WIRED CERTIFICATION GUIDELINES FOR COMMERCIAL DEVELOPMENTS AND REDEVELOPMENTS

Version 1.0 — United States INTRODUCTION WiredScore’s Development and Redevelopment (D&R) Certification is designed to ensure that buildings in development or undergoing redevelopment are constructed to the highest possible standards to meet the technology needs and expectations of all future tenants.

This document, the Wired Certification Guidelines for Commercial Developments and Redevelopments is a handbook that provides a guideline to ensure that any new commercial development or redevelopment is designed to meet the WiredScore D&R Certification Standards. The guidelines are designed to be utilized by architects, engineers and developers during the design and construction phases of any commercial development or redevelopment. For a quick summary of the D&R Certification parameters see Appendix A.

These guidelines outline Wired Certification criteria and best practices that should be incorporated into building design in order to meet the technology needs and expectations of future tenants.

WiredScore has developed these criteria based on our evaluation of over 900 com­mercial office buildings across the United States and United Kingdom, while also referencing best practices deve­lo­ped by industry experts. These guide­li­nes are not intended to compete with or replace the existing standards bodies or local building codes that are referenced throughout. They are intended to complement those existing standards while honing in on the connectivity features that are most important to today’s tenants.

Why pursue Wired Certification for developments & redevelopments? • Tenant satisfaction — Every tenant relies on seamless internet and mobile connectivity to run their business. Tenants who are evaluating moving into a Wired Certified property can make more informed leasing decisions with the assurance that the building has invested in their technology. Operationally, it will make the process of setting up their office IT as simple as possible, without needing costly upgrades to the buildings infrastructure to meet their requirements. • Simplify the design process — There are a large number of technical standards, guidelines, and industry best practices to consider when working on a development project. Deciphering what are the most important elements to incorporate into a design can be a daunting task. The certification guidelines contained within this document will allow your team to easily identify and incorporate the design aspects that matter most to today’s tech savvy tenants. • Bring technology to the forefront of the design process — Telecommunications space planning is often looked at as an expendable component of building design, taking a back-seat to the traditional 3 utilities. Wired Certification allows MEP’s and Telecom Consultants to stress the importance of telecommunications infrastructure design to building ownership, and help to ensure that adequate space is allocated to support the needs of the “4th Utility”. • Brand the project as tech forward with an industry recognized benchmark — Energy efficient design projects have LEED and BREEAM certifications to brand themselves as eco-friendly, but there has never been an equivalent for tech design. Wired Certification is rapidly becoming the international standard for certifying technology forward commercial office buildings with over 900 buildings certified across the US and UK since launching in 2013. The Wired Certification seal of approval is now sought after by some of today’s largest technology tenants to target buildings that meet their technology requirements.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 2 THOUGHT PARTNERS This resource was developed with advice and suggestions from the following organizations:

AKF Group HPH Partners

Charter Communications MGE Engineering

The Clarient Group Rudin Management

Cosentini Associates WSP/Parsons Brinckerhoff

ExteNet Systems Zayo Group

Google Fiber WIREDSCORE CONNECTIVITY ADVISORY COMMITTEE

The WiredScore Connectivity Advisory Committee is an advisory body to WiredScore who provides ongoing expertise:

Bill DelGrego, Executive Director, Neil Pennell, Head of Engineering and Design, Business Development, Extenet Land Securities Group PLC

Susan Gerock, Vice President, Scott Puopolo, Executive Vice President, IT and Chief Information Officer, Washington REIT Information Solutions, iconectiv

Bill Tyson, Group Vice President, Kevin Gerson, Director of Real Estate, Zayo Business Operations, Charter Communications

John J. Gilbert III, Chief Operating Officer and Chris Smith, Senior Program Manager, Executive Vice President, Rudin Management Company Innovation, Google Fiber

Tim Lehotsky, Vice President, Jim Read, Consultant, Building Technology Systems, WSP / Parsons Brinckerhoff Digital & Smart Building Technologies, Arup

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 3 TABLE OF CONTENTS

How to Use this Guide 5

SECTION 1: Outside Plant and Point of Entry Planning 6

SECTION 2: Telecommunications Room Planning and Design 13

SECTION 3: Riser Planning 17

SECTION 4: Electrical Resiliency 21

SECTION 5: Mobile Planning 24

SECTION 6: Readiness and Access 28

APPENDIX A: Wired Certification Point Summary 30

APPENDIX B: Best Practices 33

APPENDIX C: Additional Clauses 36 HOW TO USE THIS GUIDE Section Overview Each section begins with a high-level overview of the Wired Certification criteria and the importance of those criteria to a buildings connectivity.

Wired Certification Criteria The remainder of each section will dive deeper into the Wired Certification criteria:

• Each criterion will have a brief description along with points assigned to it • Some criteria may include multiple options with varying point levels • Points are summed to achieve a specific Wired Certification level • Some certification levels have minimum criteria that must be met

Best Practices • In addition to the section overviews and criteria, WiredScore has listed additional information about specific aspects of a building’s telecom infrastructure • These best practices are not required for the criteria they re­la­te to but are accepted industry practices that WiredScore re­com­mends following, including both BICSI and TIA standards

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 5 SECTION 1: OUTSIDE PLANT AND POINT OF ENTRY PLANNING OUTSIDE PLANT AND POINT OF ENTRY PLANNING Wired Certification Section 1, Total Points – 30

Sample POE Drawing

Adequate planning for outside plant cabling is an essential first step to any development project. As tenants occupy the building and sign contracts with service providers, a well-designed underground infrastructure will ensure that providers can easily access the facility via manholes, hand-holes, or pull boxes.

