What Are TAKS, KAKS (Floor Area Ratio) and Height (H)?

In zoning plans, building rights are usually defined by three concepts: TAKS, KAKS (floor area ratio) and height. These values show how much building a plot can carry, and form the basis of land value.

TAKS: building coverage ratio

The ratio of the building's footprint (the area it covers at ground level) to the parcel area. For example, on a 1,000 m² parcel with a TAKS of 0.40, the building can cover at most 400 m² at ground level.

KAKS or floor area ratio: total floor area ratio

The ratio of the total floor area across all of the building's floors (the area counted toward the ratio) to the parcel area. On the same 1,000 m² parcel, a KAKS of 2.00 allows a total of 2,000 m² of floor area counted toward the ratio.

Height: Hmax and number of floors

Some plans give a maximum height (Hmax) or a number of floors instead of, or alongside, KAKS. In that case, total floor area is roughly the footprint multiplied by the number of floors. How many floors a height given in meters corresponds to depends on the assumed floor height and the municipality's practice.

Areas excluded from the floor area ratio

The regulation excludes certain areas from the floor-area-ratio calculation: stairwells, elevator shafts, shelters, parking areas, balconies up to a certain size, and technical spaces, among others. The total of these areas is capped by the regulation. As a result, a building's actual total floor area can be noticeably larger than the area counted toward the ratio.