LEED-CI and LEED-CS: Leadership in Energy and Environmental Design for Commercial Interiors and Core and Shell (Energy Engineering)

Abstract

The U.S. Green Building Council (USGBC) has followed up on its very successful Leadership in Energy and Environmental Design for New Construction (LEED-NC) rating system with two new systems—one for Commercial Interiors (CI) and the other for Core and Shell (C&S). (U.S. Green Building Council (www. USGBC.ORG) LEED green building rating systems for Commercial Interiors and Core and Shell).’1-1 These two companion programs, LEED for C&S and CI, were developed in response to marketplace demand for a LEED rating system that would enable tenant organizations to have a green workplace while enabling developers the opportunity to provide green buildings for tenants to move into. In the commercial building developer marketplace as currently exists, developers can build a basic building consisting of a C&S with few to no interior fitouts. As tenants are secured, interior fitouts are constructed in accordance with tenant requirements. The result of this process is that the developer can control the greenness of the C&S, and the tenant can control the greenness of the fitout spaces, but neither of them controls the whole building design. Leadership in Energy and Environmental Design for New Construction was unable to accommodate effectively the need to “unbundle” the various elements of a green building—hence, the development of C&S and CI. This entry concludes with a short discussion of some of the obstacles that the USGBC and the LEED programs have met and overcome, and with a forecast of LEED activities.


SUMMARY INTRODUCTION OF TWO NEW LEED RATING SYSTEMS—LEED-CS AND LEED-CI

LEED-CI for Commercial Interiors and LEED-CS for Core and Shell

Leadership in Energy and Environmental Design for Core and Shell (C&S) and Commercial Interiors (CI) were developed in response to marketplace demand for a LEED rating system that would enable tenant organizations to have a green workplace while enabling developers the opportunity to provide green buildings for tenants to move into. In the developer marketplace as currently exists, developers can build a basic building consisting of a C&S with few to no interior fitouts. As tenants are secured, interior fitouts are constructed in accordance with tenant requirements. The result of this process is that the developer can control the greenness of the C&S, and the tenant can control the greenness of the fitout spaces, but neither of them controls the whole building design. Thus, it becomes difficult to apply Leadership in Energy and Environmental Design for New Construction (LEED-NC)—which is based upon whole-building design, interiors as well as C&S—to the commercial developer’s building process. The USGBC recognized this dilemma and developed the LEED-CI and C&S rating systems based upon LEED-NC. Consider CI and C&S to be an unbundling of the NC rating system that assigns responsibilities for LEED credits to the entity that has control over those sections. For example, the developer will be responsible for site location, site work, building envelope, central Heating Ventilation and Air Conditioning (HVAC), energy-consuming systems, etc. The tenant will be responsible for the interior spaces, products, office lighting, furniture, paints, office HVAC, etc.

One may ask: how is it known which system to apply, NC or the combination of CI and C&S? The USGBC response is to use NC when the owner is the occupant and has control over the C&S as well as the interior spaces. Note that the two systems, CI and C&S, were developed for circumstances wherein the owner/developer is a different entity from the tenants or occupants. The USGBC goes further in its discussion of this question to include a clarifying statement that C&S and CI are not an option for owners who wish to achieve exemplary performance in the C&S while failing to meet LEED standards in the buildings’ fitout. Applicability will become clearer after reading the actual LEED credits per system later in this entry. Note also that throughout this entry, the term LEED credits will be used interchangeably with LEED points.

LEED-CI

Leadership in Energy and Environmental for Commercial Interiors addresses the specifics of tenant spaces primarily in office, retail, and industrial buildings. It was formally adopted in the fall of 2004. The companion rating, Leadership in Energy and Environmental Design for C&S, is currently being balloted, and adoption is expected in the fall of 2006. Together, LEED-CI and LEED-CS will establish green building criteria for commercial office real estate for use by both developers and tenants.

Leadership in Energy and Environmental Design for Commercial Interiors serves building owners and occupants, as well as the interior designers and architects who design building interiors and the teams of professionals who install them. It addresses performance areas including water efficiency, energy efficiency, HVAC systems and equipment, resource utilization, furnishings, and indoor environmental quality.

Benefits of LEED-CI

A number of potential benefits arise out of LEED-CI, many of which are results of the CI focus on providing ideal indoor environments. Included are elements such as daylighting, temperature control, improved ventilation, and adherence to American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) Standard 62.1-2004, Ventilation for Acceptable Indoor Air Quality[2] and Standard 55, Thermal Environmental Conditions for Human Occupancy.[3] Thus, CI provides for occupant well being and productivity. It can also aid in retaining employees and reducing absenteeism. Liability due to poor indoor air quality is reduced. Marketability is increased; churn costs are reduced; and maintenance and operations costs are reduced. The result is an optimum workplace environment that can generate large savings for management.

