two energy saving measures were started, Adobe’s headquarters have saved over $105,000 annually.

One of the more complex projects at the Adobe headquarters conserves water. A web-based weather station was installed in the East Tower in 2005, which controls the irrigation system based on the weather forecast so water is not wasted. The web-based system compiles weather data from local weather stations and adjusts the watering schedule on a daily basis. Not only does this conserve water, it has saved $10,000 since its installation. Other measures taken to conserve water include installing waterfree urinals, automatic faucets and toilet flush valves throughout all three towers.

“What is really interesting about our program is how integrated it is and how much we have been able to accomplish overall,” stated Randy Knox, director of real estate, facilities and security at Adobe. “Adobe was the first in Santa Clara County to obtain a permit for installing waterless urinals; we were one of the Beta tests for the ET Controllers for the irrigation; we are one of the first to install the new En-motion automatic towel dispensers; and we are now one of the Beta tests for Cognos’ restroom fixture sensors that generate their own work order when they need to be restocked.”

Supporting projects and proven success

Adobe also developed a handful of projects to support revitalization of the surrounding area, help slow urban sprawl and preserve the environment, including: a two-story meeting and exhibition room for public use; a public park; an alternative transportation program for employees; and The Guadalupe River Park and Flood Protection Project, which is a nationally recognized model for flood protection, native habitat restoration and enhancement and recreation in an urban setting.

From June 2001 to December 2004, Adobe’s headquarters reduced electricity use by 9 percent, while the number of employees increased by 35 percent and data centers doubled their numbers of servers and server density. This results in the net equivalent reduction of electricity by almost 35 percent, and a reduction in natural gas usage of over 49 percent, according to a case study from Adobe.

Leed-EB certification

Knox suggested Adobe register their headquarters for LEED for Existing Buildings (LEED-EB) certification after all three towers received ENERGY STAR certification. Adobe registered with the USGBC for this certification in May 2005. Cushman & Wakefield submitted Adobe’s LEED-EB application for the West Tower in February 2006. East Tower’s application was submitted in April 2006, and Almaden Tower’s application will be submitted in the near future. According to Denise, Adobe submitted their application for the West Tower seeking 68 points, seeking Platinum.

If Adobe’s headquarters are certified in the LEED-EB category, it will be the first green property in this category to be certified as platinum.

“It is significant that Adobe will be the first platinum certified green building in the new LEED-EB program, and that the building is the headquarters of Adobe Systems Inc., a publicly traded company in the private sector,” noted Denise. “Adobe has spent $1,118,173 on energy and other conservation related projects, and received rebates of $349,460 from Pacific Gas & Electric, California Public Utilities Commission, and the City of San Jose, resulting in annual savings of $938,138. This provides a payback of just under 10 months and a return on investment of 122 percent, clearly demonstrating to other private sector owners and public entities alike that managing green is just good business.”

In 2005, Adobe’s headquarters received the Best Practices Award from Flex Your Power, California’s energy efficiency marketing and outreach campaign. The headquarters have also won the Building of the Year award for the Silicon Valley Chapter from the Building Owners and Managers Association (BOMA).