FINAL-AP for CS and Leased Space-En-080623

7/27/2019 FINAL-AP for CS and Leased Space-En-080623

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L E E DGREEN BUILDING RATING SYSTEM

Application Guide forCore and Shell Buildings and

Leased Tenant Space

For New Construction &

Major Renovations

LEED Canada-NC

Version 1.0 + addenda

July 2008


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Application Guide for Core and Shell Buildings and Leased Tenant Space in LEED Canada-NC

page 2 of 37 July 2008

Copyright

Copyright 2008 by the Canada Green Building Council. All rights reserved.

TrademarkLEED is a registered trademark of the U.S. Green Building Council.

LEED Canada is a registered trademark of the Canada Green Building Council.

Disclaimer and Notices

The Canada Green Building Council authorizes you to view the Application Guide for Core and ShellBuildings and for Leased Tenant Space in LEED Canada-NC for your individual use and to copy as is, or inpart, if you reference the original document. No content may be altered. In exchange for thisauthorization you agree to retain all copyright and other proprietary notices contained in the originalLEED Canada Green Building Rating System. You also agree not to sell or modify the Application Guide,

or to reproduce, display or distribute the Application Guide in any way, for any public or commercialpurpose, including display on a web site or in a networked environment.

Unauthorized use of the Application Guide and LEED Canada Green Building Rating System violatescopyright, trademark, and other laws and is prohibited. All text, graphics, layout and other elements ofcontent contained in the Guide are owned by the Canada Green Building Council and are protected bycopyright under Canadian, United States and foreign laws.

Note that none of the parties involved in the funding or creation of the Application Guide and the LEEDCanada Green Building Rating System, including the Canada and U.S. Green Building Councils or theirdirectors or members make any warranty (express or implied) or assume any liability or responsibility, toyou or any third parties for the accuracy, completeness or use of, or reliance on any informationcontained in the Application Guide, or for any injuries, losses or damages (including, without limitation,equitable relief) arising out of such use or reliance.

As a condition of use, you covenant not to sue, and agree to waive and release the Canada GreenBuilding Council and its Directors or members from any and all claims, demands and causes of action forany injuries, losses or damages (including, without limitation, equitable relief) that you may now orhereafter have a right to assert against such parties as a result of your use of, or reliance on, the LEED Canada Green Building Rating System and the Application Guide.

Disclosure

The Canada Green Building Council (CaGBC) has been officially established as a national not-for-profitcorporation and it has signed a Licensing Agreement with the US Green Building Council (USGBC) for theexclusive implementation of the LEED Green Building Rating System in Canada.

LEED Canada is a derivative work of the USGBCs LEED

Green Building Rating System. LEED Canada andits companion LEED Canada Reference Guide are intended to facilitate the use of the LEED Green BuildingRating System in Canada.

This Application Guide is meant to be used in connection with LEED Canada-NC 1.0 plus addenda andshould not be used as a standalone document.


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Acknowledgements

The CaGBC acknowledges the efforts of the Core and Shell Taskforcemembers for their dedication, timeand commitment to the publication of this resource:

Stephen Carpenter, Enermodal Engineering Limited, Chair

Marie-France Blec, Aedifica Architecture and Design

Mark Lucuik, Morrison Hershfield

Lyle Scott, Minto Energy Management

Ron Rivet, previously First Capital Realty, now True North Project Management

Karen Jalon, previously Giffels, now Cadillac Fairview

Gord Shymko, G.F. Shymko and Associates Inc

David Richardson, Designworks Architecture

Joe Van Belleghem, Windmill West

Kathy Wardle, Busby, Perkins +Will

Lyse Tremblay, Lyse Tremblay Architecte

The CaGBC also acknowledges the review process conducted by the previous LEED Canada for NewConstruction Core Committee (LNCCC) and the current LEED Management Committee (LMC):

Mark Lucuik, Morrison Hershfield, Chair

Eric Stephenson, EllisDon Corporation

Jack Meredith, Healthy Green Buildings Consultants Ltd. (LNCCC only)

Jackie Evans, Interface (LMC only)

Kathy Wardle, Busby, Perkins +Will (LNCCC only)

Lyle Scott, Minto Energy Management, (LMC only)

Shenshu Zhang, Diamond and Schmitt Architects Inc.

Stephen Pope, Natural Resources Canada, (LNCCC only)

Stephen Kemp, Enermodal Engineering Limited, non-voting member

Stephen Carpenter, Enermodal Engineering Limited

In addition, the CaGBC appreciates the enormous contribution of Enermodal Engineering Limited for thevolunteer preparation of the draft Application guide text.


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Table of Contents:

1.Introduction ..................................................................................................................... 62.Definitions ........................................................................................................................ 63.Applying LEED to Leased Tenant Spaces............................................................................ 7

3.1.For LEED Canada-NC Certification .......................................................................................... 73.2.For LEED Canada-CS Certification ........................................................................................... 73.3.Acceptable Methods of Demonstrating Compliance ................................................................ 8

4.Project Parameters ............................................................................................................ 84.1.Scope of Project ...................................................................................................................... 84.2.Project Cost ............................................................................................................................ 94.3.Building Occupancy ................................................................................................................ 94.4.Certification Submission .......................................................................................................... 94.5.Mandatory Lease Agreements (NC projects only) .................................................................. 10

