Post-earthquake Chengdu Logistics Infrastructure Facilities Report 7 8 9 9 10 12 14 15 16 17 17 18 18 19 19 20 22 Table of Contents Overview of the Research on Post-earthquake Chengdu Logistics Warehousing Facilities 35 The Study of the Earthquake’s Impact on Chengdu Logistics Warehousing Facilities 36 Chengdu Logistics Warehousing Facilities: Today and Tomorrow 37 Landscape of Chengdu Logistics Warehousing Facilities 37 ‘Three Parks and Four Centers’: The Intensive Logistics Development Zones 38 Classiﬁcation and Proportion of Current Chengdu Logistics Warehousing Facilities 40 Storage and Demand of Logisitcs Warehousing Facilities 42 Rental Trend of Logistics Warehousing Facilities 43 Asset Performance of Logistics Warehousing Facilities 44 Industry Segmentation of Logistics Warehousing Facility End-users 45 A Shift in Functions: From Warehousing to Value-added Services 46 Appendix One: Macroeconomic Data of Chengdu 47 GDP of Chengdu: 2003–2007 47 The Volume of Social Retail Consumption: 2003–2007 47 FDI in Chengdu: 2003-2007 48 Railway, Road and Air Freights: 2003–2007 49 Appendix Two: Basic Technical Standards of Modern Warehousing Facilities 51 Preface As the capital of Sichuan Province, Chengdu is the nation’s southwest centre of technology, commerce and ﬁnance, as well as the regional hub of transportation and communication. The ‘West Development’ policy has brought Chengdu onto the top of Sichuan’s list of agenda in terms of overall competitiveness Given the goal of improving Chengdu as the integrated transportation hub for Greater China, a plan to develop the city’s modern logistics infrastructure has been drafted upon the joint request of and by the government of the municipality of Chengdu and that of Sichuan Province. Dating back to 2005, Chengdu has already drafted its logistics development plan. Based on this, Chengdu was designed to develop multi-purpose transportation, pivoting on air freight and railway freight. The bonded logistics network will develop city distribution and inter-city, while expanding on short-distance transportation, depending on road transportation. With accelerated execution of the plan, projects like ‘3 Parks and 4 Centres’ are currently heading into the completion phase. Chengdu is becoming increasingly popular as the city of choice for logistics and other industry related companies - for investing or locating their regional distribution centres. The launch of ‘Chengdu Railway Container Centre Station’ on 3 July this year, one of the key post-earthquake reconstruction projects, has shifted the city’s logistics development up to a new high. Detail research and analysis to the city’s logistics infrastructure is a signiﬁcantly step for logistics companies looking into entering Chengdu and western China market. To help investors and others understand Chengdu’s rapidly growing logistics infrastructure, the Chengdu Logistics Ofﬁce and Jones Lang LaSalle have published ‘Post-earthquake Chengdu Logistics Infrastructure Facilities Report’. We hope you ﬁnd this report as a useful guide to investing in Chengdu logistics market. Thanks, Chen Zhongwei Director Chengdu Modern Logistics Ofﬁce Preface First and foremost, I would like to express our sincere gratitude to People’s Government of Chengdu Municipality for their appointment of Jones Lang LaSalle to produce this report, special thanks must go to Chengdu Logistics Association Ofﬁce and Shanghai OrientCity Investment Management Co Ltd for their support and collaboration on this report. Six months since the Wenchuan Earthquake, May 12th 2008, the need to complete local restoration has propelled us to look deep into the impact of Chengdu’s earthquake as well as the whole logistics infrastructure across Sichuan. While conducting the study, many were touched by the conﬁdent and positive-thinking displayed by Sichuan’s people, despite all the lives the earthquake has claimed. Meanwhile, the city’s determination and speedy execution of the logistics development plan reafﬁrmed Chengdu as the centre for western China logistics development. Sincerely hope that the report is helpful to better understand and develop in Chengdu’s logistics infrastructure market. Your participation is highly appreciated! Thanks, Wonder Wang Head of Logistics and Infrastructure Jones Lang LaSalle, China 7 8 l l 9 F E A B C G D 10 10 ≥0.7 ≥30% 8.5 ≥0.7 ≥30% 8.5 ≥0.7 ≥30% 15 ≥0.7 ≥30% 12.5 ≥0.7 ≥30% 23 ≥0.7 ≥30% 23 ≥0.7 ≥30% AG 11 50 ≥0.7 ≥0.6 ≥0.7 ≥0.6 ≥1.2 ≥0.8 ≥0.7 9.0 30% 24% 76% 12 24 9 9 3 3 2-5% 2% 2 2 13 % 1,800,000 35.0 1,600,000 30.0 1,400,000 25.0 1,200,000 1,000,000 20.0 800,000 15.0 600,000 10.0 400,000 200,000 5.0 0 0.0 14 % 30.0 0.90 25.0 20.0 0.60 15.0 0.30 10.0 5.0 0.00 0.0 2005 2006 2007 2008 2009(F) 2010(F) 2011(F) 15 % 4,500 12.0 4,000 10.0 3,500 3,000 8.0 2,500 6.0 2,000 1,500 4.0 1,000 2.0 500 0 0.0 (F) (F) (F) 16 1% 5% 14% 15% 