LEED for Commercial Interiors (CI)

• Addresses the design and construction of interiors in existing buildings and tenant fitouts in new C&S buildings

• Pilot: 2002-2004

• Achievements: more than 45 projects in pilot

• LEED-CI adopted in fall 2004.

LEED-CI Point Distribution

Note the same five basic categories as the LEED-NC rating system, but with different weighting from NC. Energy and Atmosphere is the largest point category in NC, but it ranks only third in CI points contributions. This is as expected because CI’s influence is primarily on interior spaces, and the interior professionals (such as interior designers and architects) have the major influence.

LEED-CI maximum possible points per category

LEED-CI maximum possible points per category
Sustainable sites 7
Water efficiency 2
Energy and atmosphere 12
Materials and resources 14
Indoor environmental quality 17
Innovation and design process 4
LEED accredited professional 1
Total points available 57

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As in LEED-NC, there are four levels of LEED-CI certification:

Certified 21-26
Silver 27-31
Gold 32-41
Platinum 42-57

LEED-CI—A Technical Review

The LEED formats for rating a green building consist of:

• Prerequisites. These are mandatory requirements, and all must be satisfied before a building can be certified.

• Credits. Each credit is optional, with each contributing to the overall total of credits. This total is used to determine the level of rating that a building will earn, ranging from Green at the lower level to Silver, Gold, and Platinum.

Sustainable Sites. The maximum number of possible credits is 7. The following credits are very similar to what was described in the LEED-NC section. Prerequisites. None in this category. Credits

• Site Selection. Up to 3 credits available; requires the selection to be a LEED Certified Building or to locate the tenant in a building that has in place two or more of the following: Brownfield Development, Stormwater Management Rate and Flow, Stormwater Management Treatment, Heat Island Reduction for roof or nonroof, Light Pollution Reduction, Water Efficient Irrigation, Innovative Wastewater Technologies, Water-Use Reduction, Onsite Renewable Energy, and other quantifiable environmental performances. The obvious choice for the tenant entity that wants to be in a LEED-CI facility is to locate in a LEED-NC or C&S building. Otherwise, the multiple requirements for the alternative path to these credits can become difficult to satisfy without a great deal of participation on the part of the owner.

• Development Density and Community Connectivity. 1 credit available. The intent is to channel development to urban areas with existing infrastructure, protect green fields, and preserve habitat and natural resources.

• Alternative Transportation. Total of 3 credits available through three categories:

— Proximity to commuter, light-rail, subway station, or bus transportation

— Provide for bicycle commuting by requiring secure bicycle storage and convenient shower/locker facilities for 5% or more of the tenants

— Limit the number of parking spaces for single-occupancy vehicles and provide priority for vans and carpooling

Water Use Efficiency. Only 2 credits available. Prerequisites. None in this category. Credits

• Water-Use Reduction. 1 point. Requires tenant to use 20% less water in aggregate than the water-use baseline calculated for the tenant space after meeting the Energy Policy Act of 1992 fixture performance requirements.

• Water-Use Reduction. 1 additional point if the water-use reduction is 30% instead of the 20% listed in the first credit.

Energy and Atmosphere. Up to 12 credits available. Prerequisites. Three required.

• Fundamental Commissioning. Focus on HVAC and R, lighting, daylighting and associated controls, renewable energy systems, and domestic hot water systems.

Minimum Energy Performance. Comply with American Society of Heating, Refrigerating and Air Conditioning Engineers/Illuminating Engineers Society of North America (ASHRAE/IESNA) Standard 90.1-2004[4] or the local energy code, whichever is more stringent.

• Chloro Flouro Carbon (CFC) Reduction in Heating Ventilation and Air Conditioning and Refrigeration (HVAC&R) Equipment. To reduce ozone depletion, require zero use of CFC-based refrigerants in tenant HVAC&R systems.

Credits

• Optimize Energy Performance Lighting Power. Up to 3 credits. The first credit requires the lighting power allowance to be 15% less than the ASHRAE/IESNA baseline standard. The second credit is for 25% better than the standard, and the third credit is for 35% or better than the standard.

• Optimize Energy Performance Lighting Controls. 1 credit available; requires use of daylight sensors to control lighting levels within 15 ft of windows or skylights.

• Optimize Energy Performance HVAC. Up to 2 credits. There are two options for compliance. The first relates to equipment efficiency, as described in the New Buildings Institute, Inc. publication “Advanced Buildings: Energy Benchmark for High Performance Buildings.” In addition, provide appropriate zone controls for temperature control. The second way to compliance is to demonstrate that HVAC system-component performance criteria for tenant spaces are 15% better than the ASHRAE/IESNA standard for 1 credit. An additional credit is given if the performance is 30% better than the ASHRAE/IESNA standard.

