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jmland
Joined: 15 Aug 2008
Posts: 3
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 Posted: Fri Aug 15, 2008 11:42 am Post subject: determining FTE and transient occupancy counts |
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I am currently working on documentation for a large retail/office complex for LEED Core & Shell.
At this point in the project, we have executed leases for 4 tenants, a few more leases are in negotiations, and we have letters of intent for the remainder of the tenant spaces. We do not currently have any “real” FTE or transient/visitor numbers from any of these tenants.
Additionally, only a few of these tenants fit into the very narrow classifications of “general office” or “retail” as specified in the LEED Core & Shell Reference Guide’s Appendix 1. Our retail tenants include a grocery store, a health club, a “sit-down” restaurant, a few fast-food restaurants, a dinner theater, a “big box” electronics retailer, a dry cleaner, and several small general retail sales and service tenants.
Each of these tenants would have very different occupancy loads based on the way their spaces are set up. I can see how the default occupancy values might work for general retail sales and service tenants. However, for instance, the health club, at 50,000 SF, would have a default occupancy calculation of 50,000 / 550 = 91 FTE. I think it is extremely unlikely that there would be 91 FTE’s on a normal day, as the bulk of their space will be taken up by exercise equipment, unstaffed sports courts, etc. Similarly, a restaurant filled with tables and chairs but with lots of kitchen and wait staff will have a very different FTE count than, say, a similarly sized cell phone store.
And regarding transient/visitor calculations, what is the best way to determine these numbers? Again, the health club or grocery store will probably have a very high transient number compared to, say, a tanning salon.
The first questions I would like answered, though, are:
1) Should we attempt to define FTE and transient occupancy counts for each individual tenant that already has an executed lease?
2) If so, should we attempt to do the same for those tenants who are currently in lease negotiations and/or that have LOI’s?
3) For tenants that are unknown, I would assume we would use the default counts from Appendix 1?
4) Or, because of the fluid nature of shell & core projects, should we simply use the default values for the entire project irrespective of currently known tenants?
Besides these pressing questions, any suggestions for simple ways to calculate transient occupants for a wide range of tenant types would be greatly appeciated. Thanks! |
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