From Tower Leadership
For over 75 years, The Tower Companies has been a dynamic leader in our Nation’s Capital, driven by a commitment to innovation, sustainability, and active design. We view real estate as pivotal in leading the charge against climate change, and this report outlines our ambitious plan to fully decarbonize our property portfolio by our centennial celebration in 2047. We recognize that we cannot succeed alone; our goal is to inspire others to join us in this critical endeavor to safeguard our shared planet.
Founded in 1947 by Albert “Sonny” Abramson, Tower emerged during a post-war development boom as the Washington region expanded into the suburbs. We built and managed trendsetting residential communities, office towers, shopping centers, and regional malls, setting new standards for quality and design.
By the mid-1990s, we expanded our focus to include environmental stewardship, establishing ourselves as a regional leader in sustainable development and building operations. Under the leadership of the second generation of the Abramson family, Tower achieved significant milestones, winning national and local awards, constructing some of the earliest LEED-certified buildings, and driving a transformation in how the real estate industry approaches sustainable practices.
As we enter the third generation of family leadership, our commitment to innovation, sustainability, and active design is
stronger than ever. We are investing in innovative technologies such as expanded onsite solar generation, high-quality air filtration, and dynamic workspaces like our recently completed Town Hall at 1828 L Street NW, which is highlighted in this report. The businesses of tomorrow will depend on smart buildings, healthy work environments, and active spaces that promote employee wellness.
Our investments over the past 25 years have solidified Tower’s position as a market leader, enabling us to attract exceptional clients and residents, influence local policy, and inspire others to join us on this mission. Notably, these efforts have allowed Tower to reduce its emissions by 54% since 2010. Our report further details our initiatives to enhance building health through rigorous testing, active design measures, and impactful programming for our clients and residents.
We are proud of our buildings and their role in promoting well-being. Our commitment to continuous improvement drives us to invest in our engineering team and regularly update our assets. The Tower Companies is excited to share our progress, and we look forward to providing periodic updates on our decarbonization journey over the next 23 years. While much has changed since 1947, we remain steadfast in our core values, ensuring that the built environment meets today’s needs while fostering a sustainable and thriving tomorrow.
Leadership Stewardship
85 % ENERGYSTAR CERTIFIED BUILDINGS
98 % LEED CERTIFIED BUILDINGS
54 % SCOPE 1 AND 2 EMISSIONS REDUCTIONS SINCE 2010
57 %
WASTE DIVERSION IN 2023
People and Communities
30 EV PORTS ACROSS PORTFOLIO
18 % WATER USE INTENSITY REDUCTION SINCE 2010
90,000+ POUNDS OF WASTE COMPOSTED ANNUALLY
100 % UL VERIFIED HEALTHY BUILDINGS
2 , 615
SOLAR PANELS ON TOWER BUILDINGS AS OF 2023
95 % OF PORTFOLIO UNDER GREEN LEASE TERMS
Our Vision
We envision a world where buildings inspire and enrich the lives of their occupants. In this world, people seek out buildings that create positive social change by helping to sustain the environment, better their health and well-being, and connect them to thriving communities.
Our Philosophy
Tower has always embraced the responsibility we have to sustain the environment and better the health and wellbeing of building occupants. We continuously invest in systems that promote efficiency and indoor air quality for our residents – including real time monitoring of indoor air and energy.
Leadership and Resilience
Pioneers in Sustainable Buildings
At The Tower Companies, we firmly believe that a healthy and sustainable building is more than just four walls and a roof. It is an intricate ecosystem that promotes the well-being of its occupants, while minimizing its impact on the environment. Our holistic vision encompasses every aspect of building design, construction, and operation to ensure that our developments prioritize the health and happiness of the people who inhabit them.
Blair Plaza Mural “Healing Hands” by Hamilton Glass
We were early adopters of LEED and have many “firsts’’ for sustainable buildings including the 1st LEED Platinum multi tenant office building in the DC metro and 1st LEED Platinum Existing Building Operations + Maintenance certified multifamily project in the world. Tower was also an early fitwel Champion, certifying the first multifamily fitwel project in the world in 2018 (The Pearl)
We continuously invest in systems that promote efficiency and indoor air quality for our residents – including real time monitoring of indoor air and energy, alternative transportation options and community gardens. As leaders in the local commercial real estate industry, we feel it is our duty to do everything in our power to create safer, cleaner and healthier environments for our residents.