• Optimize Energy Performance Equipment and Appliances. Up to 2 points. This applies to all Energy Star-eligible equipment installed in the project, including appliances but excluding HVAC and lighting and building envelope products (these were covered in sections above), and earns 1 point if 70% of applicable equipment is Energy Star rated. The second point is earned if 90% of applicable equipment is Energy Star rated.

• Enhanced Commissioning. Earns 1 point. In addition to the Fundamental Commissioning prerequisite, this credit requires additional commissioning to do design review before construction, to review the energy-related systems, to develop a manual for recommissioning, and to verify that training requirements for operations personnel are completed.

• Energy Use. Up to 2 points; provides two case paths to compliance. Case A requires submetering for energy use in the tenant spaces and negotiating a lease wherein the tenant pays the energy bills, which are not included in the rent. The purpose of this is to highlight to the tenant the actual costs of energy and thereby encourage conservation. In the alternative Case B, install continuous metering for energy end uses such as lighting systems and controls, constant and variable motor loads, Variable Frequency Drive (VFD) applications, chiller efficiencies at variable loads, cooling loads, boiler efficiencies, and more.

• Green Power. 1 point; requires that at least 50% of the tenant’s electricity come from renewable sources by engaging in at least a 2-year energy contract.

Materials and Resources. Up to 14 possible credits in this category.

Prerequisites. One required in this section.

• Storage and Collection of Recyclables. Provide a tenant-accessible area for the collection and storage of materials including glass, paper, metals, cardboard, and plastic.

Credits

• Long-Term Commitment. 1 point; requires that the tenant remain in the same location for no fewer than 10 years to encourage choices that will conserve resources.

• Building Reuse, Maintain 40 or 60% of Interior Nonstructural Components. 2 possible credits. For 1 credit, maintain at least 40% by area of the existing nonshell, nonstructure components, such as walls, floors, and ceilings. Make it 2 credits if it is 60% reuse.

• Construction Waste Management. Up to 2 credits available. Divert from landfills construction-related materials through the use of a waste management plan. Divert 50% for 1 credit or 75% for 2 credits.

• Resource Reuse. 2 possible credits; requires the use of at least 5% of building construction materials, excluding furniture and furnishings for 1 credit. If 10% is reused, it is 2 credits.

• Resource Reuse—30% Furniture and Furnishings. 1 point; requires the use of salvaged, refurbished, or used furniture and furnishings for 30% of the total budget for these items.

• Recycled Content. 2 points possible. The intent is to increase demand for recycled content and materials. These include post- and preconsumer materials used in furniture and furnishings. If 10%, it is 1 credit; if 20%, it is 2 credits.

• Regional Materials 20% Manufactured Regionally. 1 point available. Use a minimum of 20% combined value of furniture, materials, and products that are manufactured regionally within a radius of 500 mi.

• Regional Materials 10% Extracted and Manufactured Regionally. 1 point. In addition to the regional materials above, use a minimum of 10% of the combined value of construction materials and products extracted, harvested, or recovered as well as manufactured within 500 mi.

• Rapidly Renewable Materials. 1 point. Use rapidly renewable materials for 5% of the total value of all materials and products used.

• Certified Wood. 1 point. When using wood products, use a minimum of 50% certified by the Forest Stewardship Council.

Indoor Environmental Quality (IEQ). Up to 17 possible credits in this category. Note the use of the phrase IEQ instead of the more common phrase indoor air quality. IAQ is a fundamental part of IEQ, but IEQ encompasses much more than air quality, as outlined below. Prerequisites

• Minimum IAQ Performance. Satisfy the requirements for ventilation based upon ASHRAE Standard 62.1-2004, Ventilation for Acceptable Indoor Air Quality.

• Environmental Tobacco Smoke (ETS) Control. The most common path to compliance is simply to prohibit smoking in the building. This has become common practice and is frequently required by codes. Alternative paths to compliance include the construction of dedicated smoking rooms with dedicated HVAC and exhaust systems.

Credits

• Outdoor Air Delivery Monitoring. 1 point; provide permanent monitoring and alarm systems that provide feedback on ventilation system performance.

• Increased Ventilation. 1 point; increase the outdoor air ventilation by 30%, above required by ASHRAE Standard 62.1-2004. However, this can significantly increase the building’s energy consumption. Reference the ASHRAE Green Guide for ways to ameliorate the negative energy impacts of this measure.

• Construction IAQ Management Plan. 2 points available. The first point is earned during construction by developing and implementing an IAQ Construction Management Plan. It includes protection from moisture for building materials, special air filters for HVAC during construction, and replacing all filter media prior to occupancy. The second point is for Before Occupancy. It includes optional requirements for building flushout or an IAQ test procedure to ensure suitability of the space before occupancy.

