Energy conservation program a success at MCP.

In today's environmentally conscious world, tenants appreciate a landlord dedicated to conserving natural resources. MetLife, owner of Metropolitan Corporate Plaza in Woodbridge, NJ, has set an excellent example through a unique energy management program that has yielded outstanding results and created a model for conservation.

The program was introduced as part of a major capital improvement campaign that positions Metropolitan Corporate Plaza as a modern, multi-tenant corporate park. Implemented in 1993, the program cut energy consumption for lighting at the 600,000 square-foot park by about 110,000 kilowatts, or 35 percent, during the first year. The plan, which aims to minimize demand for electricity, was launched in two of the property's six buildings, affecting nearly 175,000 square feet.

The program is part of an energy initiative called "Standard Offer" implemented by Public Service Conservation Resource Corporation (PSCRC), a division of Public Service Electric & Gas. Metropolitan Corporate Plaza was the first to customize the concept for a multi-tenant environment by installing a new lighting system. It includes super-efficient fixtures which use two bulbs instead of four, an electronic ballast to control energy flow and a reflector kit to provide lighting balance. PSCRC totally financed the program, with PSE&G underwriting the full capital cost due to anticipated energy savings over time.

The system is outstanding in that the hardware provides the same amount of light for two-thirds the energy use. This has allowed us to provide the most cost-effective operations for MetLife while maximizing value and efficiency for existing and prospective tenants. MetLife plans to implement the program in two more buildings at the park in the near future.

The energy conservation program served as a backdrop to the capital improvement campaign, which included the conversion of a former parking area into a central pedestrian plaza with a 30-foot fountain, plantings and seating areas. In addition, MetLife upgraded landscaping throughout the 45-acre campus. Common areas, including lobbies and restrooms, are totally refurbished in five buildings. Other improvements include ADA compliance upgrades and new roofing.

As a result of the campaign, the park received the 1995 Office Building of the Year (TOBY) Award for excellence from the Building Owners and Managers Association (BOMA), Middle Atlantic Regional Conference. Metropolitan Corporate Plaza was selected based on overall environment, amenities package, tenant relations program, community involvement, and general and emergency operations procedures. The park also went on to win the 1996 New Good Neighbor Award from the New Jersey Business and Industry Association. This award is presented to members of the corporate community who bring about an improved business climate in New Jersey.

MetLife's energy conservation program, as well as the other physical improvements at Metropolitan Corporate Plaza have enhanced its Class A environment and helped to position the property to tenants who are increasingly aware of the environment, with programs that support their concerns.