65% 17 2003 2007 2003 2007 % 3,500 15.30% 15.50 3,000 15.00 13.80% 14.50 2,500 14.00 2,000 13.60% 13.50% 13.50 1,500 13.00% 13.00 1,000 12.50 500 12.00 0 11.50 2003 2004 2005 2006 2007 18 2003 2007 2003 2007 % 1,600 20.00 17.49% 1,400 18.00 14.19% 14.81% 16.00 1,200 13.50% 14.00 1,000 12.00 9.30% 800 10.00 600 8.00 6.00 400 4.00 200 2.00 0 0.00 2003 2007 2003 2007 % 12 67.17% 70.00 10 50.20% 50.00 8 36.76% 30.00 6 15.80% 10.00 4 2 -10.00 -21.88% 0 -30.00 19 2003 2007 2003 2007 % 15,000 180.00 162.21% 160.00 12,000 140.00 120.00 9,000 100.00 80.00 6,000 60.00 3,000 40.00 9.03% 5.24% 4.90% 20.00 1.98% 0 0.00 20 2003 2007 % 20,000 12.77% 14.00 12.00 16,000 10.00 8.67% 12,000 8.00 6.20% 8,000 5.70% 6.00 4.10% 4.00 4,000 2.00 0 0.00 2003 2007 % 25 30.00 25.41% 20 25.00 20.00 15 16.19% 17.65% 15.00 10 11.11% 11.50% 10.00 5 5.00 0 0.00 2003 2004 2005 2006 2007 21 22 ≤ X 23 24 X X X X X X 25 X X 26 27 28 29 X 30 31 32 x x x 33 x x x 34 Overview of the Research on Post Earthquake Logistics Chengdu Warehousing Facilities As veriﬁed by the China Earthquake Administration, an earthquake measuring 8.0 on the Richter scale hit Wenchuan County (31° north latitude/103.4° west longitude) of Sichuan Province at 14:28:1’42 (local time) on 12 May 2008. Tremors were felt across major cities in China such as Beijing, Shanghai and Tianjin. Until 27 May, the result of a survey about the damage caused by the earthquake, which 1,141 WFOEs (Wholly Foreign Owned Enterprise) in Chengdu joined (sampling rate: 84.02% of all operating companies), showed that the total damage caused by Sichuan Earthquake has reached RMB 567.13 million. However, the WFOEs located in the areas other than the quake-stricken ones, such as Du Jiang Yan and Peng Zhou, have only suffered a moderate loss. Nine hundred and twenty two surveyed companies (80.81% of the sample) have already resumed their operations. In Chengdu Hi-tech Industrial Development Zone (CDHT), 157 of the total 159 companies (98.74%) have resumed operations, among which, all of the 23 Fortune 500 corporations have been re-established. In Chengdu Economic and Technology Development Zone (CDETDZ), 57 of the total 60 companies (95%) have also restarted their production. Undoubtedly, the earthquake will shed huge negative impact on the city’s economy. This report will study the impact with emphasis laid on the current and future logistics infrastructure map of Chengdu. After the earthquake, Jones Lang LaSalle’s Chengdu ofﬁce conducted a research of logistics warehousing facilities clustering at the centre of Chengdu as well as ‘the central ring’ of the city. The subject of the research includes the current facilities of logistics warehousing developers and integrated logistics services providers, and a focus is laid on public warehousing facilities as well as BTS warehouses. Self-built, self-use and special warehousing facilities, such as bonded logistics warehouses, warehouses for dangerous goods and warehouses for freeze and cold storage, have been excluded. Note: The city can be divided into three rings starting from the downtown core. The central ring refers to Ring 2 between the very core of the city and the outer ring. Ring 1 includes Jinjiang District, Chenghua District, Wuhou District, Qingyang District, Jinniu District and High-tech Industrial Zone. Ring 2 includes Pi County, Wenjiang District, Shuangliu District, Long Quan Yi District and Xindu District. Ring 3 includes Qing Bai Jiang District, Xinjin County, Pujiang County, Qionglai City, Dayi County, Chongzhou City and Du Jiang Yan City. 35 The Study of the Earthquake’s Impact on Chengdu Logistics Warehousing Facilities In compliance with the planning of Chengdu’s modern logistics market in 2005, three international logistics hubs and four regional integrated logistics centres are to be established in Chengdu. Aside from these, logistics service stations are scheduled to be set up in selected areas such as shopping malls, specialised markets, where big manufacturers concentrate areas, industrial-dense zones and major transportation facilities, where an intensive development of logistics projects can be expected. Therefore, the research will be segmented according to the development timeline into ‘pre-2005’ and ‘post-2005’. The pre-2005 logistics warehousing facility development zone refers to the centre of Chengdu, where most buildings followed the concrete-brick structure and were completed from the 1980s to the beginning of the 21st century. It has also been found that these facilities only suffered from small ﬁssures on the ground after the earthquake, and no damage to either interior or exterior structure could be detected. The post-2005 logistics warehousing facilities adopted steel or pre-engineered steel as the main construction structure and were largely built within the period between 2005 and 2008. These facilities