While overhead (aerial) pathways may sometimes be used, WiredScore highly recommends the use of underground entrances for the following reasons:1 • Cable protection to mitigate the risk of wire-line failures related to high winds, downed trees, downed guy wires, and vehicular impacts • Minimized risk of damage from wildlife, humans, and con­ struction­ equipment • Reduced operation and maintenance cost as there is no need to trim surrounding trees or replace damaged poles

Downed trees knocking out fiber lines mounted to telephone poles Downed Electrical Lines crossing communications lines caused a fire Photo credit: Scott Harmsen / Kalamazoo Gazette Photo credit: Michael Heller

1 Albeck, William H. and Steven Estomin. 2003. Maryland Department Of Transportation, State Highway Administration Research Report, Cost Benefits For Overhead Vs. Underground Utilities. Maryland State Highway Administration Office of Policy & Research.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 7 The two downsides are: From a service reliability standpoint, the advantages of under­ • Increased cost of installation ground utilities far outweigh any of the downsides and the risk • Risk of a street excavation damaging conduits of excavation damage can be mitigated by having multiple, diverse pathways and/or by encasing conduit runs in concrete. WIRED CERTIFICATION CRITERIA 1.1 Service Entry Options [Wired Certification – 4 points]

A building owner’s responsibility begins at the property line of the building where the public right of way ends. To facilitate seamless connections from service providers to tenants, one of the following methods should be used:

Option A: External Meet-Me Chamber/Uni­ ver­sal Communications Chamber [4 Points] • External meet me chambers/universal communications chamber is a hand hole that carriers can connect to and subsequently connect to the building through pre-drilled penetrations through the retaining wall. (Minimum size of 40”x19”x18”) Advantages include: --Reduced cost of construction for carriers resulting in reduced installation costs for tenants. --Allows building ownership to manage conduit capacity. --Reduces the need to water proof the exterior wall each time that there is a new penetration. --Gives carriers the opportunities to joint-trench in order to reduce costs. Universal Communications Chamber — ownership can manage conduit access and capacity

Option B: Conduits to the Property Line • Conduits’ end locations should be • Duct plugs should be used to resist [3 Points] marked with a locator ball or flag liquid and gas infiltration at all conduits, • Conduits will be run to the property line to allow the service provider to know maintenance holes and building of the building and stubbed for future where to meet the building owner entrance point locations. connections to carrier conduits. with their conduit.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 8 1.2 Conduit Routing and Placement [Wired Certification – 4 points]

Use the following guidelines when planning the location for the placement of conduits into the building to ensure that they are routed, buried, and sloped properly to ensure maximum protection to the cabling within:

A. Separated Pathways2 [1 point] • Telecommunications conduits should never be shared with electrical cabling. • Conduits should be physically separated from electrical systems by 3 inches of concrete, 4 inches of masonry, or 12 inches of well‑tamped earth. Some telecommunications providers use non-dielectric armored cabling which will act as conductor if not properly grounded. • Conduits should be kept as far away from the water and sewer lines as possible. A water main or sewer break could damage the integrity of the conduit and could damage the equipment in the building. • Telecommunications conduits should be horizontal to other utilities and never stacked vertically unless field conditions require it.

B. Conduit Depth [1 point] • Conduits should be buried at least 24 inches • If field conditions do not permit a depth of 24 inches, the conduits should be protected via a steel plate or encased in concrete • If micro-trenching is deployed, conduits can be buried at a depth of 9 inches

C. Conduit Slope3 [1 point] • To prevent water infiltration, conduits should slope away from the building with a minimum pitch of .125 inches per foot • Where conduit extends between handholes, a slope of .125 inches per foot should extend from the middle of the span to each maintenance hole

D. Conduit Material [1 point] • Conduits should be made of one of the following materials: --Rigid Galvanized Steel --EMT --PVC Coated Steel • Any non-metallic PVC, DB, or EB rated conduit, will need to be encased in concrete in order to receive credit • If micro-trenching will be used, microduct can be used as an alternative

1.3 Conduit Quantity and Sizing [Wired Certification – 10 points]

* WIRED CERTIFICATION PREREQUISITE – Two 4 inch Conduits at the Point of Entry * PLATINUM WIRED CERTIFICATION PREREQUISITE – Minimum Conduit Size/Quantity for the Building Square Footage

When selecting the number and size of conduits entering the building, consider the building square footage and the number of carriers the building would like to be able to accommodate. The conduits into the building will be used for not only wireline providers, but also for fiber back-haul for mobile solutions and as maintenance spares in emergency scenarios. The following chart should be used as a guideline:

2 IEEE National Electrical Safety Code (NESC). Section 35 Rule 353: Underground Conduit Systems Separation from Other Underground Structures 3 TIA Standard for Customer-Owned Outside Plant Telecommunications Infrastructure. TIA-758-B 5.1.1.2.6:2012

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 9 Point of Entry Sizing

Building Square Footage 50k 100k 150k 300k 500k 1000k 1500k 1500k+

Minimum Conduit Size/Quantity* 4” 4” 4” 4” 4” 4” 4” 4”