• Low Emitting Materials. Up to 5 points available for five categories of products. The intent is to specify low Volatile Organic Compound (VOC)-emitting products.

These product categories are adhesives and sealants, paints and coatings, carpet systems, composite wood and laminate adhesives, and systems furniture and seating.

• Indoor Chemical and Pollutant Control. 1 point; minimize the exposure of occupants to potential contaminates and chemical pollutants that can adversely affect IAQ. Methods to achieve this include entryway systems such as grates to trap dirt. Where hazardous products may be used, such as janitorial closets, provide dedicated exhausts and spill containment.

• Controllability of Systems, Lighting. 1 credit; provide lighting controls for at least 90% of the occupants.

• Controllability of Systems, Temperature, and Ventilation. 1 point; provide at least 50% of the occupants the ability to adjust thermal and ventilation conditions to suit individual needs and preferences. This may be an energy-waster, depending upon the HVAC systems in place. Reference the ASHRAE Green Guide for ways to deal with this issue.

• Thermal Comfort Compliance. 1 credit; comply with ASHRAE Standard 55-2004, Thermal Conditions for Human Occupancy. Note that Standard 55 is based upon providing conditions that will satisfy 80% of the population, which implies that 20% may not be comfortable. This may become an energy-efficiency and a comfort dilemma for operations personnel.

• Thermal Comfort, Monitoring. 1 point; provide a permanent monitoring system and process to ensure compliance with the ASHRAE 55 credit listed above.

• Daylight and Views, Daylight for 75 and 90%. Up to 2 credits available; provide occupants a connection between indoor and outdoor spaces through the use of daylight. If a minimum daylight factor of 2% is achieved for 75% of the occupants, it is 1 point. If that factor is for 90% or more of the occupants, it is 2 points.

• Daylight and Views, Views for 90% of the Seated Spaces. 1 point. Achieve direct line of sight to the outdoor environment for at least 90% of those spaces normally occupied.

Innovation and Design Process. Up to 4 points available. This is a way to encourage the innovation and evolution of LEED through the recognition of exceptional performance above the requirements set by LEED. It includes identification of the intent of the credit, the proposed requirements, the proposed submittals, and the design approach.

Leadership in Energy and Environmental Design for Accredited Professional. 1 credit. This is the use of a LEED Accredited Professional (AP) as one of the principal participants in the project team.

LEED Core and Shell, C&S

Based upon the LEED-NC rating system for NC and major renovation, LEED-CS was developed in recognition of the unique nature of C&S developments. In particular, there is the lack of developer control over key aspects such as interior finishes, lighting, and HVAC distribution. Thus, the scope of CS is limited to those elements of the project under the direct control of the developer.

When CS is combined with its companion rating system, LEED-CI for commercial interiors, the USGBC addresses the entire building, core, shell, and interiors, but with responsibility assigned to those parties having direct control of their particular sections. Currently in the ballot phase, CS is expected to be adopted in the fall of 2006.

Precertification

Many times, an LEED-CS building will be built speculatively, without tenants or an interior fitout design. Therefore, the USGBC recognized the need for LEED-CS projects to be precertified prior to the building’s construction. This way, the developer can promote his building as a LEED-compliant design and position his building in the competitive marketplace. This is different from other LEED products, wherein certification is awarded after construction is complete. But in fact, what is precertified is only the building’s design. Precertification does not guarantee future certification. All it provides is a conditional promise in writing from the USGBC that if in fact the C&S are constructed in accordance with the precertification documents, and if the USGBC full-documentation process is followed, the building will be certified.

LEED-CS Credit Categories

Below is a summary of where the points will be for LEED-CS. Note the similarities to LEED-NC and that Energy and Atmosphere is the largest point category. This particular version of C&S is the ballot version for adoption. Earlier versions varied slightly during the public comment stages, and this ballot represents the final version, pending some last-minute.

Possible points
Sustainable sites 15
Water efficiency 5
Energy and atmosphere 14
Materials and resources 11
Indoor environmental quality 11
Innovation and LEED AP 5
Total points available 61

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Four levels of certification
Certified 23-27 points
Silver 28-33 points
Gold 34-44 points
Platinum 45-61 points

LEED Core and Shell, C&S, Technical Review

The format of LEED C&S is similar to LEED-NC and CI. There are prerequisites and credits. There are the five basic categories of credits: Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality. There are also credits for Innovation and Design Process.

Sustainable Sites. Maximum available points is 15. Prerequisites. There is one prerequisite.

• Construction Activity Pollution Prevention. Create and implement an erosion and sedimentation control plan for all construction activities of the project.

Credits

• Site Selection. 1 credit available. The intent is to discourage inappropriate development and to reduce the environmental impacts of the building’s location. A list of prohibited development is provided, which includes wetlands, prime farmlands, land especially identified as habitat for threatened or endangered species, and public parkland.

