I am starting to fill out the paperwork for a new LEED ID+C project for which my LEED Project Boundary will be the full floor of an office building. My client owns the floor, as this is a condo office building. They will not occupy the full floor themselves initially, and will lease to a subtenant for a ~5 year lease approximately 1/4 of the floorplate, and then plan to take over that subtenant space for themselves after the subtenant's lease is up.
We would like to consider the LEED Project Boundary to be the full floor, so that when they take over the full floor, there won't be any concern or question about them needing to take down their plaque or otherwise cease considering their office space as LEED Certified.
When I complete occupancy calculations, I assume I should include estimates for FTE and visitors for that (as yet unidentified) subtenant? And in all other respects assume in all calculations that I'm looking at the full floor for all items? Or will there be any problems with the fact that the space is going to be divided for two tenants, despite the fact that ownership is of the full floor?
And on plf form 2--when it asks "Number of separate, complete interior spaces attempting certification as part of
this LEED Application", do I say 2, or 1?
Just trying to anticipate any problems before they happen, especially since some of these plf forms will affect so many calculations.
David Posada
Integrated Design & LEED SpecialistSERA Architects
LEEDuser Expert
1976 thumbs up
August 14, 2013 - 5:16 pm
The client owns the whole floor, but is only building out 75% of it. Per MPR #2, the “complete space” being certified can be a separation of lease or management, so it could exclude the empty space intended for sub-lease even if they own the whole floor. That’s the simplest way to go.
The CI plaque would only apply to the initially certified space. There’s not a straightforward way to include the sub-leased space built out at a later date in the area that’s “certified.” The next simplest route might be to wait until the sub-tenant build-out happens, and include that TI in the LEED CI documentation. That way the whole floor gets certified – carpets, lights, furniture, controls and all.
Could they treat the empty area as Core and Shell space in their CI certification? Not typically, but maybe with approval from GBCI. They would put LEED requirements into the lease and tenant improvement standards for the area they intend to sub-lease as addressed in CS-2009 SSc9: Tenant Design and Construction Guidelines.
Sounds like a perfect question for LEED Technical Customer Service, especially since this affects an MPR.