3050 Zanker in Silicon Valley, USA, achieves a BREEAM rating of Good

3050 Zanker in Silicon Valley, USA, achieves a BREEAM rating of Good

Built in 1985, this two-storey office building in San Jose achieved a BREEAM Good rating through Metlife Investment Management’s commitment to sustainability.


MetLife Investment Management understands the impact buildings have on people, communities and the environment. In addition to promoting the health and wellbeing of the tenant’s approximately 100 employees, the project team sought to identify areas for energy savings and water use reduction through operational efficiencies.


MetLife Investment Management is leading investment manager that provides solutions such as public fixed income, private capital and real estate to institutional investors worldwide.


3050 Zanker is a two-storey, Class A commercial R&D office building located in the San Jose submarket of Silicon Valley. Originally built in 1985, it is one of 5 buildings in a 24 acre campus owned by MetLife Investment Management and managed by Cushman & Wakefield. Since 1993, the building has been occupied by Veeco Process Equipment, Inc. (formerly Ultratech Stepper, Inc.) who designs, manufactures and markets thin film process equipment.

Building features:

  • Light manufacturing labs, clean rooms and warehouse

  • Open office lighting controlled by occupancy sensors

  • Task lighting for individuals

  • Energy efficient A/C unit and boilers

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

  • Ample facilities for cyclists

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

  • Drought tolerant and native plants and trees

  • Large trash enclosures and compactor for recycling and refuse management

  • Energy efficient roof membrane

  • Close proximity to regional light rail transportation

  • Campus shared café and fitness center

Shared cafe on 3050 Zanker campus
Shared cafe on 3050 Zanker campus


Prior to the process, the building did not have a holistic framework within which to evaluate the occupant wellbeing or environmental performance of the asset. 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. Additionally, the process prompted us to identify and obtain missing operations and maintenance data – even for the equipment installed in 1987.


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

Breana Wheeler, Director of Operations, US, and Mark Klein of UL were invaluable in guiding the initial launch. The BREEAM In-Use format allowed us to assess the office area of the building and omit the restricted-access manufacturing labs.

The result was a meaningful collection of data that opened the door for discussions of tenant prioritised projects, benchmarking and compliance, and opportunities for cost savings. Breana continued to support the efforts of the management team, which had no prior experience with BREEAM, throughout the process.

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/landscaping and trash enclosures. Additionally, the building’s proximity the regional light rail station and ample facilities for cyclists earned it 77.78% in Transportation.

We expect future procurement/management to be informed by the BREEAM In-Use sustainability framework at this and other locations undergoing redesign and/or improvements.


In addition to BREEAM certification being a positive talking point for leasing tours and tenant meetings, BREEAM incorporates sustainable features into the design of buildings. This decreases operational costs while increasing tenant comfort and satisfaction, and protecting 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.


Henry J Lyons
BREEAM USA In-Use: 2016
Building manager:
Cushman & Wakefield
UL (formerly Healthy Buildings, Inc.)
Veeco Process Equipment, Inc.
BREEAM rating:
Good (52.9%)

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Asset Publisher