were zoned into the city’s planned areas of intensive logistics development, which were less affected by the 36 earthquake, since geographically speaking, these areas are not earthquake- stricken ones. Some projects under construction were partially damaged, which led to no other result than postponement. The research result conﬁrms that the impact brought by the earthquake on Chengdu’s logistics infrastructure facilities is moderate, and there is a reason to believe that a burst of supply of high-quality facilities that meet basic technical standards will come out as the demand level goes up. Chengdu Logistics Warehousing Facilities: Today and Tomorrow Landscape of Chengdu Logistics Warehousing Facilities Figure 1. Map of Chengdu Logistics Warehousing Infrastructure l Blue points indicate areas where previously built facilities are concentrated. l Red points indicate areas where warehouses following modern technical standards are concentrated. Since the hubs of ex-Sichuan roads are largely located in the north-east of Chengdu where traditional road transportation stations and railway marshalling stations are grouped, previously built logistics warehousing facilities have made a dense presence in the Chenghua District and Jinniu District, the two districts in the downtown core of Sanhuan Road. 37 Upon the planning of Chengdu’s logistics market as well as the process of relocating road transportation stations and railways marshalling stations to Ring2 and Ring3, current logistics companies and the newcomers in the logistics market will swarm into the above areas with a full deployment of their capital to develop facilities. Except for the above areas, two national- level development zones (Chengdu Hi-tech Industrial Development Zone and Chengdu Economic and Technology Development Zone) will also be hot zones for these market players to develop their facility. ‘Three Parks and Four Centres’: The Intensive Logistics Development Zones Figure 2. ‘Three Parks and Four Centres’: The Intensive Logistics Development Zones A Bonded Logistics Center D Shuangliu Logistics Center Park G Longquan Logistics Center B Xindu Logistics Center E Railway Bulk Logistics Park C Chengdu Air Logistics Park F Chengdu Int’l Container Logistics Three Parks: Chengdu International Container Logistics Park and Railway Bulk Logistics Park, both located in Qing Bai Jiang District; Chengdu Air Logistics Park in Shuang Liu County 38 Four Centres: Bonded Logistics Centre located in High-tech Zone, Xindu Logistics Centre located in Xindu District, Longquan Logistics Centre located in Longquan Yi District and Shuangliu Logistics Centre located in Shuangliu County The detailed description of ‘Three Parks, Four Centres’ is available in the table below: Table 1. Detailed Description of ‘Three Parks, Four Centres’ Away from Highway system Railway system Planning downtown(km) nearby nearby Xindu 10 Chengdu-Mianyang Baoji-Chengdu Plot Ratio: ≥0.7 Logistics Express, City- Railway Construction Centre encompassed Highway Coverage: ≥30% Chengdu Air 8.5 Chengdu-Ya’an Express, Chengdu- Plot Ratio: ≥0.7 Logistics Park Chengdu-Leshan Express, Kunming Railway Construction City-encompassed Coverage: ≥30% Highway, Airport Highway and 213 National Highway Shuangliu 8.5 Chengdu-Ya’an Express, Chengdu- Plot Ratio: ≥0.7 Logistics Chengdu-Leshan Express, Kunming Railway Construction Centre City-encompassed Coverage: ≥30% Highway, Airport Highway and 213 National Highway Bonded 15 Chengdu-Du Jiang None Plot Ratio: ≥0.7 Logistics Yan Express, City- Construction Centre encompassed Highway Coverage: ≥30% and 213 National Highway Longquan 12.5 Chengdu-Chongqing Chengdu- Plot Ratio: ≥0.7 Logistics Highway, City- Chongqing Construction Centre encompassed Highway Express Railway Coverage: ≥30% Qing Bai Jiang 23 Chengdu-Mianyang Dazhou-Chengdu Plot Ratio: ≥0.7 Railway Bulk Highway, Chengdu-Qing Railway, Construction Logistics Bai Jiang Highway, Chengdu- Coverage: ≥30% Centre Chengdu-Bazhou Highway Chongqing and 108 National Highway Railway Chengdu 23 Chengdu-Mianyang Dazhou-Chengdu Plot Ratio: ≥0.7 International Highway, Chengdu-Qing Railway, Construction Container Bai Jiang Highway, Chengdu- Coverage: ≥30% Logistics Park Chengdu-Bazhou Highway Chongqing and 108 National Highway Railway 39 The logistics infrastructure facility developers as well as integrated logistics service providers who have entered the parks include: ProLogis, China Merchant Logistics, Yuancheng Logistics, Blogis, China Logistics, Transfar Logistics, Richland Holdings, Kerry Logistics, Zenith Logistics, AG, Xinjie Logistics, China Post and Sinotrans. Meanwhile, People’s Government of Chengdu Municipality has planned 50 logistics service stations. The standards are listed in Table 2: Table 2. Plot Ratio Floor of Logistics Land Plot Ratio Floor of Logistics Land Within Sanhuan Road From Sanhuan