2880 Junction in Silicon Valley, USA, achieves a BREEAM rating of Very Good

2880 Junction in Silicon Valley, USA, achieves a BREEAM rating of Very Good

MetLife Investment Management uses BREEAM certification to guide current and future sustainability initiatives for this office building in San Jose.


2880 Junction is a two-storey office building in San Jose, Silicon Valley. MetLife Investment Management sought to improve amenities to promote the health and wellbeing of the building’s occupants and identify ways to save energy and reduce water use. The building scored 100% in Waste, 76.92% in Materials and 66.67% in Land Use & Ecology.

About MetLife Investment Management

MetLife is a leading investment manager. It provides public fixed income, private capital and real estate solutions and more to institutional investors worldwide.


2880 Junction is a two-storey Class A commercial R&D office building located in San Jose, Silicon Valley. Originally built in 1989, it is one of five buildings in a 24-acre campus owned by MetLife Investment Management and managed by Cushman & Wakefield. The asset is a single tenant building, which was vacant during the evidence collection process.

Building features:

  • LED lighting with occupancy sensors and daylight harvesting

  • Controllable programming of HVAC and lighting

  • High efficiency mechanical equipment & boiler

  • Low water usage fixtures and appliances

  • Drought tolerant and native plants and trees

  • Large breakroom with seating on adjacent 2,572 SF outdoor balcony

  • Campus shared café and fitness center

  • Large sections of full-height glass and punched glass windows

  • Large trash enclosure accommodates recycling and refuse management

  • Energy efficient roof membrane


Prior to the process, the building did not have a holistic framework within which to evaluate the occupant wellbeing or environmental performance. BREEAM In-Use provided the performance criteria to assess a broad range of factors across each of the seven categories in Part 1 – Asset Performance.

There were many challenges to assessing an unoccupied asset in the middle of an improvement project. Mark Klein with UL, and BRE technical provided guidance in determining the occupancy count and providing evidence.

Additionally, Breana Wheeler, Director of Operations, US, was invaluable in guiding the initial launch. She continued to support the efforts of the management team, which had no prior experience with BREEAM, throughout the process.


MetLife Investment Management uses its buildings’ sustainability certifications to provide a foundation and help guide current and future sustainability initiatives.

The building scored 100% in Waste, 76.92% in Materials and 66.67% in Land Use & Ecology, reflecting the robust design of the building, its grounds and landscaping, and trash enclosure. Additionally, the sustainability-minded design of the 2012 and 2015 building improvements generated points for energy efficient lighting and HVAC equipment.

Future procurement and management teams will be informed by the BREEAM In-Use sustainability framework at this and other locations undergoing redesign or improvements.


BREEAM proved to be a positive talking point for leasing tours and tenant meetings. It also meant sustainable features were incorporated into the design of the building. This decreased operational costs, increased tenant comfort and satisfaction and helped to protect properties against risk.

MetLife Investment Management embraces its role as a responsible real estate investor and emphasises consideration and incorporation of relevant environmental, social and governance objectives best practices in alignment with their clients’ objectives. The certification helps to demonstrate this commitment to stakeholders globally.

Summary Version: BREEAM USA In-Use: 2016


BREEAM USA In-Use: 2016
UL (formerly Healthy Buildings, Inc.)
Building manager:
Cushman & Wakefield
BREEAM rating:
Very Good (52.5%)

Asset Publisher

Asset Publisher