5.Specific LEED Credit Requirements .................................................................................. 10SSc4.3: Alternative Transportation: Hybrid and Alternative Fuel Vehicles ........................................ 11SSc4.4: Alternative Transportation: Parking Capacity ..................................................................... 12SSc8: Light Pollution Reduction ..................................................................................................... 13WEc1: Water Efficient Landscaping ................................................................................................ 14WEc2: Innovative Wastewater Technologies ................................................................................... 15WEc3.1 and 3.2: Water Use Reduction ........................................................................................... 16EAp1: Fundamental Building Systems Commissioning ................................................................... 17EAp2: Minimum Energy Performance ............................................................................................ 18EAc1: Optimize Energy Performance .............................................................................................. 19EAc3: Best Practice Commissioning ................................................................................................ 20EAc5: Measurement and Verification .............................................................................................. 21EAc6: Green Power ........................................................................................................................ 22MRc2-7: Construction Waste Management, Resource Reuse, Recycled Content, Regional Materials,Rapidly Renewable Materials, Certified Wood ................................................................................ 23EQc1: Carbon Dioxide (CO2) Monitoring ....................................................................................... 25EQc2: Ventilation Effectiveness ...................................................................................................... 26EQc3.1: Construction IAQ Management Plan: During Construction ............................................... 27EQc3.2: Construction IAQ Management Plan: Testing Before Occupancy/Tenant Guidelines ......... 28EQc4.1, 4.2, 4.3 and 4.4: Low-Emitting Materials .......................................................................... 30EQc5: Indoor Chemical and Pollutant Source Control .................................................................... 31


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EQc6.1: Controllability of Systems: Perimeter Spaces ..................................................................... 32EQc6.2: Controllability of Systems: Non Perimeter Spaces ............................................................. 34EQc8.1 and 8.2: Daylight and Views .............................................................................................. 36IDc1: Innovation in Design ............................................................................................................ 37


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1.Introduction

There are many buildings that have a large amount of leased tenant space where the owner/developer isnot responsible for fitting out the space. These buildings include speculative office and retail buildings,owner-occupied buildings where some of the space is left empty for future expansion, and mixed usebuildings (e.g., condos with some retail, and offices with some retail). This document describes howleased tenant spaces are to be treated within the LEED Canada Green Building Rating System. Thisdocument does not apply to fully owner-occupied buildings.

The document covers two scenarios. The first scenario describes the requirements for the leased spaceswithin the LEED Canada-NC (New Construction and Major Renovation) Rating System. In other words,the requirements leased spaces must meet in order for the overall building to achieve LEED Canada-NCcertification. The second scenario is for core and shell type buildings where the base building developerdoes not want to impose many LEED requirements on the tenants. For this scenario the requirements forthe leased tenant spaces are made less stringent or are removed altogether and, in general, follow theapproach taken in the USGBC Core and Shell Rating System. Projects meeting these requirements wouldachieve a LEED Canada-CS (Core and Shell) certification. By using the same document for the twoscenarios, NC and CS projects have to meet the identical requirements for the base building which

significantly reduces the cost and time to apply and administer two separate rating systems. This alsoallows projects to move between rating systems as they approach certification based on changing fit-uppercentages throughout the development process.

This document supersedes all previous rulings on how to treat core and shell buildings and leased tenantspaces in CaGBCs Credit Interpretation Request (CIR) Rulings with a final ruling date before 2 June 2008,LEED Canada-NC 1.0 Reference Guide and Rating System and addenda (September 2007 and earlier),and the Multi-Unit Residential Buildings (MURB) Application Guide (September 2005).

2.Definitions

Base Building: building envelope, structure and all common space and common systems (sometimesreferred to as Core and Shell).

Tenant Space: allarea that could be leased or occupied either by the building owner or by tenants,defined as rentable area.

Owner Fit-Up Tenant Space: all tenant area that the building owner or related companies will occupy orfit-up as part of the base building contract. In most cases this would include spaces intended forresidential occupancy (even if intended to be sold as condominiums).

Leased Tenant Space: tenant areas intended for lease and fit-up by organizations that are at armslength (i.e., not controlled by the same organization) from the building owner. This includes retail/officeareas that are sold or leased to other owners and are not fit-up as part of the base building contract. Insome cases the tenant may choose to have the building owner fit-up the tenant space to the tenantrequirements. These spaces would be considered leased tenant space since the building owner was not

responsible for the design. Normally residential spaces are fit-up as part of the base building and areconsidered owner fit-up tenant space. However in some cases (e.g., high-end custom condos) theresidential units are fit-up after purchase by the owner. This space would be considered leased tenantspace because the building owner does not have control over the fit-up.

Mixed-Use Projects: those projects with at least 10% of the floor area for tenants whose space functionis different from the majority of the building (e.g., MURB plus either retail or office or combo of both).


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Owner: The definition of owner in this document refers to the company (or companies) that own and /or develop the base building.

3.Applying LEED to Leased Tenant Spaces

Leased tenant spaces are evaluated on a credit by credit basis to determine if they comply with either theNC requirement or the CS requirement.

3.1. For LEED Canada-NC Certification

To achieve LEED Canada-NC certification, three requirements must be met:

the base building and all owner fit-up tenant spaces must be fit-up to comply with the LEEDCanada-NC requirements;

at least 50% of the building area must be fit-up to NC requirements before the project applies forcertification; and

the remaining leased tenant space up to 90% of the building floor area (80% in mixed useprojects) must have mandatory lease agreements that require tenant spaces to comply with theLEED Canada-NC requirements (see Section 3.3).

The 10% fit-up exemption recognizes the difficulty in getting multiple tenants to comply with LEEDrequirements. However, this exemption is extended up to 20% for mixed-use projects, recognizing thecomplexities and barriers that mixed-use projects face. Note that the exemption does not apply to basebuilding elements and special directions are provided for WEc3 (Water Use Reduction), EAp2/c1(Minimum Energy Performance / Optimize Energy Performance), and EQc8 Daylight and Views.

Tenant spaces are evaluated in their entirety on a tenant-by-tenant basis. That is, the 10% (or 20%)exemption must be applied to an entire tenant space(s) and cannot be made up of portions withintenant space(s).. Furthermore, the tenant spaces selected for demonstrating LEED compliance must be

the same across all LEED credits.

3.2. For LEED Canada-CS Certification

To achieve LEED Canada-CS certification, two requirements must be met:

the base building and all owner fit-up tenant spaces must be fit-up to comply with the LEEDCanada-NC requirements1; and,

any materials installed as part of the base building contract in leased tenant spaces must complywith the LEED Canada-NC requirements. Otherwise leased tenant spaces are exempt from mostLEED credit requirements (note requirements for WEc3 and EAp2/EAc1).