Number of conduits required 2 3 4 5 6 7 8 9

Wired Certification Points

Points for Min. Conduit Satisfied 8 8 8 8 8 8 8 8

Points Per Additional Conduit 2 2 2 2 2 2 2 2

Maximum Points 10 10 10 10 10 10 10 10 * Other trade sized conduits can be used, but the total capacity should be equivalent to the above chart

Clogged Conduits at an undersized Point of Entry Properly sized POE’s allow providers to use separate conduits

1.4 Exterior Wall Penetration4 [Wired Certification – 1 point]

All of the following must be met for full points in order to mitigate the risk of water infiltration at the Exterior Wall Penetration:

• Penetrations: 6 inch bore holes should be used for 4 inch conduits and have the exterior sealed with an epoxy grout or a modular uni-seal. • Plugs: All conduits entering buildings shall be plugged with expandable or in­fla­table type duct plugs to prevent ro­dents, water or gases from entering the buil­ding. • Conduits Through Floor or Ceiling: Conduits entering through a floor or ceiling should be stubbed 4 inches above the floor or 4 inches below the ceiling.

4 TIA Standard for Customer-Owned Outside Plant Telecommunications Infrastructure. TIA-758-B 5.1.1.2.6:2012

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 10 1.5 Diverse Points of Entry [Wired Certification – 9 points]

* PLATINUM WIRED CERTIFICA­ TION PREREQUISITE – Option A required, Option B recommended

At least two points of entry should be included within the design to ensure redun­dancy and protect against potential dis­ruption. A diver­se Point of Entry is clas­sified as at least 25 feet of separation between the duct banks pe­ne­tra­ting the exterior wall of the building. Points of Entry on different sides of the building en­sure that it will be difficult to disrupt service at both Points of Entry at the same time.

Option A: Diverse Point of Entry [7 points] Option B: Diverse Points of Entry on Diverse POE Options different sides of the building [9 points]

1.6 Lateral from Point of Entry to the Telecommunications Room [Wired Certification – 2 points]

All horizontal pathways will need to be protected and well-planned to allow for seamless cabling runs within the building, starting with the horizontal from the POE to the telecommunications room. One of the following must be met in order to receive credit:

Option A: Point of Entry is directly connected to the Telecommunications Room

Option B: If Point of Entry is not directly connected to the Telecommunications Room, the below requirements must be met5: • The number of conduits should match the capacity of conduits entering the building • Conduits should not have more than two 90 degree or equivalent bends in each run without a pull box • Pull boxes should not be used in lieu of conduit radius bends • No bends in excess of 90 degrees should be used • At least 2x2’ access panels shall be provided where pull boxes are installed in inaccessible ceilings (access panels shall be sized for the pull box cover where larger than 2x2’) • Pull boxes shall be provided in each conduit run of over 100 feet. Installation Requirements: --Pull boxes should always be placed in accessible but secure locations --Pull boxes should be placed at straight sections of conduit runs and not at conduit bends --Pull boxes are to be designed and installed according to the Pull-box Sizing Chart on page 12 chart based on ANSI TIA‑569‑C.

5 TIA Standard for Customer-Owned Outside Plant Telecommunications Infrastructure. TIA-569, 4.4.2.1:2012 6 TIA Standard for Telecommunications Pathways and Spaces. ANSI TIA-569-C

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 11 Pull-box Sizing Chart (inches)6

Maximum Trade Size For Each Additional Conduit Width Length Depth of Conduits Increase Width

.75 4 12 3 2

1 4 16 3 2

1.25 6 20 3 3

1.5 8 27 4 4

2 8 36 4 5

2.5 10 42 5 6

3 12 48 5 6

3.5 12 54 6 6

4 15 60 8 8

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 12 SECTION 2: TELECOMMUNICATIONS ROOM PLANNING AND DESIGN TELECOMMUNICATIONS ROOM PLANNING AND DESIGN Wired Certification Section 2, Total Points – 15

A well-planned, dedicated telecommu­ni­ca­ti­ ons room should be designed to ensure that service providers have a proper space and environment in which to place the necessary equipment used to service the building for both current and future tenants. The equip­ment deployed within a common telecommunications room is mis­sion critical, and within the design phase, steps need to be taken in order to ensure its seamless operation. Some providers have tran­sitioned to passive technologies and are using less equipment within buildings, but it should not be assumed to always be the case.

Please see page 34 for additional Best Sample Telecommunication Room Drawing Practices for Telecommunications Rooms. WIRED CERTIFICATION CRITERIA 2.1 Telecommunications Room Access and Usage7 [Wired Certification – 3 points]

* WIRED CERTIFICATION PREREQUISITE – Building should have designated space for the placement of service provider equipment, in a publicly non-accessible location (Option A or B) The telecommunications room should be used only for housing telecommunications equipment to ensure that the personnel who need access to the room are limited to building maintenance and internet service providers. There are three options for telecommunications room access andusage:

Option A: Telecommunications Room • Other utilities are defined as: any Option C: Telecommunications is Dedicated and Secure8 [3 points] equipment that is not directly equipment is kept in a Common Area • Telecommunications Room should associated with the telecommunications [0 points] not be shared with bu­ilding utilities system, building managed IT, and • Telecommunications equipment that are not re­la­ted to supporting its environmental (HVAC), fire, life mounted or placed in an open space telecom­ mu­ ni­ ca­ ti­ ons­ equip­ ment­ and safety support systems. Utilities or exposed hallways that are not and building IT functions. include but are not limited to; water protected or secure from unauthorized Option B: Telecommunications Room supply systems, high voltage distribution access. is Secure but Shared with Other systems, waste storage, hot water, gas, Utilities [1 point] fuel storage, and water storage.