Road to Ring3 Ring2 (including Ring2) Logistics Park Forbidden ≥0.7 ≥0.6 Logistics Centre Forbidden ≥0.7 ≥0.6 Logistics Service Station ≥1.2 ≥0.8 ≥0.7 Note: Construction coverage of logistics parks, centres, and service stations shall be above 30%. Among these, the logistics service stations developed by ProLogis, Frasers Group and Hai Pa Wang have been located in Chenghua District, Wuhou District and Pi County. Classiﬁcation and Proportionate of Current Chengdu Logistics Warehousing Facilities: The subject of this part of the research is public general warehousing facilities, which are further divided into two types: those following basic standards of modern warehousing logistics facilities and those falling short. As Figure 3 shows, public general warehouses that follow basic technical standards in the Chengdu logistics market only cover 24% of the total facility area (870,000 sqm) or a total of 210,000 sqm. This means that the Chengdu logistics warehousing market is still on its embryo stage. With support from the government and efforts made by experienced international logistics developers and operators, the market will ensure a fast growth in the next one or two years, and the market coverage rate as well as demand will also witness a noticeable increase. 40 Figure 3. Classiﬁcation and Proportion of Current Chengdu Warehousing Facilities 24% 76% The Standard Warehouse The Non-Standard Warehouse Source: Jones Lang LaSalle Table 3 compares the two types of facilities: Table 3. Comparison of Two Types of Warehousing Facilities Those following modern Those falling short of modern logistics warehousing basic logistics warehousing basic technical standards technical standards Security system 24-hour security Unavailable Construction type Pre-engineered structure/ Concrete-brick structure Coloured steel structure Industrial sectional door Available Unavailable and loading platform Canopy Available Unavailable Forklift charging area Available Unavailable Clear height 9m Below 9 m Loading capacity 3 tonnes per sqm Below 3 tonnes per sqm Fire protection system ESFR Fire hydrant Roof lighting Lighting bars, 2-5% of the No lighting bars, or less than 2% roof area of the roof area Ventilation system Air change rate: twice per hour No ventilation system or fewer than twice per hour 41 (Warehouses that do not follow basic modern logistics facility standards) (Warehouses that follow basic modern logistics facility standards) Storage and Demand of Logistics Warehousing Facilities Figure 4 shows the storage and annual new supply of Chengdu logistics warehousing facilities from 2006 to 2011. The market saw a meager supply of logistics warehousing facilities from 2005 to 2008 reﬂected by a vacancy rate lower than 10% in 2008. The statistics of contracted projects of Chengdu’s logistics infrastructure show that the supply of logistics warehousing facilities will continue to soar in 2009 and 2010. This burst of supply includes the facilities that comply with basic technical standards. With the soaring supply, vacancy rate is expected to rise and be kept under 30% from 2009 to 2010, and will slump to 16.1% in 2011. In accordance with the city’s planning of intensive logistics development zones, those logistics warehousing facilities currently out of the zones planned for intensive logistics development will be grouped into the zones and those facilities falling short of the basic standards will be taken off from the market. Therefore, an obvious decline in the amount of low-quality warehouses will take place starting 2009. 42 Figure 4. Warehouse Stock and Vacancy Rate Sqm % 1,800,000 35.0% 1,600,000 30.0% 1,400,000 25.0% 1,200,000 1,000,000 20.0% 800,000 15.0% 600,000 10.0% 400,000 200,000 5.0% 0 0.0% New Supply Stock Vacancy Rate Source: Jones Lang LaSalle Meanwhile, with a developing Chengdu economy, an expanding domestic retail market and a bigger presence of internationally famous retailers and manufacturers moving into Chengdu, the demand for high-quality logistics warehousing facilities will sustain its increase. In addition, attention has been paid to construction safety right after the earthquake, which also creates demand for high-quality logistics warehousing facilities. A post-earthquake interview conducted with tenants of low-quality facilities shows that 30% of them will shift to high-quality facilities when their current term expires. Moreover, about 60% of the city’s logistics warehousing facility tenants would take anti-earthquake strength as the key factor when choosing a warehouse. In conclusion, the two years between 2009 and 2011 will see a gradual and speedy absorption of high-quality warehousing facilities that well meet the basic technical standards. Rental Trend of Logistics Warehousing Facilities Figure 5 shows the trend of average rental rates and annual rental growth of Chengdu’s logistics