Accounting for Future Fit-Out Retail Spaces in NC 2009

Hello Dan,
If you are certifying a Core and Shell space, you should be using LEED Core and Shell, not LEED NC.

Also, you may get more help with your questions on the LEEDuser Core and Shell forum.

But, to answer the question, you would plan out a predicted layout for the tenants. I believe you would also need to have the owner put a tenant agreement in place that requires the retail spaces to abide by certain rules in order to get the C&S credit. For example, that they will not locate any walls parallel to the windows withing the daylighting zone. But, I'm not sure on that last part. Perhaps others here or in the C&S forum know more certainly.

Jill, Dan has two CS spaces within a NC project, it is acceptable to have these types of spaces within a NC project if it does not succeed a certain percentage of the total floor space.

Dan, first off the owner will need a tenant lease agreement that states the building has been designed to meet the LEED requirements of credit EQc8.1. Therefore your fit out must do the following....... There is a good section on LEED Users that outlines what a tenant lease agreement should have in it. Now, if you do not have tenants already signed you need to submit a copy of the tenant lease agreement that the tenants will be singing.

To document the credit, you could propose a tenant layout, which could be one that is used in the tenant lease agreement. This is then used to document both credits. You could also document the empty space, but depending on the depth of the space, you may actually hurt yourself. Typical retail will have their storage towards the core, so that area is not considered regularly occupied and does not hurt the calculations. But with an empty space it is considered regularly occupied, unless your design provides daylight into the depths, then it does not hurt you. In your tenant lease agreement you could tailor it based on your daylight potential and the actual daylight sim results. Lets say your sims show that the space will meet a targeted illuminance level in a certain percentage of the space. Your agreement could dictate where the tenants can and cannot enclose or require that a certain percentage of square footage towards the window wall must be open.

All spaces within these LEED-NC projects must be considered for compliance.
As noted in several LEED Interpretations, such as LEED Interpretation 3900, projects containing unfinished spaces must provide Tenant Design and Construction Guidelines to ensure that future fit-outs can also meet LEED prerequisites and requirements for the credits pursued by this LEED project.
Alternatively, for unfinished spaces intended to be fit-out by the Owner at a later date, a signed statement from the Owner indicating that all future fit-outs executed to complete these unfinished space(s) will be completed in accordance with the requirements of all prerequisites and credits achieved by this LEED project will be accepted.

Please provide a narrative that confirms all completed aspects of the project relevant to any prerequisites/credits have been included in the submittal documentation and calculations. Any aspects of these unfinished spaces that have not yet been installed must be excluded from the calculations for these prerequisites/credits. Occupancy values must be determined for all spaces in the building, including both finished and unfinished spaces, and applied to any credits that use occupancy values to calculate compliance. If the future occupant count for unfinished space(s) is not yet known, Appendix 1 from the LEED-CS v2.0 Reference Guide should be used to establish the occupant counts for unfinished spaces. Any aspects of these unfinished spaces that have not yet been installed should be excluded from the calculations, except in calculations for WEc2, WEc3, EAc1 and any attempted credits that are dependent upon the results of that credit.
Anticipated, but as yet uninstalled, water- and energy-consuming fixtures regulated by WEc3 and EAc1 must be estimated in the Design (i.e. Proposed) case as being equivalent to the Baseline case for the intended use of the space.

For any unfinished space(s) intended for future fit-out by the LEED project Owner, provide a signed statement from the Owner that any future fit-out required to complete the space will be executed in accordance with the requirements of this prerequisites/credits.

For any incomplete space(s) intended for fit-out by one or more tenants (i.e. entities other than the LEED project Owner), provide Tenant Design and Construction Guidelines with language to ensure that future tenants can comply with the requirements of these prerequisites/credits. Tenant Design and Construction Guidelines must include a description of the sustainable design and construction features incorporated in the project and information that enables a tenant to coordinate their space design and construction with the rest of the building systems, as well as information regarding how features of the base building can contribute to certification of the tenant
space(s) under the LEED-CI rating system. Refer to the full description of these guidelines in SSc9: Tenant Design and Construction Guidelines of the LEED-CS rating system, for more information.

Projects can upload one copy of the appropriate Owner's Letter of Commitment and/or Tenant Design and Construction Guidelines to the Documents tab in LEED Online and simply reference them in the final review submittal narrative for each applicable credit/prerequisite. Please note that neither the Owner's Letter of Commitment nor the Tenant Design and Construction Guidelines may be used to claim credit for uninstalled aspects of the unfinished spaces. This guidance applies to all of your related LEED-NC projects with unfinished spaces.