1 If the owner intends to fit-up their space to LEED Canada-CI at the same level, this would be deemed asan acceptable method of compliance for fit-up of this space for LEED Canada-CS. The CI project wouldneed to be submitted for certification review at the time of CS certification, but it is not necessary for theCI review to be completed before the CS certification is finalized.


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The Core and Shell certification path is available to projects where the owner cannot guarantee that 90%(or 80% for mixed-use projects) of the building area meets LEED Canada-NC requirements. The numberof points required for certification is the same as per LEED Canada-NC.

With this Application guide for the LEED Canada rating system, Canadian core and shell type projectsmust certify through the CaGBC and not through the USGBC. Any reference to LEED Canada-CS projectsmust indicate the type of the certification by using the CS designation and through proper naming of theproject (e.g., 100 Main Street base building achieved LEED Canada-CS certification). When referring tothe buildings LEED Canada-CS certification, the name of the tenant cannot be used if that tenants spacedoes not meet LEED Canada-NC requirements, even if it is included in the common name of thebuilding. It is acceptable for a project pursuing CS certification to achieve a credit or prerequisite bymeeting the NC requirement.

3.3. Acceptable Methods of Demonstrating Compliance

For base building, owner fit-up tenant space and any leased tenant space fit-up for certification (i.e., toachieve the 50% fit-up requirement for NC certification or none for CS certification), applicants mustdocument compliance through the LEED Canada-NC letter templates (and associated submittals). For

leased tenant spaces not fit-up at time of certification, compliance to the LEED Canada-NC requirementscan be demonstrated through mandatory lease agreements, along with a letter from the owner showingcommitment to use those lease agreements. Independent verification of construction documents oractivities by a LEED Accredited Professional, although encouraged, is not required. Note that for NCcertification, a specific percentage of the fit-up of leased tenant space is exempt from the majority of theLEED credits as per Section 3.1.

.

4.Project Parameters

4.1. Scope of Project

The project includes the full building (e.g., base building and all tenant space) and the fit-up of theowner fit-up tenant space. Under LEED Canada-NC, the fit-up of leased tenant space is included andunder LEED Canada-CS, leased tenant fit-up is excluded.

Regardless of the certification option, the following requirements must be met:

All tenant space must be equipped with or served by heating, cooling and ventilation equipment(or natural ventilation strategies) sufficient to meet the space requirements. Tenant distributionductwork or piping in leased tenant space is not required.

Any materials or equipment installed in the tenant space by the building owner as part of thebase building contract must comply with LEED Canada-NC requirements. Some owner tenantspace may be left unfinished to allow for future expansion. However, the owner must agree inwriting to fit-up these spaces to meet the same LEED Canada-NC requirements as their occupiedspace, similar to the requirements demonstrated through a mandatory lease agreement. Thematerials and associated costs of future fit-up are ignored. This unfinished area does not count aspart of the 50% portion fit-up at time of certification application for NC certification.Additionally it cannot be considered as part of the exemption allowed from fit-up as that onlyapplies to leased tenant spaces.


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4.2. Project Cost

For the purposes of LEED Canada certification, the total project cost includes the following:

the construction cost for the site work, base building (including owner fit-up tenant space) andcommon areas,

the cost of any work included by the owner in the leased tenant spaces as part of the basebuilding construction contract, and,

the cost of any tenant fit-up paid by the leasee for those spaces that are included as part of thesubmission for certification (typically zero for CS projects).

These costs must be applied consistently across all credits. The cost of any future fit-up is excluded,regardless of its inclusion in mandatory leasing agreements or if falling into the exemption criteria. Thetotal material cost of the project is determined by adjusting the total project cost for the relevantConstruction Specifications Institute (CSI) Divisions and removal of labour costs as defined in the LEEDCanada-NC Reference Guide.

4.3. Building OccupancyThe Full Time Equivalent (FTE) building occupancy must account for all spaces in the building.Owner/occupied spaces should be calculated as per LEED Canada-NC requirements. Leased tenant spaceoccupancy shall be based on a reasonable expectation of the building occupancy. The following tabletaken from the USGBC LEED-CS may be used to estimate the number of full-time employees:

Office: 1 person per 23 m2 (250 ft2) gross floor area Retail: 1 person per 51 m2 (550 ft2) gross floor area Medical Office: 1 person per 21 m2 (225 ft2) gross floor area Research and Development Laboratory Buildings: 1 person per 37 m2 (400 gross floor ft2)

gross floor areaThe FTE for the building must include the numbers above plus an allowance for transients with

adjustments for length of stay, absenteeism, etc. if applicable. Transient numbers depend on building useand must be justified in a narrative included with submission. Default FTE that differ from the above willbe considered provided a reasonable case can be made for the values.

4.4. Certification Submission

A project may apply for certification when the construction of the base building (includingowner/occupied spaces) has been completed. LEED Canada-NC projects must also fit-up sufficient leasedtenant space to ensure 50% of the total building area is fit-up for certification application. Fit-up ofremaining leased tenant spaces need not be completed to apply for NC certification so long asmandatory lease agreements are in place or the area is covered under the exemption noted in Section3.1. Fit-up of leased tenant spaces need not be completed to apply for CS certification; however moredetailed credit explanations are specified in the following section.

All applications must include:

1. A narrative explaining:

The rating system designation attempted;

The amount (percent and square metres) of building area fit-up for the certificationapplication;


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Justification for the exemption of any leased tenant space from the project as perSection 3.1 (for NC projects);

2. List of each leased tenant space including name of tenant (if known), location withinbuilding, floor area and certification status (either fit-up for certification, future fit-up forcertification or exempt from certification);

3. A copy of the mandatory lease agreement (for NC projects); and,

4. The letter from the owner committing to use of that agreement (for NC projects).

4.5. Mandatory Lease Agreements (NC projects only)

To apply for LEED Canada-NC certification with space not fit-up at the time of certification, the ownermust commit to the use of Mandatory Lease Agreements for all areas not under the exempted space (asper Section 3.1). These agreements must provide clear direction to applicants on what is required butneed not provide direction to design elements, products, resources, etc. This direction could be in theform of an attached schedule to the lease agreement. If the owner wishes to provide tenant guidelines inaddition to the lease agreement, this is considered worthy of an IDc1 (Innovation in Design) strategy and

must follow the requirements provided in Section 5.