warehousing facilities that follow basic technical standards during the period 2005–2011. The city’s logistics warehousing facilities built before 2005 are commonly poor in construction quality and property management service, which keeps 43 rental levels low accordingly. With the continuously expanding supply of and improving management services of high-quality facilities, rentals of these types of facilities will rise in the next few years. However, high-quality facilities only account for a small portion of the city’s total supply, thus a steep rental growth is less possible. Upon the entry of many world-famous logistics facility developers into Chengdu’s logistics market in 2008, a bigger supply of high-quality facilities have been released, which has also gained the end-users’ recognition. Thus, it generated stronger demand of high-quality facilities that will gradually dominate the market. Rental is expected to soar in 2008 and 2009, whose growth rate is estimated to be 29%. As the market becomes mature, annual rental growth will be kept between 3% and 4% in 2009 and 2011 Figure 5. Rental Trend of Chengdu High-standard Logistics Warehousing Infrastructure Yuan / Day / Sqm % 30.0% 0.90 25.0% 20.0% 0.60 15.0% 0.30 10.0% 5.0% 0.00 0.0% Average Rental Y-O-Y Growth Rate Source: Jones Lang LaSalle Asset Performance of Logistics Warehousing Facilities Figure 6 tells the asset performance of Chengdu’s logistics warehousing facilities from 2005 to 2011. Since the market was on its embryo stage in 2005 and 2006, facilities in the market did not enjoy a high value so the market rental was too low to be worth counting. The annual return on investment (ROI) will be 10.1% in 2008 and 9.25% in both 2009 and 2010. 44 Figure 6. Overall Market Capital Value, Yield and Land Value RMB (Per Sqm) % 4,500 12.00 4,000 10.00 3,500 3,000 8.00 2,500 6.00 2,000 1,500 4.00 1,000 2.00 500 0 0.00 Investment Yeild Land Value Capital Value Source: Jones Lang LaSalle Industry Segmentation of Logistics Warehousing Facility End-users Figure 7 shows the industry segmentation of end-users of public general warehousing facilities, 90% of which comes from retail and the rest respectively from bio-pharmaceuticals, vehicle and auto parts manufacturing, and high-tech products. For example, bio-pharmaceuticals account for only 1% of the total amount. Figure 7. Logistics Market Segmentation Retail Hi Tech Automobile Pharmaceutical Source: Jones Lang LaSalle 45 A Shift in Functions: From Warehousing to Value-added Services The development of logistics brings more functions than simple warehousing to logistics. Consolidation, reverse logistics, value-added services, trans-shipment and industry operation will become rising popular functions. Figure 8 shows that warehousing is still the most important function of Figure 8. Current Warehousing Uses 1% 5% 14% 15% 65% Consolidation Storage Trans-shipment Value-Added Reverse Source: Jones Lang LaSalle Chengdu’s logistics facilities, as it covers over 65% of the total market. Other functions, such as trans-shipment, value-added services, consolidation and reverse logistics, do not cover a large portion. However, as far as the three years’ planning is concerned, warehousing as a major function will be gradually replaced by other services adding higher values. Although traditional functions, including warehousing, will continue with their popularity and even expand, the strongest growth momentum comes from value-added services, trans-shipment and consolidation. 46 Appendix One: Macroeconomic Data of Chengdu GDP of Chengdu: 2003-2007 Figure 9 shows the city’s GDP and its annual growth rate from 2003 to 2007. During the period, the city enjoyed a stable growth of gross production, which exceeded 13% in ﬁve consecutive years (averaged 13.84%). In 2007, the city has realised a total GDP of RMB 332.4 billion, a 15.3% y-o-y growth. Figure 9. GDP of Chengdu: 2003–2007 GDP ( RMB Hundrend Million ) % 3,500 15.30% 15.50 3,000 15.00 13.80% 14.50 2,500 14.00 2,000 13.60% 13.50% 13.50 1,500 13.00% 13.00 1,000 12.50 500 12.00 0 11.50 2003 2004 2005 2006 2007 GDP Y-O-Y Growth Rate Source: Chengdu Statistic Bureau The Volume of Social Retail Consumption: 2003-2007 Figure 10 shows the total amount and annual growth rate of the city’s retail consumption from 2003 to 2007. During the period, the city sustained a stable rise in retail consumption, averaging 13.9% in the last ﬁve years. To 2007, the total amount has reached RMB 135.7 billion, a 17.49% y-o-y growth. Both the sustained and stable growth show that Chengdu boasts a promising domestic retail market. 