Building Analysis Flashcards
net area per person: office
100-250 sf
net area per seat: restaurant dining
15-18 sf
net area per seat: restaurant kitchen
3.6-5 sf
gross area per room: hotel (1.5 persons/room)
550-600 sf
net area per person: library reading room
20-35 sf
net area per person: theater with fixed seats
7.5 sf
net area per person: assembly areas; moveable seats
15 sf
% of seating area: theater lobbies
30%
net area per student: classroom
15-20 sf
net area per person: store
30-50 sf
benchmarking
establishment of common standards for rooms, spaces, and activities based on the measurement of similar facilities
net area (net assignable area)
the area determined by benchmarking / equipment needs (auto garage) / activity (basketball court) but not including circulation, mechanical space, or structure
unassigned area (nonassignable area)
circulation space, mechanical space, equipment rooms, wall and structural thicknesses
gross building area
net area + unassigned area
efficiency
net area : gross area
building efficiency: office
0.75 - 0.85
building efficiency: retail office
0.75 - 0.90
building efficiency: restaurant
0.65 - 0.70
building efficiency: public library
0.75 - 0.80
building efficiency: museum
0.83 - 0.90
building efficiency: theaters
0.60 - 0.75
building efficiency: hospitals
0.50 - 0.65
space req’d: mechanical rooms (total)
5 - 9% of GBA
space req’d: heating / boiling rooms
3 - 5% of GBA
space req’d: heating / forced air
4 - 8% of GBA
space req’d: fan room
3 - 7% of GBA
space req’d: toilets
50 sf per water closet
space req’d: water closet
1 per 15 people up to 55, 1 per 40 people over 55
space req’d: urinals
substitute one for each WC, but total water closets cannot be reduced less than 2/3 of the number required
space req’d: lavatories
1 per 15 people for offices / 1 per 60 people for public buildings
space req’d: hydraulic elevator, 2000 lbm
7’-4” Wx 6’-0”D
space req’d: elevator lobby
6’-0” D
space req’d: main corridors
5’ - 7’
space req’d: exit corridors
4’ (44” minimum by code)
space req’d: monumental stairs
5’ - 8’
exit stairs
4’ (44” minimum by code)
rentable area
occupant area * load factor ; this will include the net area as well as circulation and shared areas (determined by the building owner and reflected in the load factor).
occupant area
area used exclusively by a tenant in a multi tenant building
load factor
accounts for shared area of the building - determined by building owner but BOMA produces standards
base building circulation
the minimum path on a multi-occupant floor necessary for access to and egress from occupant areas, elevators, stairs, restrooms, janitorial closets, etc.
BOMA Z65.1
Determines rentable area for a tenant using two methods (A: legacy method / B:single load factor method)
pro forma
a financial projection for a development project that is meant to determine whether the project is feasible, given estimates on potential income and the cost of developing the project
budget method accuracy: project comparison method
15-25%
budget method accuracy: area method (square-foot/volume method)
5-15%
budget method accuracy: assembly method (system method)
10%
land value calculation: market approach
Compare to similar properties recently sold.
land value calculation: income approach
Estimate potential gross income of land, then subtract various expenses (taxes, maintenance, insurance).
land value calculation: cost approach
Estimate value of the land at its highest and best use and the cost to improve or replace the building. Subtract accrued depreciation from the replacement cost, and then add the adjusted amount to the land value at highest and best use.
mill levy
mills ($0.001) charged per $1000 of assessed value
assessed property value
percentage of actual property value (set by taxing authority)
abatement
a reduction in the price of a property due to the discovery of some problem that tends to decrease the property’s value
accessory building
a building whose function is secondary to that of the main structure
amenities
desirable features of a building or near a building that have the effect of increasing the property’s value
amortization
the payment of a loan using equal intervals over the life of the loan; each payment provides for a portion to be applied to the principal and the remainder to be applied to the interest.
anchor tenant
a major tenant in a shopping mall, such as a department store, that in theory serves to attract shoppers to the mall to the benefit of other, smaller stores
appraisal
an estimation of a property’s value made by a qualified appraiser
assessed value
the value given to a piece of property by a local jurisdiction, to be used in assessing taxes on the property; the assessed value is a percentage of the actual value, which is the value that the property would command on the open market.