A few examples of lease agreement language for LEED Canada-NC compliance are also provided below:

MRc3 (Resource Reuse)

Unacceptable: "Meet LEED Canada-NC MRc3 requirements."

Acceptable (at a minimum): "All tenant spaces are required to use salvaged, refurbished or usedmaterials, products and furnishings for at least 10% of the total cost of their fit-up materials.

EQc6.1 (Controllability of Systems: Perimeter Spaces)

Unacceptable: "Meet LEED Canada-NC EQc6.1 requirements."

Acceptable (at a minimum): "All tenant spaces must have an average of one lighting control zone

per 18.5 m2 for all regularly occupied areas within 4.5 m of the perimeter wall. All tenant spacesmust ensure that the operable windows provided remain in an operable state for tenants".

Further direction on lease agreement requirements is noted under the individual credits in Section 5.

5.Specific LEED Credit Requirements

The basic Intents, Requirements and Submittals of Credits and Prerequisites in LEED Canada-NC areunchanged in this Application Guide. This Guide is meant to supplement and be read in conjunction withLEED Canada-NC Rating System and Reference Guide, along with its CIR rulings, and where required byproject types, its application guides, the MURB Application Guide (September 2005) and the Campusand Multiple Building Application Guide (March 2008). References to these materials are collectivelyreferred to as LEED Canada-NC throughout the following sections. As per section 1, only the directionon the treatment of leased tenant spaces in these documents is superseded by this application guide. Allother material is still valid for projects with leased tenant space.

The following sections clarify how existing LEED Canada-NC Requirements and Submittals are to beapplied to leased tenant spaces and often offer alternate compliance paths for LEED Canada-CScertification. Only those Prerequisites and Credits that require clarification or alternate Requirements areaddressed in this Application Guide.


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SSc4.3: Alternative Transportation: Hybrid and Alternative FuelVehicles

NC and CS CertificationAs per LEED Canada-NC requirements.

Submittals

As per LEED Canada-NC submittal requirements

If an audit is requested during the certification process:

As per LEED Canada-NC audit submittal requirements.

Interpretations

In mixed use projects with partial residential tenancy, the commercial component may also follow theMURB Application Guides alternative pathway for residential buildings. Non-residential portions ofmixed-use developments should follow the procedures noted in the LEED Canada-NC Reference Guide toestimate full-time equivalent (FTE) occupant load for non-residential areas.

Use of auto cooperatives (car-share program): Reliance on an auto cooperative (car-share program) isallowed for all building types to achieve this credit provided that:

1. The auto cooperative vehicle used at the site meets the car efficiency requirements noted in thecredit.

2. Sufficient auto cooperative vehicles are provided to service at least 3% of building occupants.

3. The auto cooperative vehicle will be parked within 200 m of the building.

The availability and likelihood of the use by the building occupants is dependent on the number ofpotential car users, and the location of alternative auto cooperative vehicles. If it can be proven that theavailability and likelihood for building occupants to use this vehicle result in similar benefits as moretypical methods to achieve this credit, then the credit should be granted. A car to user ratio of 1:20 forthe auto cooperative program is deemed to be acceptable in this regard. Different ratios or differentmethods to confirm the availability of cars to the building users will be considered on their own merit


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SSc4.4: Alternative Transportation: Parking Capacity

NC and CS Certification

As per LEED Canada-NC requirements.

Submittals




Interpretations

In mixed use projects with partial residential tenancy, the commercial component may also follow theMURB Application Guides alternative pathway for residential buildings. Non-residential portions ofmixed-use developments should follow the procedures noted in the LEED Canada-NC Reference Guide toestimate full-time equivalent (FTE) occupant load for non-residential areas.


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SSc8: Light Pollution Reduction

NC Certification

LEED Canada-NC requirements must be met by the base building, owner fit-up tenant space andsufficient leased tenant spaces so that 90% (80% for mixed use projects) or more of the total buildingarea can be documented to comply with the credit.

Submittals

Provide LEED Canada-NC submittal requirements for base building, owner fit-up tenant spaceand leased tenant space fit-up for certification.

For leased tenant spaces covered by a mandatory lease agreement, provide either direction toappropriate section of that agreement included in the submission package or provide an excerptfrom the agreement in the submission material for this credit.

If an audit is requested during the certification process: Provide LEED Canada-NC audit submittal requirements for base building, owner fit-up tenant

spaces and leased tenant space fit-up for certification.

CS Certification

Base building and owner fit-up tenant spaces must comply with all LEED Canada-NC credit requirements.Leased tenant space is exempt from all interior lighting requirements of this credit.

Submittals

As per LEED Canada-NC submittals for base building and owner fit-up tenant spaces only.If an audit is requested during the certification process:

As per LEED Canada-NC audit submittal requirements for base building and owner fit-up tenantspaces only.

Interpretations

For NC certification, mandatory lease agreements must indicate to future tenants direction on therequirements of this credit following either the LEED Canada-NC 1.0 Reference Guide or its addendum(September 2007); whichever is consistent with the approach used on the base building and owner fit-uptenant spaces.

For NC certification, mandatory lease agreements must either list in detail all requirements of the creditincluding the lighting analysis that must be done by the tenants or mandate prescriptive lightingmeasures that align with the base building and owner fit-up tenant spaces.


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WEc1: Water Efficient Landscaping

NC Certification

Where the owner has control over all site work, LEED Canada-NC requirements must be met.