7 TIA Standard for Telecommunications Pathways and Spaces. ANSI/TIA/ EIA-569-A (CSA T530) 8 BICSI Telecommunications Distribution Methods Manual, 13th Edition, 3-12

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 14 2.2 Water Ingress/ Flood Planning [Wired Certification – 2 points]

The telecommunications room should be located above the FEMA BFE flood plain to prevent water damage in the event of a severe storm or flood. It should also be free of any piping that contains liquid, which can potentially leak and damage electronics.

Option A: If building is located within • Only passive components should Option B: If building is not within a floodplain [2 points] be installed below grade. a floodplain [2 points] • Telecommunication rooms are located • All water pipes traversing the room must • Telecommunication rooms should be above the FEMA BFE floodplain levels have a drip-pan with leak detection elevated from the lowest floor when A/E, A/O, and V/VE. • Any telecommunications room sharing possible. Example: If the buil­ding is in a high a wall with a bathroom, janitor sink, • All water pipes traversing the room must risk (A/E) flood zo­ne with a 12 foot or other building facilities with running have a drip-pan with leak detection. BFE, the telecommunications room water needs to be built with a 6-inch • Any telecommunications room sharing needs to be located on the 2nd flo­or curb blocking water ingress. a wall with a bathroom, janitor sink, to mitigate the risk of floor damage or other building facilities with to equipment.­ running water needs to be built with a 6-inch curb blocking water ingress.

2.3 Telecommunications Room Sizing [Wired Certification – 6 points]

The telecommunications room should be sized appropriately to ensure that it can support equipment from multiple providers contained within secure cabinets. Depending on the total building square footage, the telecommunications room should be sized accordingly and should be designed with appropriate dimensions to enable a working environment:

Telecommunications Room Sizing

Building Square Footage 30k 50k 100k 150k 300k 500k 1000k 1500k 1500k+

Min. Total Room Square Footage* 50 70 90 136 172 230 420 540 600

Note: For buildings in between these size thresholds, the square footage we need to meet the requirement of the closest size tier. Example: 76k sq. ft. building will need a 90 sq. ft. telecommunications room to obtain points.

2.4 Electrical Access9 [Wired Certification – 1 point]

The following parameters must be met to ensure there is ample electrical capacity to support multiple carriers. The telecommunications room needs to have its own dedicated electrical panel sized appropriately, with at least enough capacity for the following number of dedicated 120V 20 amp circuits. This will allow carriers to install their own outlets. The panel does not need to be located within the telecommunications room, but needs to be dedicated for the telecommunications room.

Telecommunications Room Electrical Sizing

Building Square Footage 50k 100k 150k 300k 500k 1000k 1500k 1500k+

Min. # of dedicated 20 A Circuits 3 4 5 6 7 8 9 10

9 TIA Standard for Telecommunications Pathways and Spaces. ANSI/TIA/ EIA-569-A (CSA T530)

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 15 2.5 Climate Control [Wired Certification – 1 point]

Climate Control is a critical component to ensure the consistent operation of the equipment within the telecommunications room without damage from overheating or condensation. For the full points, the following parameters must be met:

• For buildings less than 500,000 sq. ft., the telecommunications room should be climate controlled to preclude overheating and/or condensation. This can be accomplished with either active air conditioning, air circulation, or by utilizing an automatic exhaust fan. • For buildings over 500,000 sq. ft., the telecommunications room will likely have a larger amount of active electronics, as such, the temperature should be designed to remain between 64‑81 degrees Fahrenheit using active air conditioning. The minimum relative humidity should be 10-60%.

2.6 Fire Detection/Suppression [Wired Certification – 1 point]

Proper fire detection and suppression is essential to ensuring that telecommunications equipment will not be destroyed by water in the event of a fire. For full points, either of the following parameters can be met:

Option A: The telecommunications room should contain a Vapor Emitting Smoke Detection System (VESDA) to reduce the risk of common smoke detectors detecting rising temperatures after a fire has started. This will result in the sprinkler system destroying all electronics within the telecommunications room.

Option B: The telecommunications room should contain a FM-200 or dry sprinkler system to mitigate the risk of water damage to the room.

2.7 Grounding [Wired Certification – 1 point]

The telecommunications room should contain at least a 12” L x 4” W x 1/4” T Telecommunications Grounding Bus bar connected to building steel via a #6 AWG Grounding Conductor. It should be separated from its support by a 2 inch insulation.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 16 SECTION 3: RISER PLANNING RISER PLANNING Wired Certification Section 3, Total Points – 22

Riser planning is an essential component to ensuring that a building has ample capacity for future tenants. Under-calculating the capacity needs of your riser is common mistake that can require a costly upgrade once the building is completed. WIRED CERTIFICATION CRITERIA 3.1 Lateral from Telecommunications Room to the Riser [Wired Certification – 2 points]

The lateral from the telecommunications room to the riser needs to be properly protected and sized to ensure that the pathway does not become a choke point for cabling. All the following must be met for credit:

• The pathway from telecommunications room to the riser should be contained within protected conduits or trays. The number of conduits and capacity should match the capacity of the riser conduits/sleeves. If the telecommunications room is directly below or above the riser pathway, full credit is given. • If multiple riser pathways exist, each lateral from the telecommunications room would need to be protected and match the capacity of the risers. Please see Section 1.6 for conduit routing practices to ensure the pathway meets qualifications. 3.2 Riser Topology [Wired Certification – 2 points]

The topology of the riser will determine how easily or difficult it will be to route cabling in-between floors. An offset and jumbled riser will make vertical cabling runs more time consuming and expensive. Consider the following three options:

A jumbled riser can make vertical cable runs time consuming and difficult Stacked Riser Offset Riser Jumbled Riser

Option A: Stacked Riser [2 points] an off-set riser, which is a shift in the riser Option C: Jumbled Riser [0 points] • A stacked, vertical telecom riser sho­uld pathway of over 10 feet. When ne­ces­sary, • A fully staggered riser with more than be implemented to simplify the backbone the building riser should have no more than two off-sets of 10 feet or greater can cabling runs within the building. two off-sets of greater than 10 feet, through make running cabling much more Option B: Offset Riser [1 point] the height of the building as they can create difficult within the building. • Building design often dictates the need for choke points for cable pulls.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 18 3.3 Riser Capacity10 [Wired Certification – 8 points]

* SILVER WIRED CERTIFICATION PREREQUISITE – Building should meet the riser capacity requirement Ample riser capacity is one of the essential components of a future-proofed building. Adding riser capacity after the building is constructed will be a costly upgrade, all the following must be met for full credit:

• Riser capacity needs to account for square footage and usable floor space served. The number of sleeves or conduits used will increase with the usable floor space served and can taper as the riser traverses the building. • The base of the riser should be two 4-inch conduits or sleeves for any building under 100,000 sq. ft. and a base of four 4-inch conduits or sleeves for any building over 100,000 sq. ft. • An additional 4 inch sleeve should be added for every 100,000 sq. ft. of floor space served • Sleeves on each floor should accommodate the remaining building square footage • For example: In a 20 story, 1,000,000 sq. ft. building, with 50,000 sq. ft. floor plates, the basement to the 1st floor would need a total of 13 sleeves as there would be a total of 1,000,000 sq. ft. of floor space served above the basement. • A slot system can also be used instead of sleeves or conduits. The width of the slot perpendicular to the wall should be 4 inches. The total slot area should be at least 60 sq. inches and should increase 12 sq. inches for every 100,000 feet of floor space served. • If a telecommunications room is located on an upper floor, the requirements for the base will shift to the 1st floor where cabling is traversing from the telecommunications room to tenants. • If each floor is assigned an individual, dedicated 4 inches conduit, full credit will be awarded without the base capacity being met

100k sq. ft. 100k + sq. ft. + 100k sq. ft. + 100k sq. ft. + 100k sq. ft. + 100k sq. ft. + 100k sq. ft.

Required Capacity

3.4 Riser Protection/Access [Wired Certification – 2 points]

Risers need to be protected within a closet or room on each floor and easily accessible by building personnel and telecom providers. The following must be met for points:

• The riser should contain protected access closets on each floor for carriers to easily access tenant floors. Exposed risers on the exterior of the building or in stairwells will not receive credit.

3.5 Diverse Pathways to the Riser [Wired Certification – 2 points]

Cabling should be routed via diverse pathways to the risers to accommodate full diversity. The following needs to be met for full credit:

• Risers should be serviced by diverse routes, meaning they can be serviceable from providers through at least two separate pathways in case one is disrupted. Separation between pathways needs to be at least 10 feet for credit.

10 BICSI Telecommunications Distribution Methods Manual, 13th Edition,

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 19 3.6 Diverse Riser Pathways [Wired Certification – 4 points]

Diverse vertical risers are a key feature necessary for any tenant who needs a fully diverse primary and back-up internet circuit. The following must be met for full points:

• At least two risers should be present to ensure redundancy and protect against potential disruption. This improves the resiliency of connectivity for tenants to keep their systems up and running. Risers must be at least 15 feet apart to qualify as diverse pathways.

3.7 Distribution Planning [Wired Certification – 2 points]

Carriers will need to distribute fiber throughout the riser to streamline the installation process for tenants. The following must be met for full credit:

• Each riser should contain at least 4x4’ of usable wall space on a different wall than the sleeves, trays, or conduits to allow for placement of fiber distribution panels and potentially equipment for in building mobile coverage.

Please see page 35 for additional riser planning best practices Sample POE\Riser Stack Drawing

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 20 SECTION 4: ELECTRICAL RESILIENCY ELECTRICAL RESILIENCY Wired Certification Section 4, Total Points – 6

The key distinguishing characteristic of a “best in class” office building is the ability to provide the tenants with multiple forms of resiliency for their telecommunications service. Telecommunications equipment is inherently dependent on electricity, so backup and redundancy should be incorporated into the electrical infrastructure planning whenever possible. WIRED CERTIFICATION CRITERIA

4.1 Diverse Primary Electrical Feeds [Wired Certification – 2 points]

To mitigate the risk of a commercial power failure, diverse electrical services should be provided to ensure that there is a high degree of reliability for the incoming electrical service.

