Rating System

LEED O+M: Existing Buildings

Rating System Version

v3 - LEED 2008

Inquiry

This CIR is requesting alternative compliance for multitenant buildings located in densely occupied urban spaces with more than 1,000 building occupants. Despite implementing the necessary credit strategies, large multitenant buildings face many challenges in providing the necessary documentation to earn this credit. Industry research findings conclusively indicate that general satisfaction or inquiry surveys to customers/tenants can only expect a less than 10% response rate without incentive and 15-30% response rate with incentive(Reference: http://www.peoplepulse.com.au/Survey-Response-Rates.htm, 12/10/08). Additionally, building owners/managers can not mandate tenants to participate in surveys. This demonstrates the necessity for alternative compliance to meet the necessary 80% response rate required to extrapolate response data. The following alternative compliance path is suggested for multitenant buildings located in densely occupied spaces with more than 1,000 building occupants to demonstrate fulfilling the intent of this credit. All three of the following items would need to be completed for this alternative compliance path: 1.Survey and Data 2.Development Density and Community Connectivity & Access to Public Transportation 3.Alternative LEED Rating Strategy I. Survey and Data Conduct a survey of building occupants in accordance with LEED EB:OM credit requirements (sample or survey path) and provide an incentive. There is no required minimum response rate however 75% of those who respond must commute to work using an alternative means of transportation. II.Development Density and Community Connectivity & Access to Public Transportation A building that has convenient access to existing transportation networks and basic services minimizes the need for single occupant vehicle transportation. The Center for Clean Air Policy states an average transit ridership increases by 0.5% for every 1.0% increase in growth of transit service levels. Based on evidence that locations with higher transit and service density can achieve substantially and quantifiably higher environmental benefit, a project must meet the following LEED credits: 1.LEED NC 2009 SSc2 - Development Density and Community Connectivity 2.LEED NC 2009 SSc4.1 - Alternative Transportation, Public Transportation Access III.Alternative LEED Rating System Strategy The project must implement at least one recognized transportation strategy that meets credit requirements set forth in other LEED rating systems. Potential credits and strategies include: 1.LEED NC 2009 SSc4.2 - Alternative Transportation, Bicycle Storage & Changing Rooms 2.LEED NC 2009 SSc4.3 - Alternative Transportation, Low-Emitting and Fuel Efficient Vehicles 3.LEED NC 2009 SSc4.4 - Alternative Transportation, Parking Availability 4.LEED NC 2009 SSc4.1 - Alternative Transportation, Public Transportation Access - Exemplary Performance (CIR ruling SSC4.1 on 9/22/2006 regarding LEED NC v2.2 SSc4.1 9/11/2006) Conclusion The intent of this credit is to reduce pollution and land development impacts from conventional automobile use for commuting trips. Large multi-tenant buildings face numerous challenges in meeting the documentation required for this credit despite implementing various strategies that would be recognized as an exemplary performance in other LEED rating system. The project team is seeking alternative compliance that is based on existing LEED credits and is more stringent than any other single LEED credit focused on alternative transportation. Given these finding, a project that meets the minimum requirements and the alternative compliance path outlined above shall earn 4 credits under LEED EB:OM SSc 4.1 -4.4.