Core and Shell - extent of building question

Krista the comment below might help you answer the questions.
Since you are doing less than 60% of the interior, you can excluded that form the scope of LEED CS. Even if you would do more than 60%, it will depend on your control over the design (see comment below). Do you actually decide over or preselect the carpet, have control over the layout, the mechanical zones,...
However you will have to include interior built-out of common areas for instance the lobby, unless they are also lease or determined by the tenant. I hope that helps.

Susann, maybe you could me? My situation is similar to Krista's. I am certifying under CS but am also designing most of the tenant fit outs (7 out of 9). I have found that there are a few instances where CS credit requirements directly affect the tenant spaces. For instance, IEQc5: Indoor Chemical and Pollutant Source Control, requires 10 foot permanent entryway systems at all regularly used entrances. Technically, the commercial spaces are tenant fit outs, but these spaces need to meet this requirement for the CS certification. I ask this because as we design tenant spaces, which will most likely not pursue CI certification, we need to understand elements that must be included for the CS certification. My office has generated a list of requirements for tenant spaces based on our review of the CS guidelines, but I wonder if you have heard of such lists or are familiar with the issue.

Our list included the following elements that need to be in every tenant fit out for compliance with the CS certification:

High Efficiency water fixtures or fittings
Individualized electrical utility metering
Recycling Bins for staff use and recycling storage areas (if warranted)
Signage to prohibit smoking in the designated areas ( within range of entries and operable windows)
Interior materials that meet leed's low emitting standards
Permanent entryway systems (roll out mats may be possible in lieu)
Compliant hazardous gas/ chemical containment
Envelope and systems designs that meet ASHRAE Standard 55-2004

We also recognize that if these elements cannot be added to the technically tenant spaces at the time of base building design, they must be part of a binding lease agreement in order to comply with the CS system. Any help you could give us for navigating this seemingly gray area would be much appreciated!

It's hard to answer this one without writing a paper about it.
I have done a lot of LEED CS V9 project and I'm very familiar with it. It comes done to understanding what exactly you have control over and what not. Be careful though. Even if you design the tenant space you may not have the final say about for instance the carpet. You need to understand this first before you start determining what you will need to require in the tenant buildouts or lease agreements. Reason being, if you do control the selection of the carpet not just in the common areas but also in the tenant space than you will need to apply credit requirements for IEQ 4 to all areas, which you (project owner) have control over. If you do not determine the carpet selection in the tenant space than you can exclude it.
Also include in you requirements for the tenant EA P2 ASHREA 90.1 mandatory provisions, ASHREA 62.1 (the tenant design needs to comply with that and your design needs to allow him to comply with it). Also check carefully the guidance for LEED CS (appendix in LEED reference guide).
For the credits it's very individual in regards to how much you will have to require the tenant to do. Please post your questions for the individual credits under LEED CS or feel free to contact me directly through LEEDUser.

Good luck.

Thanks, Susann.

You mentioned something to Krista that I found helpful. You said, "Since you are doing less than 60% of the interior, you can excluded that form the scope of LEED CS." Is this language in the BDC reference guide or somewhere on USGBC's website?

The 60% is in regards to whether or not you need to use LEED CS or LEED NC. For instance if you are owner of the building and also occupy 60% of the space than you control more than 60% of it. Per the last USGBC Guidelines for the rating system selection, the majority of a building (more than 60%) determines if you have to use a certain rating system. So in my example you would have to use LEED NC because you are controlling the build out as owner occupier for the most part as well as the core & shell. The same is for a building owner, who controls more than 60% of the interior build-out (doesn't need to occupy it). Since you are using LEED CS, I assumed you are not necessary controlling the tenant space, or only as much as you need to in order to comply with credits and prerequisites.

If you are confused now, that's perfectly normal. I was too, when I first started. This whole subject involves a lot of IFs and WHENs. So if you have further questions please describe the owner, tenant control a bit more and I'll try to get your question answered.

The building owner will have a 1,000 sf office on the third of three levels.Two tenants have their own architects designing fitouts. We are responsible for the other seven, though only 5 are included in the scope with the base building design. Do those 5 spaces have to be included in our LEED CS scope? We'd rather not include any tenant spaces as our client's budget is tight and we expect at least some tenants to change. Down the road, if we did have to include some of the tenant spaces, then they moved out, wouldn't we have to impose the same LEED requirements upon the next tenant in their lease agreement, to maintain our certification?

You will have to include the space occupied by the owner for sure. All other tenant spaces, it doesn't matter if you design them or not, don't necessary have to be included for the credits. Again it depends on what the lease says. If the owner is picking the carpet not the tenant in its space, when you will have to included that carpet too in the credit. Be careful with prerequisites and credits, which don't allow such exclusions, like IEQ P1/P2 all the space have to comply with the requirements.
Also the LEED CS rating system doesn't talk about what's after certification and I have asked one of the GBCI review teams personally about that. Basically you report the status as of the day of submission for final review. So if a tenant decides to do a fitness center instead of an office space after the fact, well then you can't do anything about that and you also don't have to change your submittals.
I hope that answers your questions.