• Option A: Diverse electrical feeds • Option B: Diverse electrical feeds • Option C: Single electrical feed from diverse substations [2 points] from a single substation [1 points] [0 points]

4.2 Back-up Power Availability [Wired Certification – 2 points]

In the event of a prolonged commercial power failure, a back-up power source is essential to ensure business continuity. Credit will be awarded for one of the following:

• Option A: Back-up generator capacity should be present with capabilities to supply emergency power to tenant feeds if requested. Back-up generator capacity is defined as 50% of the planned electri­cal service for the building. [2 points]

• Option B: Generator back-up power to the electrical panels servicing the telecommunications room. [2 points]

• Option C: In lieu of a generator, a mobile Generator Tap Box hook up should be planned to ensure that the building can receive emergency power from a mobile generator. [1 points] Mobile generator hooked up to Generator Tap Box Photo credit: Steiner Electric

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 22 4.3 Tenant Back-Up Power Space [Wired Certification – 2 points]

Many tenants prefer their own dedicated generator; the following must be met to receive credit:

• Tenants and telecom providers should have access to designated space near the base building electrical utility facilities or the roof for the placement of a private generator/back-up power. • Designated space is defined as at least 20x20’ designated for future use. • Points given with or without dedicated building owned Standby Generator.

Future tenant generator location at loading dock

Designated space for a dedicated tenant generator

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 23 SECTION 5: MOBILE PLANNING MOBILE PLANNING Wired Certification Section 5, Total Points – 11

Mobile coverage within commercial buildings has become a major pain point for tenants and landlords alike due to a variety of different factors. LEED certified buildings use thermal shielded Low-E glass, which essentially blocks Radio Frequency (RF) coverage. Buildings over 500,000 sq. ft. tend to have poor coverage as deep floors plates and upper levels are out of reach of the existing Macro mobile grid. In addition, metal wall panels and poured concrete construction can severely impact a tenant’s ability to use their cell phone successfully. Regardless of the size of a building, landlords are getting more and more complaints from tenants and guests when a building has poor mobile coverage.

The success or failure of mobile coverage within the building will be determined by the planning that takes place within the development process. Understanding the coverage requirements is the first step in the process, this can be done using predictive analysis tools based on building materials, location and size. In a redevelopment project or a new development further along in the construction process, it would be prudent to perform a full Radio Frequency (RF) test to determine the current strength of the outdoor or “Macro Mobile” carrier signals that are penetrating the building. The Benchmark test report, which breaks down the results by major Mobile Service Providers (Verizon, AT&T, Sprint and T-Mobile), will tell a landlord whether the existing mobile coverage and capacity is adequate for his or her te­nants and guests.

If co­ve­ra­ge is in­ade­quate, the next step is to un­der­stand the in­fra­struc­ture requirements needed to sup­port in‑building mobile solu­ ­ti­ons. En­su­ring that there are dedicated ro­oms, con­du­its, and wall space for a DAS or Small Cell solution can significantly re­du­ce the amount that a neutral host ope­ra­tor or mobile provider needs to invest in the bu­il­ding. This makes the building a much more economically viable option for the mo­bi­le pro­vi­ders and increases the likelihood of a successful In‑Building Mobile imple­men­ta­ti­on. WIRED CERTIFICATION CRITERIA 5.1 In-building Mobile Enhancement Infrastructure Planning [Wired Certification – 6 points]

The building must contain additional space for the placement of mobile enhancement equipment (e.g. Distributed Antenna System head-end equipment) as mobile service will increasingly be in demand for future tenants. Mobile enhancements may vary depending on the existing coverage within the building and the building size.

To receive full points, buildings must meet the floor space requirement for the Mobile Infrastructure Room as follows:

Mobile Infrastructure Room Sizing

Building Square Footage 50k 100k 150k 300k 500k 1000k 1500k 1500k+

Min. Total Room Square Footage* 30 50 100 300 500 500 500 600

Note: Telecommunications Room capacity that is above and beyond the requirement under question 2.3 will be counted towards this parameter if additional mobile equipment space is required. Floor space must be continuous. If an off-site location is being used to house equipment, documentation will be required.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 25 5.2 Common Area Wi-Fi [Wired Certification – 2 points]

Wi-Fi should be provided in common areas (lobbies, tenant amenity spaces, and shared conference rooms) as a free amenity to tenants and to support Wi-Fi calling.

5.3 Rooftop Planning [Wired Certification – 3 points]

A building’s rooftop will need to accommodate non-terrestrial internet service options that can installed much faster than traditional fiber optics, all criteria must be met for credit:

• At least two 4-inch conduits should extend to the roof of preferably near the corners of the building. the building into a weather proofed junction box or plugged • Line of sight from rooftop antenna spaces should not be with weather proofed sealant. blocked by rooftop structures such as HVAC or electrical • There should be at least a 6x6’ space for rooftop equipment equipment

Fixed Wireless Antennas

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 26 MOBILE ENHANCEMENT PLANNING [Wired Certification BONUS – 5 points]

While creating the space for future mobile enhancement equipment is important, taking the next step in understanding what may be needed and how to provide it is also important and should be rewarded. Building’s undertaking additional mobile planning work can receive additional bonus points. To do so, they must do at least one of the following:

Option A: RF Survey • An RF survey is the first step to understanding what the mobile coverage and capacity will look like in the building. New Developments or Redevelopments of any size should conduct an RF survey either on‑site (if a redevelopment) or using software (if a new development) to verify that mobile coverage from at least two providers meets those carrier’s minimum performance requirements.