47 Figure 10. The Volume of Social Retail Consumption Volume (2003–2007) The Volume (RMB Hundred Milloon) % 1,600 20.00 17.49% 1,400 18.00 14.19% 14.81% 16.00 1,200 13.50% 14.00 1,000 12.00 9.30% 800 10.00 600 8.00 6.00 400 4.00 200 2.00 0 0.00 The Volume of Social Retail Consumption Y-O-Y Growth Rate Source: Chengdu Statistic Bureau FDI In Chengdu Figure 11 indicates the total amount of actually utilised foreign direct investments (FDI) and its annual growth rate. In 2007, the actual deployed FDI actually utilised amounted to USD 1.14 billion, which is a 50% y-o-y growth. The total number of approved FDI projects was 365 in 2007, and until the end of the year, a cumulative amount of 4,462 foreign companies have registered, Figure 11. Actual Foreign Capital Utilised USD Hundred Billion % 12 67.17% 70.00 10 50.20% 50.00 8 36.76% 30.00 6 15.80% 10.00 4 2 -10.00 -21.88% 0 -30.00 The Actually-Utilized Foreign Capital Y-O-Y Growth Rate Source: Chengdu Statistic Bureau 48 within which 124 of Fortune 500 companies have established their branches or liaison ofﬁces in Chengdu. The year boasted a total of USD 3.42 billion contract foreign capital, which rose by 67.04% from the previous year. Overall, the actual deployed FDI enjoyed an average annual increase of 26% from 2003 to 2007. Therefore, it is safe to claim that the prominent investment environment and the promising market will continue to attract foreign institutions. Railway, Road and Air Freights: 2003-2007 Figure 12 indicates that railway freights in Chengdu continued to expand from 2003 to 2007. In 2007, the goods transported through railways totalled 146.94 million tonnes, which means a 4.9% y-o-y increase. Figure 12. Railway Freight 2003–2007 Volume of the Freight(Ten Thousand Ton) % 15,000 180.00 162.21% 160.00 12,000 140.00 120.00 9,000 100.00 80.00 6,000 60.00 3,000 40.00 9.03% 5.24% 4.90% 20.00 1.98% 0 0.00 Volume of Freight Y-O-Y Growth Rate Source: Chengdu Statistic Bureau Figure 13 shows that Chengdu’s road transportation also sustained continuous growth (7.4% of the annual growth rate) during the four years between 2003 and 2007. The goods transported along the roads of Chengdu totalled 152.95 million tonnes until end-2007, which means an 8.67% y-o-y growth. 49 Figure 13. Road Freight 2003–2007 Volume of the Freight(Ten Thousand Ton) % 20,000 12.77% 14.00 12.00 16,000 8.67% 10.00 12,000 8.00 6.20% 8,000 6.00 5.70% 4.00 4,000 4.10% 2.00 0 0.00 Volume of Freight Y-O-Y Growth Rate Source: Chengdu Statistic Bureau Figure 14 illustrates that Chengdu’s air freight maintained its growth (16.37% of the annual growth rate) during the four years between 2003 and 2007. The goods transported by air in Chengdu totalled 223,000 tonnes until end-2007, which means an 11.5% y-o-y growth. Figure 14. Air Freight 2003–2007 Volume of the Freight (Ten Thousand Ton) % 25 30.00 25.41% 20 25.00 20.00 15 16.19% 17.65% 15.00 10 11.11% 11.50% 10.00 5 5.00 0 0.00 2003 2004 2005 2006 2007 Volume of Freight Y-O-Y Growth Rate Source: Chengdu Statistic Bureau 50 Appendix Two: Basic Technical Standards of Modern Warehousing Facilities 1. DESIGN SCOPE 1.1 Design Scope of Work General • Design will cover each and every building in the developed plot, including but not limited to: warehouse(s), service building, guardhouse(s), bicycle shed(s), pump room, ﬁrewater tank, substation and generator room. The design also includes other exterior services, including road and parking lot arrangement. • Design work includes the architecture, foundation, civil, structure, mechanical, electrical, ﬁre ﬁghting, warehouse ofﬁce, servicing building VRV HVAC system and exterior arrangement. • Steel structure design normally will be included in the design scope of work unless written conﬁrmation is provided. • Code store (if there is any) design will NOT be included in the design scope of work unless written conﬁrmation is provided. • Normally, the following design work will NOT be included in the design scope of work: • IT system and any other surveillance systems such as CCTV, perimeter security, door access, patrol etc. - Landscaping design - Ofﬁce decoration design Electrical Design • Power transform system • Power supply system • Lighting system • Fire alarm and ﬁre linkage control system • Telephone system • Wide band Internet access system • Lighten protection, safety precaution and grounding system 51 Mechanical Design • Design Scope: indoor and outdoor water supply, drainage system inside the property line Fire Fighting Design • Design Scope: ﬁre-ﬁghting system inside the property line HVAC System Design • Warehouse: Ventilation and ﬁre system fume exhaust system • Ofﬁce: air-conditioning system • Serving building: air-conditioning system • Toilet: ventilation system 2. GENERAL LAYOUT AND ARRANGEMENT 2.1 Level • Facility road level is equal or higher than the adjacent public road middle level. • Warehouse internal ﬂoor level should be 1.3 m higher than the facility road. • Accessory buildings such as utility room, guardhouse, generator room, pump room and service ofﬁce shall be 200 mm higher than the facility road. • Double check the 100-year ﬂood line; and the warehouse ﬂoor level shall be higher than the 100-year ﬂood line. 2.2 General Arrangement • Loading and unloading area, including the truck turning area, should have a minimum of 30 m and 45 m, respectively, in case back-to-back loading area is considered. The ﬁre truck road’s minimum width is 6 m. Fire trunk road should be around the warehouse. • A suitable exterior road shall be constructed for 40-foot container trunk transportation. I should be an asphalt road with no rebar designed. • The minimum turning diameter is 12–15 m long for 40-foot container trucks and 6 m turning diameter for ﬁre trunks. 