2B — April 29 - May 12, 2016 — Owners, Developers & Managers — M id A tlantic
Real Estate Journal
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O wners , D evelopers & M anagers ByDavid L. Church, CCIM, DLCommercial Real Estate Advisors, LLC Restrooms, equal access and core efficiency T percent. This change increases building efficiency by 1.0%. 12% loss factor (core): Each floor has a restroom for men and a restroom for women he past few years have witnessed significant controversy surround-
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i n g w h o shoul d use particular re- strooms. The primary is- sue revolves around which people should be using what r e s t r o o m s
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The construction of one tower of restrooms instead of two will reduce the cost of development and lower the cost of ongoing repair & maintenance. The two restroom model includes 15 plumbing fixtures; seven toilets, two urinals and six ba- sins. The one restroom model includes 10 plumbing fixtures; six combination urinal/toilets and four basins. In the one re- stroom model, all combination urinal/toilets will be enclosed in individual stalls with dividers extending to the ceiling and floor, thus affording complete privacy. Combination urinal/ toilets have already been de- signed. As a result of reducing both the restroom floor area and the number of plumbing fixtures by continued on page 7B
and each restroom is 300 s/f; the total restroom area in the build- ing is 2,400 s/f. Each restroom for men has three toilets and two urinals, and each restroom for women has four toilets. All restrooms have three basins. The restrooms represent 25% of the core. If the two restrooms on each floor totaling 600 s/f were con- solidated into one restroom of 400 s/f, the area devoted to restrooms would be reduced from 2,400 s/f to 1,600 s/f, an 800 s/f reduction. An 800 s/f reduction in the core of 9,600 s/f is an 8.33% reduction in the size of the unusable core area. As a result of reducing the aggregate restroom space by 800 s/f, the core is reduced to 8,800 s/f and the loss factor in the building is reduced to 11
David L. Church
and whether the use of par- ticular restrooms by certain individuals or groups violates the rights of those who used those restrooms historically. While most of this controversy has occurred in public school settings to date, it is applicable to the commercial real estate industry. With few exceptions, ev- ery modern commercial office building has a restroom for men and a restroom for women on each floor. The restrooms are typically part of the core and are located near the elevators and common area hallways. Let’s assume that there is an 80,000 s/f, four-story office building in the suburbs with a
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