Option B: Mobile Enhancement Company Engagement • To ensure any potential mobile coverage deficiencies are remedied, the building may choose to engage a professional installer of mobile enhancement equipment. Having an agreement in place with a DAS/Small Cell operator or a carrier for a DAS/Small Cell network would be proof that the building is taking steps to improve coverage.

For more information on when DAS is needed and best practices for installing, please refer to page 35.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 27 SECTION 6: READINESS AND ACCESS READINESS AND ACCESS Wired Certification Section 6, Total Points – 16

To ensure that carriers can easily service tenants once the building begins leasing, ample planning and research should be done during the development process to ensure the process for obtaining internet and other network services is as seamless as possible. WIRED CERTIFICATION CRITERIA 6.1 Standard Boilerplate Agreement [Wired Certification – 5 points]

The Standard Boilerplate Agreement is a document outlining the policies and procedures in place to use as a baseline for negotiating terms & conditions with carriers. Existence of these pro-actively developed terms & conditions helps ensure there is a streamlined process in place to allow new providers to supply service to the building. The following must be met for credit:

• A boilerplate agreement for telecommunications should be provided describing the landlord’s rules for installing, maintaining, and removing telecommunications equipment. 6.2 Utility Site Assessment [Wired Certification – 2 points]

A site assessment can be a quick and easy way to determine what providers and infrastructure are in the ground nearby, the following must be met for full credit:

• A Utility Site Assessment should be conducted to determine the presence and location of carrier cabling/conduit in the adjacent streets surrounding the building. This can be completed by the MEP firm, by calling a locator via 8-1-1, or by using a telecommunications consultant to conduct the assessment. • The result of this assessment should con­firm the availability of nearby com­mu­nications ducts. If there is no in­fra­struc­ture available, credit cannot be awarded. • The goal will be to hone in and target the carriers in the immediate area to obtain serviceability confirmation. 6.3 Serviceability Confirmation from Carriers [Wired Certification – 9 points]

* GOLD WIRED CERTIFICATION PREREQUISITE – One (1) Confirmed Fiber or Fixed Wireless Provider who can service the building * PLATINUM WIRED CERTIFICATION PREREQUISITE – Two (2) Confirmed Fiber or Fixed Wireless Providers who can service the building

Tenants moving into the building should understand which carriers can provide service to the location instead of having to conduct their own due diligence.

Serviceability confirmation can be achieved via site surveys, letters of intent, or price quotations for multiple high-quality carriers including coax, fiber and fixed wireless.(3 Points for each coax, fiber optic, and fixed wireless service provider who can service the building – Max 9 Points) • If possible, obtain information on the amount of time that it will take to service the building and the associated minimum contract required. • If a single provider is providing multiple means of transmission into the building, credit will only be awarded once.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 29 APPENDIX A: WIRED CERTIFICATION POINT SUMMARY Appendix A: Wired Certification Point Summary

Development and Redevelopment (D&R) Building Assessment

PREREQUISITES Wired Certification Prerequisites: • Question 1.3: Conduit Quantity and Sizing — Minimum of two 4-inch conduits at the Point of Entry • Question 2.1: Telecommunications Room Access and Usage — Building should have designated space for the placement of service provider equipment, in a publicly non-accessible location (Option A or B)

Silver Wired Certification Prerequisites: • Question 3.3: Riser Capacity — Minimum riser capacity must be met

Gold Wired Certification Prerequisites: • Questions 6.3: Serviceability Confirmation from Carriers — One Confirmed Fiber or Fixed wireless provider who can service the building

Platinum Wired Certification Prerequisites: • Question 1.3: Conduit Quantity and Sizing — Minimum conduit size/quantity requirement must be met based on the building square footage • Question 1.5: Diverse Points of Entry — Minimum of two diverse points of entry (Option A) • Question 6.3: Serviceability Confirmation from Carriers — two Confirmed Fiber or Fixed Wireless providers who can service the building

Criteria Points Possible Section 1: Outside Plant and Point of Entry Planning • 1.1 Service Entry Options...... 4 • 1.2 Conduit Routing and Placement ...... 4 • 1.3 Conduit Quantity and Sizing*...... 10 • 1.4 Exterior Wall Penetration...... 1 • 1.5 Diverse Points of Entry*...... 9 • 1.6 Lateral from Point of Entry to the Telecommunications Room...... 2

Section 2: Telecommunications Room Planning and Design • 2.1 Telecommunications Room Access and Usage*...... 3 • 2.2 Water Ingress/ Flood Planning ...... 2 • 2.3 Telecommunications Room Sizing ...... 6 • 2.4 Electrical Access ...... 1 • 2.5 Climate Control ...... 1 • 2.6 Fire Detection/ Suppression...... 1 • 2.7 Grounding ...... 1

Section 3: Riser Planning • 3.1 Lateral from Telecommunications Room to the Riser ...... 2 • 3.2 Riser Topology ...... 2 • 3.3 Riser Capacity*...... 8 • 3.4 Riser Protection/Access ...... 2 • 3.5 Diverse Pathways to the Riser ...... 2 • 3.6 Diverse Riser Pathways ...... 4 • 3.7 Distribution Planning...... 2

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 31 Appendix A: Wired Certification Point Summary

Section 4: Electrical Resiliency • 4.1 Diverse Primary Electrical Feeds...... 2 • 4.2 Back-up Power Availability...... 2 • 4.3. Tenant Back-Up Power Space...... 2

Section 5: Mobile Planning • 5.1 In-building Mobile Enhancement Infrastructure Planning ...... 6 • 5.2 Common Area Wi-Fi...... 2 • 5.3 Rooftop Planning...... 3