52 • The fence and building set back shall follow the planning requirement. • The main entrance gate shall be made of stainless steel electrically motorised extractive door with a minimum height of 1 m and a minimum width of 12 m. The entrance door can be operated manually and electrically. The entrance gate shall be rail-free products with warning lights on the top and time/date lights on the front. At the truck entrances and exits, electrical operating barriers will be operated from the gatehouse. • The fence and perimeter wall shall be 1.8-m high unless there is any regulation from the industrial zone. The fence shall have reinforced concrete columns with cast iron railings. The reinforced concrete column’s middle distance shall be equal or larger than 4 m. The bottom fence will have a 300–500 mm concrete retention wall. The cast iron railing’s style and pattern should take reference from other facilities in the zone and should be ﬁnalised by the project owner. • The parking lot arrangement will be subject to the size of each ﬁre compartment and normally shall be calculated in the following way: three sets of 5 m x 15 m container trunk location, four sets of normal vehicle park location and another 7–10 bike locations for each ﬁre compartment. The parking lot will be covered with landscaping block. 2.3 Slope Design • Entrance/Loading/Unloading area: should not be larger than 1.5% • Forklift area: should not be larger than 8% • Exterior road: should not be larger than 6% 2.4 Transportation and Parking Sign • Fire trunk road sign • Transportation management and control sign • Speed blocks • Sign for no entrance 2.5 Road Marking Sign • Road Lines Central. Discontinuous, painted in white, even length and intervals. • Road Directional Arrows. Trafﬁc directional arrows, white colour. 53 • Road Speed Limit Signs. Provide white coloured ‘20’ km speed limit signs with a white circular border painted on the concrete road’s surface. Its size should fully cover one half of the road area and position the sign so it could be read from the direction of incoming trafﬁc. Locate as directed by the owner. • Truck and car-parking spaces. 3. ARCHITECTURE DESIGN 3.1 Warehouse (ofﬁce included) General • The design of the distribution centre with two sides of the loading/ unloading area or normal warehouse with single direction loading/ unloading area is subject to the assessment of the market situation and location transportation situation. Decision making should also take into consideration the available land shape. • The ﬁre hazardous classiﬁcation is Class C and ﬁre resistance is Class II. Dimensions • Clear height will be 10.5 m and column span will be 9 m. Partial column can be 8.5–9 m for the adjustment of the total length. The span shall be from 22 m to 27 m. Three spans will be preferred. Four spans can be considered only when there are two sides loading and unloading. • Whether or not a loading dock shall be designated shall be subject to the discussion with the client. In the event that a loading dock is proposed, the width of the loading dock will be 6 m unless otherwise speciﬁed. The canopy of the loading dock will be 8 m. The internal gutter and down pipe will be considered for the canopy. Clear height for the loading dock will be 1.3 m. In the event that the loading dock is NOT proposed, the canopy will be 6 m. • The proposed single-ﬂoor warehouse structure with the total construction area shall be less than 24,000 sqm. Each individual ﬁre compartment shall be around 6,000 sqm, equipped with one forklift slope. Larger warehouse areas can be proposed in case of a build-to-suit situation. However, the maximum ﬁre compartment area shall be less than 16,000 sqm. 54 • The warehouse ofﬁce area will be 5% of the ﬁre compartment area. The ofﬁce will be typically a two-ﬂoor mezzanine steel structure inside the warehouse. The male and female toilet with hand-washing area shall be proposed on the ﬁrst-ﬂoor ofﬁce. Doors and Windows • Bumper billiard shall be allowed on the forklift access door on both sides, forklift slope edge, indoor down pipe and any other area that needs protection with 200 mm in diameter and a C15 concrete inside. The bumper shall be painted yellow. The bumper billiard shall