boilerplate
a standard portion (general a paragraph or longer) of a written document, such as a contract or architectural specification, that appears in all similar documents
buffer zone
a piece of land used to separate two incompatible uses
capital expenditure
an amount of money used to make physical improvements to a property to enhance the property’s value over an extended period of time
cash flow
the amount of money that is net income from a property after expenses are paid
CC&Rs
abbreviation for “covenants, conditions, and restrictions,” which are all the rules that apply to a property owner in a subdivision, condominium, or cooperative housing facility
cluster housing
a particular type of housing development in which the houses or apartments are placed close to each other and have access to nearby common open spaces
common area
a portion of a building or development that is available for the use of all tenants or unit owners; typically, common areas are owned either by the property owners in the development or by a homeowners’ association, and property owners pay the maintenance fees.
conditional use permit
a permit given by a city or other zoning jurisdiction for a proposed use that would otherwise not be allowed in a particular zoning district; the conditional use permit gives the zoning jurisdiction a means of imposing special conditions on the proposed development, to ensure that the development will not adversely affect the surrounding neighborhood or the public safety and welfare.
condominium
a development in which residents own their own living units but share common areas, which are maintained by the condominium corporation
conveyance
the act of transferring an interest in a property to another person, or the document written to formalize such a transfer
cooperative
a type of land ownership where the residents of individual units own an interest in the corporation that owns the entire property. Unlike the residents of a condominium, the residents of a cooperative do not own their own units directly.
dedication
the donation of a parcel of land by a developer for public use, such as for a park or school
despoil
to remove items of value (from a site)
development rights
the legal right of a developer to develop a parcel of land
discount rate
the rate of interest that reflects the time value of money and that is used to discount future values to present values or to calculate the future value of money invested at the discount rate
downzoning
a change in zoning resulting in a decrease of allowable density
easement
the right to use a portion of land owned by another for a specific purpose such as the right to use a private road through another’s property to reach a property otherwise inaccessible from public roads
encroachment
an intrusion onto one property by the improvement of an adjoining property
equity
the amount of money an owner of a property keeps after selling the property and paying off any mortgages; that is, the difference between the fair market value of a property and the amount of debt on the property
escalation rate
the rate of change in the price for a particular good or service
fair market value (market value)
the value of a piece of property that a buyer would pay a seller in a free transaction for the property
fixture
an item that is attached to a building and is typically included in the sale of the building
ground lease
a long-term lease of a property that allows the tenant to use and improve the land, but that reverts to the owner at the end of the lease
height zoning
restrictions on the heights of buildings and structures established by local laws
improvement ratio
the ratio of the value of improvements on a property to the value of the property alone
inverse condemnation
a remedy by a court for a private land owner whose land has been taken away by a government body
landlocked
descriptive of a parcel land that does not border any public road
land sale leaseback
a legal arrangement in which the owner of a property sells the property to someone else but then immediately leases it from the purchaser
lien
a claim placed against a property’s deed by someone who has provided work or materials to improve the property but has not been paid for the work; also called mechanic’s/materialman’s lien
lien waiver
a document that gives up a person’s right to claim a lien against property
minimum property standards
minimum standards for residential building required by the Federal Housing Administration for construction or for underwriting a mortgage
modified uniform present worth factor
a discount factor that it used to convert an annual amount that is changing from year to year at a given escalation rate to a time-equivalent present value
net leasable area
the area of a building that is available for rent, which does not include common areas, structure stairs, and the like
pad site
a separate location for development of retail space near (but not in) a shopping center
restriction
a limit on how the owner of a property or building can use or improve the property; often called a restrictive covenant. It is usually contained in the deed to the property
riparian
pertaining to land adjacent to a river or other body of water
riparian rights
the rights of a landowner to use or control all or a portion of the water in a body of water bordering his or her property
satellite tenant
a minor or smaller tenant in a shopping center
special use permit
an exemption from zoning regulations given to a jurisdiction
spot zoning
the application of specific zoning regulations to specific properties when nearby land is under different zoning
underimproved land
property that is not producing the maximum income it is capable of producing given its size, zoning, and so on
uniform capital recovery
a method of converting the future value of money to a present worth using the discount rate
uniform present worth factor
the discount factor that is used to convert a uniform annual value (often an annual cost) to a time-equivalent present value
uniform sinking fund
the amount of money that has to be invested at today’s value at a given interest rate (the discount rate) to become a specified amount of money in the future
usury
the illegal practice of charging exorbitant interest rates on a loan
variance
permission granted by a local jurisdiction to deviate from the literal provisions of a zoning ordinance where strict adherence would cause undue hardship because of conditions or circumstances unique to an individual property