Where some or all landscaping areas are considered part of the leased tenant space then LEED Canada-NC requirements must be met by the base building, owner fit-up tenant space and sufficient leasedtenant spaces so that 90% (80% for mixed use projects) or more of the total building area can bedocumented to comply with the credit.

Submittals


For leased tenant spaces covered by a mandatory lease agreement, provide either direction to

appropriate section of that agreement included in the submission package or provide an excerptfrom the agreement in the submission material for this credit.


Provide LEED Canada-NC audit submittal requirements for base building, owner fit-up tenantspace and leased tenant space fit-up for certification.

CS Certification

The owner must have control over the majority of site work for this credit to be applicable to the project.Requirements are as per LEED Canada-NC Reference Guide.

Submittals




Interpretations

For NC certification, if the tenant space includes landscaping, mandatory lease agreements must indicateto future tenants direction on methodology to achieve this credit based on approach attempted on thebase building application.

For CS certification, applicants can still achieve this credit where small areas of the landscaping are undertenant control. These tenant areas of the landscaping are exempt from credit requirements as long as thefraction of their space is small and owners provide guidelines that minimize the use of potable water forlandscaping.


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WEc2: Innovative Wastewater Technologies


As per LEED Canada-NC requirements

Submittals

Provide LEED Canada-NC submittal requirements for base building, owner fit-up tenant spacesand leased tenant space fit-up for certification.



Provide LEED Canada-NC audit submittal requirements for base building, owner fit-up tenantspaces and leased tenant space fit-up for certification.

Interpretations

All leased tenant spaces must be included in the calculation of wastewater to demonstrate compliance.

If the regulated fixtures intended for use by tenants are not supplied or specified (through mandatorylease agreements or on fit-up drawings), then the design case fixture water use rates are assumed equalto the maximum values allowed by the local building code or if not specified, the default baseline valuesdefined for LEED Canada-NC.

The use of treated non-potable water provided by the base building can be used in calculated watersavings as long as the plumbing arrangement or mandatory lease agreements necessitate the use of such

systems.

The use of mandatory lease agreements to achieve this credit is allowed as noted above; however themandatory lease agreements must either specify specific fixtures to be used or the specific performancerequirements of the fixtures intended for the space.


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WEc3.1 and 3.2: Water Use Reduction


As per LEED Canada-NC requirements

Submittals





Interpretations

All leased tenant spaces must be included in the calculation of water use to demonstrate compliance.

If the regulated fixtures intended for use by tenants are not supplied or specified (through mandatorylease agreements or on fit-up drawings), then the design case fixture water use rates are assumed equalto the maximum values allowed by the local building code or if not specified, the default baseline valuesdefined for LEED Canada-NC.

Other than washroom or shower fixtures, tenant specific plumbing fixtures (e.g., kitchenettes) areexcluded from the credit calculations unless shown on fit-up drawings submitted to show credit

compliance.

The use of treated non-potable water provided by the base building can be used in calculated watersavings as long as the plumbing arrangement or mandatory lease agreements necessitate the use of suchsystems.

The use of mandatory lease agreements to achieve this credit is allowed as noted above; however themandatory lease agreements must either specify specific fixtures to be used or the specific performancerequirements of the fixtures intended for the space.


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EAp1: Fundamental Building Systems Commissioning

NC Certification


Submittals





CS Certification

Base building and owner fit-up tenant spaces must comply with all LEED Canada-NC credit requirements.Leased tenant space is exempt from the requirements of this credit.

Submittals



Interpretations

Under LEED Canada-NC, building systems (as defined under EAp1 in the Reference Guide) must becommissioned to prerequisite requirements. If no mechanical equipment or M/E controls are required tobe installed by the tenant, then the tenant fit-up work is exempt from commissioning requirements. Ifthere is tenant fit-up work to be commissioned, then the tenant commissioning agent need only deal

with the added equipment/controls. For example, the review of design intent and basis of design wouldonly apply to the tenant work as the base building systems would have been dealt with by the basebuilding commissioning agent.

Under LEED Canada-CS certification, all mechanical/lighting equipment and controls installed in the basebuilding and owner fit-up tenant space or as part of the base building contract in leased tenant spacesmust be commissioned to prerequisite requirements. Mechanical distribution systems, controls andlighting systems installed as part of tenant fit-up are excluded from commissioning requirements.


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EAp2: Minimum Energy Performance



Submittals


Provide list of leased tenant spaces and associated areas (along with each use type as per buildingcode), tenant fit-up fixtures, controls or equipment that would affect regulated energy use usageand method of demonstrating compliance to energy performance (e.g., mandatory leaseagreement).





Interpretations

Leased tenant space lighting and associated controls must either be installed, supplied, shown on fit-updrawings or have a mandatory lease agreement defining maximum lighting power density to get creditfor lighting energy savings. If no lighting is supplied or specified in the mandatory lease agreement, then

the proposed tenant lighting is equal to the reference or baseline tenant lighting as per Model NationalEnergy Code for Buildings (MNECB) or ASHRAE 90.1:1999. For leased spaces that are not fully fit-up andonly minimal lighting is provided (under the Illuminating Engineering Society of North America (IESNA)recommended lighting levels), the proposed lighting power density must be increased to provide lightlevels meeting the IESNA recommendations. This will be calculated by increasing the current lightingpower by the ratio of the IESNA lighting level to the installed lighting level. For indirect lighting systemsdesigned to be used with task lighting, either include an allowance for task lighting (20 watts per person)or use the additional lighting installed or shown on fit-up drawings.

Energy saving measures in the leased tenant spaces must either be installed, supplied, shown on fit-updrawings or have a mandatory lease agreement to get credit for energy savings. Equipment not meetingthis criteria shall be modeled with efficiencies equal to the minimum prescriptive requirements of MNECBor ASHRAE 90.1-1999 (depending on the compliance option chosen).


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EAc1: Optimize Energy Performance



Submittals


Provide list of leased tenant spaces and associated areas (along with each use type as per buildingcode), tenant fit-up fixtures, controls or equipment that would affect regulated energy use usageand method of demonstrating compliance to energy performance (e.g., mandatory leaseagreement).