Partnerships
Over the years, we have partnered with many organizations regionally and across the country. These partnerships include the following organizations:
We are signatories of the Urban Land Institute’s Net Zero Imperative to drive down operational carbon emissions by 2050.
In 2024, we were awarded again with a Gold certification under the Green Lease Leaders program, highlighting our success in engaging our clients along our sustainability journey.
Since 2018, we have consistently earned Gold certification with The Climate Registry and have reported our greenhouse gas emissions with third-party verification since 2010.
The Tower Companies has aligned with the Department of Energy’s Better Buildings and Better Climate Challenge on many energy, water and waste reduction initiatives.
The Tower Companies has been recognized by both the District of Columbia, in their Sustainable Business Registry, and within the Maryland Green Registry
The Pearl Courtyard
Healthy Buildings
Since our 2019 Inaugural Corporate Sustainability Report, the world has faced a generationally profound pandemic. We spend up to 90% of our time indoors, and our work with the fitwel certification since 2017 provided a valuable template for helping ensure the health and wellbeing of our clients, residents, and staff throughout the pandemic.
The Pearl Rooftop
In the wake of the pandemic, The Tower Companies team jumped into action across our portfolio, increasing ventilation rates and rolling out UVC-filtration within the HVAC units that service many of our buildings. We invested in IAQ sensors that constantly monitor air quality, as well as third-party bi-annual air quality testing from UL Solutions, where we have earned the Verified Healthy Building: Indoor Air mark for several years running. These third-party tests include inspections of our buildings HVAC systems, and advice on best practices to ensure we were providing the healthiest conditions within all our managed spaces.
Visit their website to learn more about how UL Solutions verifies healthy building practices when it visits the Tower Companies portfolio
Download the verification methodology
Read the third-party testing study done on UVC filtration systems in air handling units
Electricity
Our groundbreaking energy management program, driven by Tower’s skilled Engineering teams and guided by the Sustainability department, has been pivotal in achieving the significant reductions outlined above. Our approach to energy management centers around three key strategies:
Equipment Upgrades: We have implemented advanced solutions such as LED lighting, occupancy sensors, and enhanced HVAC controls. These upgrades help optimize energy consumption across our building systems, aligning power use more effectively with the needs of our occupants.
Real-Time Monitoring: Through continuous monitoring, we proactively manage both energy use and indoor air quality across our entire portfolio, ensuring peak efficiency and a healthier environment.
Demand Response Programs: Our participation in local demand response initiatives helps bolster grid reliability while ensuring that our buildings consistently provide high-quality service to clients and residents.
Together, these practices underscore our commitment to sustainable energy management and operational excellence.
44,075,000 kWh
Sustainability Goals
• 50% reduction in Scope 1 and 2 Emissions by by 2030
• 75% waste diversion by 2030
• Net zero operational Scope 1 and 2 emissions by 2050
Gas
Since 2010, we have cut our operational Scope 1 gas usage by 33% and are committed to eliminating these emissions by 2047 as part of our decarbonization strategy.
Our decarbonization roadmap outlines the steps to fully eliminate this emissions source. Our focus areas are:
High-Efficiency Gas Boilers: We use staged high-efficiency gas boilers to manage the gas load more effectively to match space conditions, which both reduces today’s gas demand, while helping facilitate future electric alternatives by lowering our heating load.
Insulation and Enclosure Improvements: We are replacing risers in our legacy high-rises and upgrading windows to improve heat retention and reduce heating and cooling needs. These enclosure upgrades help us better target heating and cooling and reduce our overall energy load.
Electrification Feasibility Assessments: We are assessing equipment options to transition from gas to electric systems over the coming decades and have undertaken several studies to find the best approach to future-proof our buildings as we pursue electrification.
These efforts drive us toward our goal of a fully decarbonized future.
Tower’s Renewable Energy Growth
Over the past decade, The Tower Companies has transformed its renewable energy portfolio, amassing over 2,600 solar panels that generate nearly a full gigawatt of energy annually. We broke new ground in 2014 with the installation of solar panels on our 1909 K Street NW office building, the first of its kind in downtown DC. Now, in 2024, we have turned many of our rooftops into dynamic power stations and are significantly reducing our reliance on the local grid’s non-renewable energy sources.
