TENANT REQUIREMENTSOur project is an owner-occupied office building with additional space for office and retail leasing. The areas of construction included in the base building design are as follows:Gross measured area = 224,546 sfGross measured area including parking = 376,309 sfInterior build-out = 56,230 sf (25% of total interiors)Interior build-out including parking = 214,091 sf (57% of total interiors)The interior build-out includes a large meeting room, a pre-function space, a pantry, two entrance lobbies, an atrium, a fitness center, two locker rooms, bathrooms on upper floors, elevator lobbies on all floors, engineering and parking offices, janitor\'s closets, mail room and all other core spaces. All of these spaces, including the parking garage, will comply with the LEED points we are earning, including the IEQ credits listed below.Through a separate contract the owner will occupy 19,000 sf of office space. The owner will control and manage the lease agreements for the remaining 149,316 square feet of rentable space. The high level of indoor air quality set by the base building design will be maintained by the owner\'s office space and all other future tenants through leasing. The tenant lease agreement (to be included in our final LEED submittal) will require that tenant fit-outs fulfill the following IEQ Credit Requirements: Prerequisite 1, 1, 3.1, 3.2, 4.1, 4.2, 4.3, 4.4, 5, 7.1. Additional requirements include: (1) All tenant plumbing fixtures comply with the building\'s low-flow standards, (2) Use of building standards light fixtures to maintain a high level of energy efficiency, (3) Space for collecting recyclables within the office layout, and (4) Recycling and salvaging of construction waste. We will also create an information packet to explain other interior green design techniques to encourage tenants to exceed these minimum requirements.Will the initial base building construction (with the 25% / 57% of interior space) when coupled with the tenant lease agreements successfully earn all of the IEQ credits we are seeking?Is it possible to earn an innovation credit based on requiring independent tenants to build environmentally friendly spaces?
There is precedent for buildings with a partial shell and core element to meet LEED requirements. These buildings have demonstrated that specific steps have been taken and requirements implemented to insure that future build-out can also meet LEED requirements.You list a series of credits which you intend to apply for, all of which seem within reach. Keep in mind that the building must meet ALL LEED prerequisites, although you did not mention EQ prerequisite 2; Environmental Tobacco Smoke Control in your list.In the past, a concern of reviewers with shell and core type buildings is that future build-out could potentially degrade the LEED status of the original shell/partial project. The development of a thorough and instructive set of design guidelines and requirements, coupled with building infrastructure to support future LEED build-outs has been encouraged to ensure that the building will perform as a LEED building after build-out.The use of a binding contract, such as a Tenant Lease Agreement that requires achievement of applicable LEED criteria by the tenant, would be required to achieve an innovation point. The point is subject to review of the Lease Agreement within the context of your LEED Application, in order to ascertain that the LEED features of the base building are carried through in the tenant areas. Applicable internationally.