Interpretations

Leased tenant space lighting and associated controls must either be installed, supplied, shown on fit-updrawings or have a mandatory lease agreement defining maximum lighting power density to get creditfor lighting energy savings. If no lighting is supplied or specified in the mandatory lease agreement, then

the proposed tenant lighting is equal to the reference or baseline tenant lighting as per MNECB orASHRAE 90.1:1999. For leased spaces that are not fully fit-up and only minimal lighting is provided(under IESNA recommended lighting levels), the proposed lighting power density must be increased toprovide light levels meeting the IESNA recommendations. This will be calculated by increasing thecurrent lighting power by the ratio of the IESNA lighting level to the installed lighting level. For indirectlighting systems designed to be used with task lighting, either include an allowance for task lighting (20watts per person) or use the additional lighting installed or shown on fit-up drawings.

Energy saving measures in the leased tenant spaces must either be installed, supplied, shown on fit-updrawings or have a mandatory lease agreement to get credit for energy savings.


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EAc3: Best Practice Commissioning


LEED Canada-NC requirements must be met by the base building and owner fit-up tenant space.

Submittals

Provide LEED Canada-NC submittal requirements for base building and owner fit-up tenantspaces.


Provide LEED Canada-NC audit submittal requirements for base building and owner fit-up tenantspaces

InterpretationsThe intent of this credit is to ensure the design and operation of the systems affecting energyperformance and thermal comfort meet the owners design intent. As discussed under section 4.1 ProjectScope, these systems are part of the base building and not part of future tenant fit-up. Therefore, the fit-up of leased tenant spaces is excluded from this credit requirement for both NC and CS certification.


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EAc5: Measurement and Verification

NC Certification

As per LEED Canada-NC. It is not necessary to desegregate energy end use on a per tenant basis.

Submittals

As per LEED Canada-NC submittal requirements.


Provide LEED Canada-NC audit submittal requirements.

CS Certification

Option 1 As per LEED Canada-NC, limiting M&V to base building and owner fit-up tenant spaces.

OR

Option 2

Include a centrally-monitored electronic metering network in the base building design that iscapable of being expanded to accommodate the future tenant sub-metering (for example, asrequired by LEED for Commercial Interiors credit EAc3 (Energy Use, Measurement & PaymentAccountability)).

Develop a tenant M&V Plan that documents and advises future tenants of this opportunity andthe means to achieve it.

Submittals For Option 1, as per LEED Canada-NC for base building and owner fit-up tenant spaces.

For Option 2, provide description of metering system and tenant M&V plan.


Provide LEED Canada-NC audit submittal requirements for base building and owner fit-up tenantspaces.

Interpretations

For NC certification, an IDc1 (Innovation in Design) point can be achieved if the project meets the NC

compliance requirement and Option 2 of the CS requirement.For CS certification, an IDc1 point can be achieved if the project meets both CS compliance paths for thiscredit.


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EAc6: Green Power

NC Certification

As LEED Canada-NC requirements based on the total regulated electrical energy consumption of thebuilding.

Submittals

As per LEED Canada-NC submittal requirements.

CS Certification

As per LEED Canada-NC requirements based on regulated electrical energy consumption of the basebuilding and owner fit-up spaces only. Electricity use of leased tenant spaces is excluded.

Submittals

As per LEED Canada-NC submittals.

Calculation showing the basis of the electrical energy consumption for the Core and Shellbuilding.

Interpretations

For CS certification, base building electricity use would include all central HVAC equipment and commonarea lighting. In some cases, there may be almost no base building or owner fit-up space electricity usebecause there is minimal common and owner fit-up space and all the HVAC equipment is within thetenant space. In these circumstances, the amount of green power purchased to achieve this credit wouldbe set at not less than 15% of the total proposed building regulated electricity consumption for twoyears.


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MRc2-7: Construction Waste Management,Resource Reuse,Recycled Content,Regional Materials,Rapidly Renewable Materials,Certified Wood

NC Certification


Submittals

Provide LEED Canada-NC submittal requirements for base building, owner fit-up tenant spaces,and leased tenant space fit-up for certification.




CS CertificationBase building and owner fit-up tenant spaces must comply with all LEED Canada-NC credit requirements.Leased tenant space is exempt from requirements of this credit.

Submittals

As per LEED Canada-NC submittals for base building and owner fit-up tenant spaces only.



Interpretations

If utilizing mandatory lease agreements to achieve NC certification, the direction to tenants must includethe same (or higher) performance goals as is targeted in the overall application of this credit. The futureleased tenant fit-up is not included in the calculations of this credit in either the numerator or thedenominator. Further direction to future tenants on how to divert construction waste, source salvageable,recycled, regional, or rapidly renewable materials, or source certified wood is commendable but is not


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required as part of the mandatory lease agreement. Instead that information could be provided in anoverall tenant design guideline as per the direction noted in IDc1 (Innovation in Design) and could bepotentially worthy of an innovation strategy point.


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EQc1: Carbon Dioxide (CO2) Monitoring



Submittals





Interpretations

For unfinished leased tenant space a minimum of one (1) CO2 sensor per tenant or one (1) sensor per500 m2, whichever is greater, and not less than one (1) sensor per floor should be provided in the basebuilding design, provided to the tenant for fit-up or made part of a mandatory lease agreement.


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EQc2: Ventilation Effectiveness



Submittals





Interpretations

For both NC & CS certification in mechanically ventilated buildings:

Where the base building contract included the design and installation of the air distributionsystem within the tenant space, the mandatory lease agreements simply ensure that the tenantfit-up will not disrupt the flow of air through the space or reconfigure terminal equipment (e.g.,diffusers, registers, returns, VAV terminals) to negatively impact the ventilation effectiveness.

However if the tenant disrupts the airflow or reconfigures terminal equipment, then there mustbe a requirement to properly rebalance the system to account for the load within the tenantspace.