Our onsite solar power production is a cornerstone of our strategy to meet our climate goals. For energy needs beyond what our solar arrays can supply, we secure offsite renewable power and invest in methane recapture projects, ensuring we fully offset our annual emissions from all power sources. This comprehensive approach underscores our commitment to sustainability and positions us as a leader in renewable energy adoption.
“Tower is proud to continue our longstanding commitment to sustainability and contribute to local, state, and national climate action goals that will improve the lives of generations to come” said Eric Posner, The Tower Companies’ Chief Operating Officer.
“We view this
project as
a smart investment that not only benefits
the environment
but is also a real value-add
for our office building tenants. These solar panels will directly improve building performance, reduce operating costs, and take pressure off the electricity grid, yielding clean and reliable energy. We hope our work will inspire other building owners to take similar action.”
Solar Energy Production
The 571 kW carport array installed at 1101 Wootton Parkway was the largest such array in Rockville, MD upon installation in 2022. The array produces an incredible amount solar energy each year, helping to directly reduce the building’s reliance on the electric grid and increase resilience. Over 1,000 solar panels onsite help offset over 400,000 lbs of CO2 emissions annually. 1,000,000
PRESS RELEASE REAL-TIME DATA OF SOLAR PRODUCTION
Waste Diversion
By 2030, we endeavor to divert at least 75% of waste away from landfills by offering residents, clients, and visitors convenient ways to recycle, compost, and donate items that they no longer need. As of 2023, we are diverting 57% of total waste away from landfills.
The Sustainability team spends time each year working with commercial clients, multifamily residents, and Tower employees to help instill the principles that are key to effective diversion:
We lead by example when hosting meals for employees, clients, and residents with compostable materials, dramatically reducing the amount of items that end up in the trash.
We also use clear, informative signage as we know that when people aren’t sure how to recycle or compost, they simply won’t do it. Making signage stand out, adding graphics, and being consistent helps us to dramatically reduce contamination of trash into recycling bins and vice versa.
The Blairs District offers composting to over 1,300 residents across our residential buildings at The Blairs. Check out our case study to learn more
Water Conservation
Managing water use in our region is critical due to the sewer systems in place where stormwater can often overflow the sewer in nearby Rock Creek Park. By reducing our total water use, we can therefore limit the amount of sewer space needed to accommodate our buildings and directly reduce the possibility and extent of sewer overflows during major storms.
To achieve our water conservation goals, we do the following:
Purchase WaterSense certified plumbing fixtures whenever new fixtures are needed. We require this already as part of our standard turnover procedures in multifamily buildings and it is a requirement under our Green Lease for all commercial build-outs.
Monitor water use regularly for anomalies, which could indicate a leak.
Invest in native plants and landscaping that need minimal irrigation to help us reduce the water required for landscaping.
18% Reduction
In 2010, our cumulative water use was 81 Million gallons annually. We’ve been able to reduce that by 2023 to 65.9 Million gallons, reducing annual use by 15.1 Million gallons, or 18%. Our goal is to reduce water use in our property types to below 10 gallons/sf annually in our office buildings and below 20 gallons/SF in our multifamily buildings.
Tower 2047: Decarbonization Roadmap
Zero Emissions Imperative
15,000 10,000 5,000 0
Location-based emissions
To help avoid the most catastrophic effects of climate change, the United States needs to achieve zero emissions across its entire economy by 2050, per the 2015 Paris Accord. To support this goal, The Tower Companies aligned with the Urban Land Institute’s Net Zero Imperative to drive down operational emissions in buildings to net-zero by 2050, and we aim to decarbonize by our 100th anniversary in 2047. Our focus is primarily on our Scope 1 and Scope 2 operational emissions, as we have the most control over those emissions.
To achieve this goal, we need to achieve a set of clear benchmarks over the next 25 years.
2024
Complete electrification feasibility and mechanical planning studies that focus on the heating and hot water gas loads in our multifamily buildings, as these areas constitute the majority of our Scope 1 Emissions.
2028-2030
We aim to achieve ENERGY STAR Certification or a Site EUI 35% lower than the National Median across all our managed buildings. Successful pilots scale across portfolio.