• Development Density and Community Connectivity. 1 point available; encourage development in areas with existing infrastructure. There are two options: Development Density, which is to build on a previously used site and in a community with a minimum density of 60,000 ft2 per acre, and Community Connectivity, which is to construct on a previously developed site within one-half mile of a residential zone with an average density of 10 units per acre and within one-half mile of basic services with pedestrian access.

• Brownfield Redevelopment. 1 point available; develop on a site documented as contaminated by means of American Society for Testing and Materials (ASTM) E1903-97 Phase II Environmental Site Assessment.

• Alternative Transportation. Up to 4 credits available; 1 credit each for access to public transportation, provision of bicycle storage and changing rooms, low-emitting and fuel-efficient vehicles, parking capacity, and a plan to promote vans and carpooling and discourage single vehicle occupancy.

• Site Development. 2 credits available. The first credit is for protecting or restoring habitat for greenfield sites and limiting site disturbance to 40 ft beyond the building perimeter or, for previously developed sites, restoring or protecting 50% of the site area. The second credit is for maximizing open space. Three options are available. The first option is to reduce the development footprint. The second option, for areas with no local zoning requirements, is to provide vegetated open spaces adjacent to the building. The third option, where a zoning ordinance exists but has no requirement for open space, is to provide vegetated open space equal to 20% of the project site area.

• Storm water Design. 2 credits available. The first credit is for quantity control of stormwater peak discharges and a management plan to protect stream channels. The second credit refers to quality control of discharges. It refers to an implementation plan to promote infiltration and to capture and treat stormwater runoff from 90% of the annual rainfall.

• Heat Island. 2 credits available. The first credit is for nonroof applications and includes strategies to provide vegetation for shade, high-reflectance paving materials, or open grid pavement, or placing a minimum of 50% of parking spaces under cover. The second credit for roof applications includes strategies that can be roofs with a high Solar Reflectance Index, a green vegetation-covered roof, or a combination of the two.

• Light Pollution Reduction. 1 credit available; reduce light trespass from the building, including outdoor lighting as well as overflow from interior lighting.

• Tenant Design and Construction Guidelines. Provide tenants design and construction information that includes a description of sustainable design features incorporated into the C&S part of the project. This serves to educate and encourage tenants to complete the sustainability promise of the project. It also includes LEED CI guidance.

Water Efficiency. No prerequisites are required in this section. A total of 5 credits is available in this section. Credits

• Water Efficient Landscaping. Up to 2 credits available. The first credit is for a reduction of 50% or more in the use of potable water for landscaping, calculated from the midsummer baseline consumption. The second credit is for the use of nonpotable water for irrigation or the use of no irrigation through the careful selection of landscaping vegetation.

• Innovative Wastewater Technologies. 1 credit. Two options are available. The first option is to reduce potable-water use for sewage conveyance by the use of water-conserving plumbing or the use of nonpotable water for flushing. The second option is to treat 50% or more of wastewater on site to tertiary standards and reuse it on site.

• Water-Use Reduction. Up to 2 credits; employ strategies that in aggregate use less than the baseline consumption, as calculated to meet the Energy Policy Act of 1992 performance. A 20% reduction gets 1 credit; a 30% reduction gets 2 credits.

Energy and Atmosphere. Up to 14 credits available in this category. There are three prerequisites required. Prerequisites

• Fundamental Commissioning of the Building Energy Systems. This refers to a commissioning of the basic energy-consuming systems in the C&S. They include HVAC and R, the building automation system, lighting, lighting controls, domestic hot water systems, renewable energy systems, and daylighting.

• Minimum Energy Performance. The project is to be designed to comply with ASHRAE/IESNA Standard 90.1-2004. This includes the mandatory provisions and either of the following two: the prescriptive requirements, which follow the prescriptive information provided in the standard, or the performance requirements, which are based upon energy-consumption computer modeling of the building’s energy systems. The modeling method allows the design team greater flexibility in overall design.

• Fundamental Refrigerant Management. Requires zero use of CFC refrigerants to reduce ozone depletion. In reusing an existing building that contains CFCs, a phaseout plan must be implemented before project completion, although application for special consideration to extend the phaseout will be considered on its merits.

