My client requested to use Core and Shell; 80% of the buildings will be apartment units for sale with up to 20% retail space for tenant lease and fit-out. Core and Shell seems much more suited to commercial space. Base services will be provided to all areas (a/c, electrical supply and final fit outlets to apartments but no sanitary fixtures.) Is this a slam-dunk as Core and Shell or is NC a better bet?
To clarify: this is a set of buildings, but each will be treated as a separate project. The buildings are each 30 stories + basement areas.
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David Posada
Integrated Design & LEED SpecialistSERA Architects
LEEDuser Expert
1980 thumbs up
August 11, 2011 - 11:46 am
Melissa,
Typically, high rise residential buildings with a core and shell retail podium have been NC. You are allowed to have a C&S portion of an NC building that will be built out later for retail tenants if you provide a tenant manual with guidelines that promote and encourage LEED compliant materials and systems, even if you can't technically require them to be followed. Use the C&S default FTE number in the appendix to calculate the whole building FTE that includes the future retail and assume standard/ code compliant lighting and HVAC equipment for the model.
The bulk of the building makes more sense to treat as NC since residential units are built out to a greater level of finish than a core and shell office - unit walls, HVAC, most plumbing & electrical, even if final fixtures may be selected by the tenant. I've just never heard of a residential project certifying under Core & Shell, though would love to hear of any if they exist.
Susann Geithner
PrincipalEmerald Built Environments
1297 thumbs up
August 11, 2011 - 2:34 pm
According to the rating system selection guide you will have to use LEED NC.
http://www.usgbc.org/ShowFile.aspx?DocumentID=6667
page 6 lists all residential scenarios and there is no mentioning of LEED CS. They did change the application of the rating systems a little bit in this new guideline from June 2011.
However it still is not really clear to me reading the guide if LEED CS might be applicable for a project, which does not included the entire interior fit-out.
Melissa Merryweather
DirectorGreen Consult-Asia
245 thumbs up
August 24, 2011 - 9:06 pm
I just received the reply from GBCI--not unexpected: "As long as the project can meet all of the minimum program requirements, prerequisite credits, and obtain enough points under the Core and Shell rating system, then you may select that rating system for your project."
Thanks to your previous comments, I've been setting up the pathway for NC, and for two of the three buildings I am certain to follow NC, but I'm going to re-review the Core & Shell option for the third project which has a much higher percentage of retail space (about 20%), it may be a better fit for that project. The developer is not providing HVAC or lighting to the retail lettable areas. However it will depend on the level of fit out to the apartments, which is still under discussion.