Where the base building contract only provided ducting to the space, the mandatory leaseagreements must require that the installation of the distribution ducting and terminal equipmentwithin the tenant space to achieve the required ventilation effectiveness and to properlyrebalance the system.

For naturally ventilated spaces, mandatory lease agreements must ensure that sufficient direction isprovided to the tenants not to disrupt the required air flow patterns.


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EQc3.1: Construction IAQ Management Plan: DuringConstruction

NC CertificationLEED Canada-NC requirements must be met by the base building, owner fit-up tenant space andsufficient leased tenant spaces so that 90% (80% for mixed use projects) or more of the total buildingarea can be documented to comply with the credit.

Submittals


For leased tenant spaces covered by a mandatory lease agreement, provide either direction toappropriate section of that agreement included in the submission package or provide an excerpt

from the agreement in the submission material for this credit.If an audit is requested during the certification process:


CS Certification

Base building and owner fit-up tenant spaces must comply with all LEED Canada-NC credit requirements.Leased tenant space is exempt from requirements of this credit.

Submittals As per LEED Canada-NC submittals for base building and owner fit-up tenant spaces only.



Interpretations

For NC certification, mandatory lease agreements must indicate to future tenants direction on therequirements of this credit by listing the approaches required by the Sheet Metal and Air ConditioningContractors National Association (SMACNA) Indoor Air Quality (IAQ) Guideline for Occupied Buildings

under Construction, 1995, Chapter 3.


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EQc3.2: Construction IAQ Management Plan: Testing BeforeOccupancy/Tenant Guidelines

NC CertificationLEED Canada-NC requirements must be met by the base building, owner fit-up tenant space andsufficient leased tenant spaces so that 90% (80% for mixed use projects) or more of the total buildingarea can be documented to comply with the credit.

Submittals


For leased tenant spaces covered by a mandatory lease agreement, provide either direction toappropriate section of that agreement included in the submission package or provide an excerpt

from the agreement in the submission material for this credit.If an audit is requested during the certification process:


CS Certification

Develop a comprehensive set of tenant design guidelines that describe how tenants can fit-up their spaceto address LEED requirements affected by their fit-up. The guidelines along with LEED technical supportshall be provided to each tenant that leases space within one year of base building completion.

Submittals

Provide the table of contents of the tenant design guidelines and the plan on how the guidelineswill be presented to tenants.


Provide a copy of the tenant design guidelines and documentation outlining the LEED technicalsupport that will be provided to each tenant as per requirements.

Interpretations

For NC certification, mandatory lease agreements must indicate to future tenants direction on therequirements of this credit. All three options can be provided to the tenants. The options selected by the

tenants do not need to be consistent with the option used on the base building and owner fit-up tenantspaces. If the testing option (option 3) was pursued for the spaces fit-up for certification, it is notnecessary to repeat this testing for future fit-up provided that the untested spaces are built with similarindoor air quality features of the tested spaces. The mandatory lease agreement between the owner andfuture tenants should require fit-up of tenant spaces to match the LEED Canada-NC indoor air qualityfeatures of the tested spaces. For this strategy to succeed it is important that the fit-up area tested isrepresentative of the air quality expected of the unoccupied untested tenant spaces.


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For CS Certification, the tenant guidelines must include text, graphics, and product recommendations,written in a style that could be easily adopted by designers of tenant spaces. Specifications should also beprovided that could be incorporated into tenant fit-up design documents as well as performance targets,where applicable. The guidelines should address each of the relevant credits attempted and must becustomized for the specific building occupancy type, design and location.


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EQc4.1, 4.2, 4.3 and 4.4: Low-Emitting Materials

NC Certification


Submittals





CS Certification


Submittals



Interpretations

For NC certification, mandatory lease agreements must indicate to future tenants direction on therequired reference standards and the date of the standard that aligns with the date of building permit. Itis recommended that the agreements include the required chemical limits information where applicablefor ease of use of the tenants. However direction to specific product types is commendable but is not

required as part of the mandatory lease agreement. Instead that information could be provided in anoverall tenant design guideline as per the direction noted in IDc1 (Innovation in Design) and could bepotentially worthy of an innovation strategy point.


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EQc5: Indoor Chemical and Pollutant Source Control

NC Certification


Submittals





CS Certification


Submittals



Interpretations

For NC certification, mandatory lease agreements must indicate to future tenants the requirements of thiscredit including the requirement that filtration media must be replaced immediately prior to occupancyand note the Minimum Efficiency Reporting Value (MERV) required.


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EQc6.1: Controllability of Systems: Perimeter Spaces

NC Certification

LEED Canada-NC operable window requirements must be met by the base building, owner fit-up tenantspace and all leased tenant spaces.

LEED Canada-NC lighting requirements must be met by the base building, owner fit-up tenant space andsufficient leased tenant spaces so that 90% (80% for mixed use projects) or more of the total buildingarea can be documented to comply.

Submittals

As per LEED Canada-NC submittal requirements for operable windows.

For lighting requirements:

o Provide LEED Canada-NC submittal requirements for base building, owner fit-up tenant

space and leased tenant space fit-up for certification).

o For leased tenant spaces covered by a mandatory lease agreement, provide either directionto appropriate section of that agreement included in the submission package or provide anexcerpt from the agreement in the submission material for this credit.


As per LEED Canada-NC audit submittal requirements for operable windows.

For lighting requirements, provide LEED Canada-NC audit submittal requirements for basebuilding, owner fit-up tenant space and leased tenant space fit-up for certification.

CS CertificationLEED Canada-NC operable window requirements must be met by the base building, owner fit-up tenantspace and all leased tenant spaces.

LEED Canada-NC lighting requirements must be met by the base building and owner fit-up tenant space.Leased tenant space is exempt from lighting requirements of this credit.

Submittals




Interpretations

For NC certification, mandatory lease agreements must indicate to future tenants the requirements of thiscredit, stipulating that operable windows must remain in an operable state and that one lighting controlzone per 18.5 m2 be met for all regularly occupied areas.