Credits

• Optimize Energy Efficiency. Up to 8 credits available. This is the single largest category for LEED credits. There are three optional paths. Option 1 is to perform a building energy-consumption simulation and compare this with the baseline established as part of the prerequisite for minimum energy performance. Credits are awarded for the percentage that is better than the baseline. For example, 1 credit is given for NC if it is 10.5% better or for an existing building renovation if it is 3.5% better. This goes up to 8 credits for NC when it is 35% better or existing buildings when they are 28% better. Option 2 is a prescriptive path for 3 credits by following the ASHRAE Advanced Energy Design Guide for Small Office Buildings. An additional 3 credits are available in Option 2. One credit is given by improving the building envelope beyond the ASHRAE Design Guide[5] baseline design. Another credit is given for lighting systems that comply with all the ASHRAE Design Guide recommendations, and the third credit is given for HVAC and service water heating systems that comply with all recommendations of the ASHRAE Design Guide. Option 3 can earn only 1 credit, to comply with the Basic Criteria and Prescriptive Measures of the NBI Advanced Buildings Benchmark version 1.1, with the exception of several sections, including Design, Construction, and Operations Certification, Energy Code Compliance, Indoor Air Quality, Refrigeration Equipment Efficiency, Monitoring and Trend Logging, Networked Computer Monitor Control, and Cool Roofs.

• On-Site Renewable Energy. 1 credit; requires that at least 1% of the building’s baseline annual energy cost be renewable energy generated on site.

• Enhanced Commissioning. 1 credit. This refers to commissioning more comprehensive than the Fundamental Buildings Commissioning Prerequisite. It includes a design review prior to construction, the review of all submittals for energy-consuming systems, the development of a systems manual for future operations staff, verification that operating personnel have been properly trained, and continued project involvement for at least 10 months after completion by reviewing building operations and developing a plan of resolution for outstanding commissioning-related activities.

• Enhanced Refrigerant Management. 1 credit. There are two optional ways to comply. Option 1 is to not use refrigerants. This may be satisfied by having no mechanical cooling. Option 2 is to select refrigerants for HVAC and R that minimize or eliminate the emission of compounds that contribute to ozone depletion and global warming.

• Measure and Verification (M&V). There are two credits available. The first credit is for the base building, which includes a Measurement & Verification, M&V, Plan that will provide the necessary infrastructure, usually part of the Building Automation System, BAS. This is to measure base building energy consumption for electricity and other services for least one year of postconstruction occupancy. The second credit is available for tenant submetering to provide ongoing tenant responsibility for energy bills. Again, this can be done through sensors that are part of the BAS.

• Green Power. 1 credit; requires that at least 35% of C&S base-building electricity comes from renewable energy sources by engaging in a green power purchase contract for at least a 2-year duration.

Materials and Resources. Up to 11 credits available, with one prerequisite.

Prerequisite

• Storage and Collection of Recyclables. Provide an easily accessible area that serves the entire building and that is dedicated to the collection and storage of recyclable materials.

Credits

• Building Reuse: Maintain a Percentage of Existing Walls, Floors, and Roof. Up to 3 credits available; extend the life cycle of existing buildings by maintaining a percentage of the existing structures, including walls, floors, and roof. The first credit is for 25% reuse; 50% reuse earns a second credit; and at 75% reuse, a third credit is earned.

• Construction Waste Management. Up to 2 credits available; divert construction and demolition materials from disposal by recycling and reusing a percentage of nonhazardous construction and demolition debris. Develop and implement a plan to identify, sort, and set aside materials for reuse. The first credit is earned for 50% diversion from disposal. An additional credit is earned if 75% is diverted.

• Materials Reuse. Earns 1 credit; use salvaged, refurbished, or reused materials, the sum of which is 1%, based upon the cost of the total value of materials for the project.

• Recycled Content. Up to 2 credits available; requires the use of recycled content such that the sum of postconsumer recycled content plus one-half of the preconsumer constitutes a percentage of the total cost of materials on the project. If that percentage is 10%, 1 credit is earned. For 20% or more, 2 credits are earned.

• Regional Materials: Extracted, Processed and Manufactured Locally. Up to 2 credits available. The intent is to use materials or products that have been extracted, harvested, recovered, or manufactured locally within 500 mi of the job site. If the total is 10% by cost of total materials used, this earns 1 credit. If the total is 20% or more, 2 credits are earned.

• Certified Wood. 1 credit. For all wood products used, ensure that a minimum of 50% of wood-based products is certified in accordance with the Forrest Stewardship Council. This can include furniture as well as building structural components.

Indoor Environmental Quality. There are two prerequisites and a total of 11 credits available in this category. Prerequisites

• Minimum IAQ Performance. Comply with Sections 4-7 of ASHRAE 62.1-2004, Ventilation for Acceptable Indoor Air Quality.

• Environmental Tobacco Smoke (ETS) Control. Three optional paths for compliance. The first option is to prohibit smoking in the building and locate any designated outdoor smoking areas at least 25 ft away from the building and all air intakes. Prohibition is the simplest option to use. Option 2 consists of several parts: (1) Prohibit smoking except in designated areas; (2) designated smoking areas must have isolated HVAC and exhaust systems, separate from the house systems; (3) use of differential air pressures is required to ensure that smoke does not infiltrate into nonsmoking space; and (4) outdoor designated spaces are to be at least 25 ft away from the building and all building air intakes. The third option is for residential applications. This requires prohibition of smoking in all common areas and locates outdoor smoking areas at least 25 ft away.