2025-2030
We aim to launch pilot projects focused on partial electrification for hot water and heating loads at our buildings to test efficacy and scalability
We also plan to investigate and implement solutions that can reduce our electricity demand form the grid through renewable energy, enclosure improvements, mechanical equipment upgrades, and lighting efficiencies.
2035-2047
Scale up the balance of our decarbonization work to finally zero out Scope 1 emissions entirely, while maintaining EnergyStar Certification and/or Site EUI’s at least 35% lower than national medians. This will allow us to align with the zero emissions building framework established by the Department of Energy.
2030-2035
We will focus our work on the hardest equipment to decarbonize including gas generators, fire pumps, dryers, gas stoves, gas fireplaces, and gas grills by starting with feasibility and engineering studies to determine the best approaches for fuel switching.
The Pearl Roof Deck
View the case study here
The Tower Companies was a pioneer in using the fitwel certification program to demonstrate to our clients and residents that health and wellness are prioritized alongside our environmental stwardship work. Fitwel is a standard generated by expert analysis of 7,000+ academic research studies, and works toward creating a vision for a healthier future - where all buildings and communities help promote health and wellbeing amongst their occupants.
The Pearl, developed by Tower in 2017, was the first multifamily building certified under fitwel in the world, incorporating active stairwell design, IAQ monitoring, natural views throughout the building alongside dozens of other active design strategies.
“When we walked around The Pearl, we noticed that we were smiling. We felt like we were in an elevated space. It’s like a resort vacation, but it’s also homey and friendly. The Pearl is classy, it’s conscious of nature and the environment. We’d like to think maybe those qualities can rub off on us too. What did we get at The Pearl that we didn’t get elsewhere?
The Pearl gave us that relaxed feeling you get in your neck and shoulders when you don’t have stress. The Pearl gives us inspiration.”
— GIL Resident at The Pearl
“As employees, receiving the first multifamily residential Fitwel certification in the world is rewarding because we have the opportunity to share it with our residents and be leaders in the industry.”
— Employees at The Pearl, The Tower Companies
Active Lifestyles
83% of The Tower Companies’ portfolio receives top ratings for sustainable transportation from www.WalkScore.com, including “Walker’s Paradise,” “Excellent Transit,” and “Very Bikeable.” Our buildings are often situated in transitoriented neighborhoods with numerous amenities, promoting active transportation and convenience for both clients and residents.
Sustainable Transportation
Bicycling
Many of our commercial and residential buildings feature secure bike rooms, promoting sustainable transportation options. Biking not only offers a cost-effective and zeroemission alternative to motorized vehicles but also provides excellent exercise. Our properties are strategically located near prominent bike trails such as the Carl Henn Millennium Trail in Rockville, the Metropolitan Branch Trail in Silver Spring, and the protected bike lane on L Street in downtown DC. Whether for commuting or leisure, biking enhances physical and mental well-being, making it a smart choice for a healthier lifestyle.
EV Charging
Since 2011, The Tower Companies has been a pioneer in electric vehicle (EV) infrastructure, installing some of the area’s earliest EV stations. Today, our portfolio includes 30 charging ports at or near all our properties. In 2023 alone, these stations cut CO2e emissions by 20,000 lbs., with reductions expected to increase as the electric grid improves and EV adoption rises.
We are committed to expanding our EV charging options to support the growing market and facilitate a smooth transition to electric vehicles for our clients and residents.
Sonny’s Green Bike Path
Community Gardens
Urban Farm
Outside The Pearl, we have our Urban Farm, which provide hundreds of pounds of berries and vegetables to residents of The Pearl each growing season. This amenity gives residents the opportunity to have access to healthy, nutritious fruits and vegetables, encouraging a healthy lifestyle.
Bloom Garden
At Blair Plaza, we host the Bloom Garden, which residents maintain throughout the spring, summer, and fall. Not only does this encourage healthy eating, but the physical exercise and exposure to natural light and plants provide a variety of physical and mental health benefits within our community.
Pearl Urban Farm
Healthy Workspaces
The COVID-19 pandemic has dramatically reshaped work habits, leading to a fundamental shift in space requirements for both commercial and residential buildings as remote work becomes a permanent fixture for many. In response, our residential properties now feature dedicated remote workspaces within shared areas, complete with high-speed internet and printer access, to support residents working from home.