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A building average can be used for the calculation of operable windows; however, some parameters areset around use of the building average and exclusions of selected spaces:

In the building average calculation, the perimeter area of regularly occupied spaces that donot have any operable windows cannot represent any more than 5% of total perimeter areaof regularly occupied spaces. A 5% variation is allowed as it is acknowledged that there canbe difficulties in achieving operable windows in all rooms. Spaces excluded for reasonsdescribed below would not be included in this calculation.

Exclusions of regularly occupied spaces from that building average are allowed if there issufficient evidence that operable windows would be detrimental to the use of the space.Typical exclusions might include spaces where the functional program will not allow foroperable windows (e.g., clean rooms, laboratories, operating rooms) or for thoseenvironments where introduction of outdoor air would degrade indoor air quality of thespace. Applicants should submit a rationale for each area requiring an exemption.

Regularly occupied areas must be defined for the future tenant. For residential projects, sliding glass andother doors leading to exterior balconies can be treated as operable windows for this credit. For otheroccupancy types, doors intended or identified as ventilation could be considered towards this credit,

provided there is sufficient evidence to demonstrate that they are used as part of the ventilation strategy.Applicants should identify this in their submission and provide a narrative description as well as notationson the floor plans.


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EQc6.2: Controllability of Systems: Non Perimeter Spaces

NC Certification

LEED Canada-NC temperature and airflow requirements must be met by the base building, owner fit-uptenant space and all leased tenant spaces.

LEED Canada-NC lighting requirements must be met by the base building, owner fit-up tenant space andsufficient leased tenant spaces so that 90% (80% for mixed use projects) or more of the total buildingarea can be documented to comply.

Submittals

As per LEED Canada-NC submittal requirements for temperature and airflow.

For lighting requirements, provide LEED Canada-NC submittal requirements for base building,owner fit-up tenant space and leased tenant space fit-up for certification.



As per LEED Canada-NC audit submittal requirements for temperature and airflow.

Provide LEED Canada-NC audit submittal requirements for base building, owner fit-up tenantspace and leased tenant space fit-up for certification for lighting requirements.

CS Certification

LEED Canada-NC temperature and airflow requirements must be met by the base building, owner fit-uptenant space and all leased tenant spaces.

LEED Canada-NC lighting requirements must be met by the base building and owner fit-up tenant space.Leased tenant space is exempt from lighting requirements of this credit.

Submittals




Interpretations

For NC certification, the requirement is to provide controls for each individual for airflow, temperatureand lighting for at least 50% of the occupants in non-perimeter, regularly occupied space. If the buildinghas provided these controls to 50% or more of the proposed occupant number through owner fit-uptenant space and other leased tenant space already completed, then there is no requirement to stipulatefurther in the mandatory lease agreements. However, if the fit-up does not meet the 50% requirement,


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the mandatory lease agreements must indicate to future tenants the percentage needed to meet orexceed the 50% requirement.

If the project has no regularly occupied non-perimeter spaces, the project meets the Intent of this creditand earns this point, providing that EQc6.1 is met.


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EQc8.1 and 8.2: Daylight and Views


LEED Canada-NC requirements must be met by the base building and all tenant spaces (there are noexempted areas). The daylight and view analysis is done based on the permanent walls (including fullheight demountable partitions) that are installed in these areas.

For leased tenant space not fit-up at the time of certification application, the daylight and view analysis isdone based on the permanent walls already installed and assuming an open office concept for theremainder of the building. The owner shall provide tenant guidelines on how to fit-up the space tomaximize daylighting and views including a sample floor layout that meets EQc8.1 and 8.2, asapplicable.

Submittals

As per LEED Canada-NC.



Provide a copy of tenant daylighting design guidelines for all spaces not fit-up at the time ofapplication for certification.

Interpretations

For all spaces, furniture systems are not considered. The daylight and view analysis must also be completefor each unique floor plate in the building.


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IDc1: Innovation in Design

NC Certification

If the spaces fit-up for certification meet the exemplary performance target levels then anInnovation in design point can be achieved provided the leased tenant space not fit-up forcertification use mandatory lease agreements to also meet the exemplary performance targetlevels.

Where projects wish to follow a credit from another rating system as an innovation in designstrategy, the demonstration of the requirement must be met by the base building, owner fit-uptenant space and sufficient leased tenant spaces so that 90% (80% for mixed use projects) ormore of the total building area can be documented to comply.

Where leased tenant space represents more than 10% of the total building area, Tenant DesignGuideline strategy is considered worthy of an innovation in design point if the followingrequirements are sufficiently met:

o Develop a comprehensive set of tenant design guidelines that describe how tenants can fit-up their space to address LEED issues requirements affected by their fit-up. The guidelinesalong with LEED technical support shall be provided to each tenant that leases space withinone year of base building completion.

o These tenant guidelines must include text, graphics, and product recommendations,written in a style that could be easily adopted by designers of tenant spaces. Specificationsshould also be provided that could be incorporated into tenant fit-up design documents aswell as performance targets, where applicable. The guidelines should address each of therelevant credits attempted and must be customized for the specific building occupancytype, design and location.

o Submittals:

Provide the table of contents of the tenant design guidelines and the plan on howthe guidelines will be presented to tenants.

Provide a copy of the tenant design guidelines and documentation outlining theLEED technical support that will be provided to each tenant as per requirements.

CS Certification

An Innovation in Design point for exemplary performance can be achieved without includingleased tenant space where that space is not required to meet the fit-up requirements for CScertification.

An innovation Credit may be awarded for having mandatory tenant lease agreements requiring

tenant fit-ups to achieve at least 6 of the following LEED Canada-NC requirements as outlined inthis document: SSc8, EAc6, MRc2 to 7, EQc3.1, EQc4.1 to 4.4, EQc5, EQc6.1, and EQc6.2. Theowner must commit to implement and enforce these agreements.

FINAL-AP for CS and Leased Space-En-080623

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