BONUS POINTS: Mobile Enhancement Planning. . . . . 5

Section 6: Readiness and Access • 6.1 Standard Boilerplate Agreement...... 5 • 6.2 Utility Site Assessment ...... 2 • 6.3 Serviceability Confirmation from Carriers*...... 9

Total: ...... 100 Bonus Total: ...... 5 Grand Total: ...... 105

Platinum 90 - 100+ Gold 80 - 89 Silver 70 - 79 Certified 50 - 69

* Denotes Wired Certification Prerequisites

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 32 APPENDIX B: BEST PRACTICES Appendix B: Best Practices

POE Planning11 Preparation • Conduits should be compart­men­ta­lized via innerduct or mesh fabric with a pull rope or pull cord– this increases conduit capacity and eliminates the possibility of cable sheering • A copper tracer wire should be installed above conduits for utility locating purposes.

Material • The type of conduit used must meet local building and electrical codes • Metal flex conduit is not recommended, due to possible cable abrasion problems

External Conduit Bends12 • Where bends are required, manufactured bends should be used • Conduits runs should never have more than two 90-degree bends between hand holes or manholes • The length of each section of conduit should never exceed 150 feet

Horizontal Conduit Runs Within the Building • Provide non-metallic drag lines, with a minimum tensile strength of 600 pounds in each conduit and sleeve less than 2 inches ID and of 1200 pounds in each conduit and sleeve equal to or greater than 2 inches ID • Conduit Runs should be individually color-coded on both ends and labelled with permanent tags on each end, providing a unique ID number, the conduit length, and the originating and terminating destination of each respective conduit. Conduit is to be tagged, at a minimum, every 25 feet for all horizontal runs, and within 3 feet of every entry and exit of any pull box

Telecommunications Room Location13 • Locating telecommunications rooms near the riser origin point reduces cabling distances and should be a primary design criterion for new buildings and building renovations. • The telecommunications room should be located in an area that will allow future ex­pan­sion and should be accessible to freight elevators for delivery of large equipment.

Telecommunications Room Design14 • Plywood backboard for wall mounted equipment or splice transition panels --.75 inches plywood covering at least one wall with a Grade A finish on one si­de and painted with fire retardant paint

• Ceilings: --Ceiling height – Min 8 feet clear space (10 feet between finished floor and lowest point of ceiling) --Recommendation for maximum flexibility: do not use a suspended ceiling

• Floors: --Raised floors should be used if in a flood prone area or if planning hot and cold aisles

• Lighting --Should be powered separately from telecommunications equipment --Should be powered from an emergency power source if possible or contain battery back-up within emergency lighting --Lighting should be mounted to the structural ceiling since suspended ceilings are not recommended in telecommunications rooms.

11 TIA Standard for Telecommunications Pathways and Spaces. ANSI/TIA/ EIA-569-A 12 TIA Standard for Telecommunications Pathways and Spaces. TIA/ EIA-569, 4.4.2.2 13 BICSI Telecommunications Distribution Methods Manual, 13th Edition, 3-37 14 BICSI Telecommunications Distribution Methods Manual, 13th Edition, 3-21

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 34 Appendix B: Best Practices

• Doors --Double doors (6x7.5’ are recommended) that open outwards also maximize the usable space of the telecommunications room is prohibited by building codes. --Minimum of 36x80”

• Overhead Cable Management --A tray or ladder rack system should be included within the design of the room and connect directly to the ingress and egress of the room.

• Grounding --Each telecommunications room should be equipped with a telecommunications main grounding bus bar to ensure there is a dissipation pathway for stray electricity

Riser Preparation • Implement a documented method for managing cable allocation and assignment to building conduits/sleeves to avoid the creation of tangled, unorganized risers over time. • The top floor of the vertical stack should contain a pulling iron to ensure backbone cabling can easily be run within the riser. • Conduit rows should not be greater than two deep. • Conduits can be prepared with a mesh inner-duct to maximize conduit capacity and organize the cabling within --A vertical tray system should be used whenever implementing a slot system to provide a means of securing and organizing cabling • All riser penetrations should be fire proofed upon construction

Wireless Planning • Plan for 10-15 tons of cooling capacity for the DAS equipment within the Head-End • The room have access to a dedicated electrical panel with at least 60 amps of spare capacity • The room should be easily accessible by freight elevators

Readiness and Access • In addition to obtaining confirmation from carriers, tenants should also be provided with Provider Contact Info Guidelines for placing orders and speeds available

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 35 APPENDIX C: ADDITIONAL CLAUSES Appendix C: Additional Clauses

Redevelopment Clause Buildings that are undergoing a redeve­lopment where some of the telecommunications infra­structure is remaining in place, the capacity requirements explained throughout these guidelines still hold true. Conduit pathways, horizontal runs, and telecommunications rooms must contain usable capacity. For example, if a there is a riser with existing conduits that meet the sizing requirements, but are full of unused cabling, the cabling will need to be removed to receive credit.

Mixed Use Clause Developments that have a retail or residential component, the requirements outlined within this document are only intended for the commercial office components. Separate infrastructure will be required to meet the functional requirements for the retail or residential portion of the building. As such, the capacity requirements within this document are based on the commercial square footage.

Wired Certification Guidelines for Commercial Developments and Redevelopments WWW.WIREDSCORE.COM 37