Credits

• Outdoor Air Delivery Monitoring. Earns 1 credit; requires permanent monitoring systems to provide feedback on ventilation system performance to ensure that it is working up to design performance. For mechanically ventilated spaces, refer to ASHRAE 62.1-2004. For naturally ventilated spaces, use CO2 monitoring to ensure that ventilation is adequate.

• Increased Ventilation. Earns 1 credit. For mechanically ventilated spaces, increase breathing zone ventilation rates at least 30% more than the minimum required by ASHRAE 62.1-2004. Note that this can come at the cost of large energy losses unless energy-conserving measures such as heat recovery are used. For naturally ventilated spaces, follow the guidelines outlined in the Carbon Trust Good Practice Guide 237 and the Chartered Institution of Building Services Engineers Applications Manual 10:2005.

• Construction IAQ Management Plan: During Construction. 1 credit. Implement an IAQ management plan for the construction preoccupancy phases of the building. This includes meeting the control measures of the Sheet Metal and Air Conditioning National Contractors Association (SMACNA) IAQ Guidelines for Occupied Buildings under Construction, 1995, Chapter 3.[6] This credit also requires protection of construction materials from moisture damage and mold growth.

• Low-Emitting Materials. Up to 3 points available. Four categories of low-emitting materials are listed here. The intent is to reduce the indoor air contaminants that may be odorous, irritating, or harmful—essentially striving to have an indoor environment with a minimum of VOCs and other irritating substances. Categories are adhesives and sealants, paints and coatings, carpet systems, composite wood, and agrifiber products. Compliance with two of these categories earns 1 credit. Compliance with three categories earns 2 credits, and compliance with all four categproes earns 3 credits.

• Indoor Chemical and Pollutant Source Control. Earns 1 credit. Design to control and minimize pollutant entry into buildings. This is accomplished by using entryway systems to prevent dirt and particulates from entering the building. Where hazardous materials may be stored, such as in janitorial closets, provide exhaust systems. And for mechanically ventilated spaces, provide air filtration that has a Minimum Efficiency Ratings Value (MERV) of 13 or better.

• Controllability of Systems. 1 credit. Provide individual comfort controls for a minimum of 50% of the building occupants to enable adjustments to suit individuals’ needs. Operable windows can be used in lieu of comfort controls in certain settings. Obviously, this may have a very negative impact on overall building energy consumption unless it is well designed and managed.

• Thermal Comfort: Design.1 credit. Design the HVAC systems and building envelope to comply with ASHRAE Standard 55-2004 for Thermal Comfort. This applies only to C&S projects that are providing the base-building HVAC system. If the tenant is to provide the HVAC, this credit is not available to the C&S applicant. However, it would be available for the tenant under CI. Note that this standard recognizes that 80% of building occupants will find this condition fully acceptable, which implies that possibly 20% will be uncomfortable to some degree.

• Daylighting and Views. Up to 2 points available, depending upon the percentage of occupants who have daylighting as defined in the credit requirements. Daylighting compliance requires a calculation that includes glazing factors, window areas, floor space geometry, and other factors. Details are supplied in the USGBC LEED documents. The intent of these credits is to provide occupants a connection to outdoor spaces through the introduction of daylight and outdoor views. For 75% compliance, the project earns 1 credit. For 90% compliance, it earns 2 credits.

• Innovation and Design Process. Earns up to 4 credits, in similar fashion as described in LEED-CI previously.

• LEED Accredited Professional. Earns 1 credit to have an LEED AP as a principal member of the project team.

You can download all four of the LEED rating systems.

The rating-systems downloads are free. However, other tools and workbooks, such as the reference guides, do have a fee associated with them, with discounts given to members:

1. Visit the U.S. Green Building Council Web site at www.usgbc.org/leed.

2. Choose a rating system.

3. Click the rating system you would like to download. DISCUSSION OF LEED

The USGBC was formed to transform the built environment and the processes that constitute the design, construction, and operation of buildings. However, there are critics who say the USGBC has not lived up to its promise and has not made a difference in the marketplace. Leadership in Energy and Environmental Design and the USGBC have experienced their share of criticism because of this. Typically, these criticisms focus on the complexity of the LEED certification process. It is detail oriented, very demanding, and time consuming, and there is no guarantee that a building will pass certification even after all the work is done. In addition to process concerns, green buildings have been criticized as being too expensive to build. Many in the buildings industry believe that building green might be analogous to “gold plating.” Green seems to add much cost with insufficient value added.