For our office buildings, we have recognized a shift in needs and are innovating to meet them. At 1828 L Street NW, we have invested in a state-of-the-art conference center and reconfigured an entire floor to create versatile, hybrid office environments with shared amenities in a “Town Hall” style. This evolution ensures that our spaces remain at the forefront of modern work demands.
1828 L St. NW Conference Center
When a gym vacated one of our Downtown DC buildings, Tower seized the opportunity to rethink office space and invested in an innovative conference center inspired by America’s National Parks. This innovative space features a live plant green wall in the foyer and multiple conference rooms equipped with advanced technology to support hybrid meetings.
1828 L Street NW Town Hall
In response to shifts in office market leasing trends, Tower has transformed a recently vacated floor into a Town Hall-style space, featuring toptier shared amenities and adjacent suites tailored for smaller offices seeking premium facilities.
This Town Hall concept has been highly praised by prospective clients, who appreciate the blend of high-end amenities typical of a prestigious building with a location that aligns with their reduced space requirements.
1828 Town Hall
Bike to Work Day
We host a Bike to Work Day station each year for DC Tower clients in support of sustainable transportation options. During this event, booths are located outside of 1828 L Street NW, and with the help of staff, local maps of biking trails are handed out, along with merchandise to encourage cycling as a healthy and convenient commuting option.
Community Building Volunteer Work
Shepherd’s Table
Each month, Tower employees volunteer at a local nonprofit, Shepherd’s Table, that serves food every day to our neighbors in Silver Spring experiencing food and housing insecurity. We also have partnered with a local community sponsored agriculture (CSA) that donates funds to Shepherd’s Table whenever a resident or commercial client uses our code to sign up for food delivery.
Monthly Residential Walk and Talk
Tower hosts a monthly pet-friendly event at the Blairs District, where our team will lead a 3-mile trail walk through part of Rock Creek Park. It serves as an opportunity for our residents to meet one another and experience the walkability of our neighborhood firsthand.
2024 Earth Day Native Planting Event for the Pearl
The Towers property management team hosted a kid-friendly event for residents to plant native flowers around the Urban Farm’s border. to support local pollinators. Native flowers such as Wild Bergamot and Bee Balm were planted to join some other native pollinators like False Indigo and Wild Hydrangea to encourage a biodiverse area for pollinators to thrive.
Shepherd’s Table Volunteer Event with Marvin and Rasy from Tower
Love and Carrots Resident Harvest at The Pearl
Blairs Mural Project
In 2020, The Tower Companies held an open call for submissions from mural artists to install large murals across our Blairs District campus in the heart of Silver Spring, Maryland. With a panel of seven judges, nearly 100 submissions were reviewed, and 8 incredibly talented and inspirational artists were selected to participate in The Blairs Mural Festival, held in 2021.
Art can inspire and energize people through storytelling, in a way that celebrates life and allows for reflection in a busy day. The Tower Companies believe strongly in the power of art and the positive contribution it makes to the community.
Artist Pictured: LaToya Peoples
Learn more about the 8 incredible artists who have created large-scale art around The Blairs.
About the Report
This report aims to highlight our past achievements and outline our future plans in sustainability. If you are interested in learning more about The Tower Companies’ sustainability efforts, please contact us at sustainability@towercompanies.com. We are eager to share information with clients, residents, real estate professionals, and anyone committed to creating a better future for generations to come.
We extend our gratitude to the organizations that contribute to our work including the Center for Active Design, the Better Buildings, Better Climate Challenge at the Department of Energy, Urban Land Institute (ULI) Greenprint, The Design Collective, Wellstat, CompostCrew, all the muralists involved in the Blairs Mural project, and numerous other vendors and colleagues who support our sustainability initiatives. Special thanks to our design team, Owl’s Head, for their assistance in crafting the 2024 Corporate Sustainability Report.
We also appreciate the thousands of residents and clients across our properties for their collaboration in advancing our sustainability goals and ensuring our buildings inspire, enrich, and improve the lives of all who use them.
Photo Credits: Alan Karchmer Ron Blunt Morgan Howarth John Harrington
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