Another question has been about the ability of the design community and product suppliers to deliver green products. Are there enough trained professionals? Also, are there enough green products available at comparable costs to standard materials? In addition, some may say that the USGBC is too internally focused and not inclined “to play well with others,” such as with other organizations and trade associations.

The USGBC has recognized these problems and concerns, and has acted vigorously to resolve these issues. First, regarding market penetration, although there are still not many certified green buildings, the marketplace is abuzz with arguments—pro and con—about sustainability and green buildings. So although actual penetration is slight when compared with all buildings, almost none of those new buildings is built without a discussion of green. The USGBC has in fact already transformed the marketplace; it has made sustainable green buildings a major topic of discussion and argument. As for interest in, if not outright acceptance of, LEED, it is evident everywhere. It ranges from major corporations to all levels of government and to educational and health-care industries, etc. At this point, the U.S. Army, Air Force, and Navy, and other Department of Defense agencies require LEED.[7]

Rick Fedrizzi, current head of the USGBC and one of its founders, likens LEED to an adolescent. Leadership in Energy and Environmental Design is still growing, maturing, and finding better ways to do its job.[8] Fedrizzi has compared the adaptability of LEED with the U.S. Constitution. Although the authors of the original LEED NC 2.0 made the best possible document at the time, they recognized that changing forces in the global effort for sustainability would require the evolution of LEED. Thus, LEED has incorporated the innovation credits, which encourage and reward creativity, risk-taking, and innovation. Leadership in Energy and Environmental Design can be amended in a fashion similar to a constitutional amendment. All stakeholders, essentially all USGBC members, have not only the opportunity, but also the responsibility to vote on changes. The current results of this evolution have been the development of new LEED products such as C&S, CI, and Existing Buildings. In the wings are LEED for Homes and Neighbourhood Development. Besides new LEED products, there are variations in the existing programs being developed. There are versions of LEED-NC for schools, labs, health-care facilities, etc. being considered. Another modification to LEED being considered is the regionalization of LEED. Currently, regional advisory teams are being recruited from the membership, through the USGBC local chapters. These teams will consider creating regionalized LEED criteria based upon local factors affecting sustainability. For example, for the arid Southwest, water is a critical resource, and its conservation should have a greater emphasis than it does in the current LEED programs. So maybe additional water-related credit categories will be developed for the Southwest. Similarly, in the mid-Atlantic states, water is less an issue than it is in the Southwest, but open spaces, landfills, and uncontrolled development are greater concerns.

The USGBC has also streamlined the certification process and provided online document templates to facilitate the certification process. Additional efforts to facilitate the process continue.

As for professional development, the USGBC recognized very early that sustainable buildings will need not only a roadmap for sustainable buildings (for example, LEED), but also the professionals to deliver this product. Professional training, seminars, and accreditation have been cornerstones of the USGBC effort, and these educational programs are expanding. The USGBC is determined to ensure that there are enough trained professionals. With these trained professionals comes the development of experienced LEED design teams. In the beginning of sustainable design and construction, green buildings were difficult and more expensive to build than conventional buildings. But now, with experienced teams, newer green projects are coming in at very comparable prices to conventional buildings. The perceived cost premium for green has faded away.

Last, the USGBC has welcomed the membership of trade associations, which were previously prohibited. In addition, other organizations have actively joined with the USGBC. In 2002, ASHRAE signed a memorandum of understanding (MOU) with the USGBC to develop joint programs. Among the results of this teaming have been the development of the ASHRAE Green Guide, the Small Buildings Design Guide and USGBC, ASHRAE/IESNA, and ANSI Standard 189, which will provide code language for the design and construction of green buildings.[9]

CONCLUSION

Where is LEED going? What is the future? We can see there are new products being developed for different markets. We see the regionalization of LEED credits. There is teaming with other interested and related organizations. But the current focus of efforts has been primarily on the design and construction of new and renovated buildings. The focus has been on the architects to lead the sustainable design team, consisting of engineers, interior designers, suppliers, and contractors. But when the new building is constructed, the ribbon at the entranceway has been cut, and the LEED certification plaque is mounted on the wall, everyone shakes hands, and compliments go all around for a job well done! But is it? Is this the end? Or is it the end of the beginning? I would call this a transition from beginning to operations.

Leadership in Energy and Environmental Design certification is similar to the educational process. We send students to the best schools, and they receive the best grades and earn their diplomas. But does it all stop there? No. The graduates now must deliver on their promise of excellence. Over their working life of 30 or 40 years, they must deliver on their promise. It is the same with a building. It will have to be operated in a superior fashion over many years for it also to deliver on that high-performance promise made so many years ago when that ribbon was cut. But then, we do have LEED for Existing Buildings, and that’s for another entry.

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