be embedded during the ﬂoor slab and road concrete pouring and embedded hold-down bolts connection cannot be used. • Design shall have allowance of 2–3 industrial-type sectional doors for each ﬁre compartment along the loading dock. Another forklift access door and two emergency access doors shall also be considered. The design shall also have provisions for future 2–3 industrial-type sectional doors and two 4 m x 4 m ﬁre-rated, roller-up doors for the ﬁre wall between the ﬁre compartments. The detailed speciﬁcation of the door are the following: - Industrial-type Sectional Door: 2.75 m (W) x 3.5 m (H) with a visual panel and can be operated both manually and electrically - Electrical Roller-up Door: 4 m x 4 m, for forklift access slope area Emergency Exit Door: 1 m (W) x 2.1 m (H) - Access Door from Ofﬁce to Warehouse (Class A Fire-rated Door): 1.2 m (W) x 2.1 (H) - Ofﬁce Exterior Door (with 2 m wide and 1 m extended glaze canopy on top) 1.5 m x 2.4 m - Ofﬁce Internal Door: wooden door - Accessories Building Doors: selection per national and local codes/ requirements • The following speciﬁcations for windows are indicated below: - Steel windows with 1.2 m high at the high part of the sidewall - Steel ﬁre-rated view panels proposed between the warehouse ofﬁce and warehouse - Windows for service and utility buildings, toilet, guardhouse etc (such as plastic windows) 55 Stairs and Ladders • Steel ladders shall be proposed to access the roof as per national and local codes/requirements. • Steel stairs shall be designed for second-ﬂoor ofﬁce access. Concrete shall be poured on the steel steps with decoration ﬁnishing to be detailed in the decoration section. • Reinforced concrete external stairs shall be proposed to access the loading dock or ofﬁce building. Steel Walls and Rooﬁng System • The building shall be designed to light the pre-engineering steel structure system. The external wall is a single-layer cladding on top of a 1.2 m dado wall. The dado wall shall be made of brick wall or concrete-aerated block wall. The 1.2 m-wide colour band shall be proposed at the location with a 600-mm distance at the top of the wall. The detail of the colour for the band refers to the colour section. No wall parapet shall be designed. • External wall cladding shall be Colorbond® or equivalent with SMP (silicon-modiﬁed polyester) coating on top and PE (polyester) coating on the back. The minimum thickness of the panel is 0.5 mm and the required galvanisation capacity will be 150 g per sqm. • The roof shall be a single-ridge, double-sided roof at 4% slope. • Rooﬁng shall have sky-lite with strip shape and shall have 5% of the total roof area. • Block Walls • The partition wall between the ofﬁce and warehouse shall be a block wall reaching the bottom of the roof. 3.2 Utility Buildings • Utility building shall include a substation, pump room, diesel generator room and ﬁre water tank. The height of the utility buildings will be 5.5 m and will have a total of 6 m after the half-meter parapet. The actual size of the utility building will be determined by the actual requirement and relevant design codes. The utility building will be made of reinforced concrete single-ﬂoor frame structure. Each room shall have a minimum of one independent access door. 56 3.3 Guardhouses • The construction area of the main entrance guardhouse will be about 30 sqm with guardroom, ﬁre-control area and toilet. The secondary guardhouse and any other guardhouse’s (if there is any) total construction area will be about 20 sqm, including a guardroom and toilet. The guardhouse’s structure will be a single-ﬂoor brick structure. The main company logo will be established in the main entrance. The detailing of the logo refers the sketch provided. 3.4 Servicing Building • The servicing building will be made of reinforced concrete frame structure at two ﬂoors. The ﬁrst ﬂoor will be driver restroom, public toilet and canteen. The second ﬂoor will be a property management ofﬁce. The total construction area of the serving building will be around 300 sqm in case the total park construction area is less than 30,000 sqm. In case the total park construction area is larger than 30,000 sqm, 450 sqm will be considered. 3.5 Garbage Room • The construction area of the garbage room will be around 10 sqm. The structure of the garbage room will be a single-ﬂoor brick structure with a height of 2 m. 4. STRUCTURE DESIGN 4.1 Floor • The ﬂoor loading capacity is 3 tonnes per sqm with 45 kN point load on a 100x120x10 mm racking plate. • The warehouse ﬂoor shall apply reinforced concrete with ﬂoor hardener. The thickness of the ﬂoor slab and the rebar design shall be technically assessed and calculated by the structure designer from the design institute prior to the presentation of any resolution. This shall also be based on a detailed geotechnical study report and the actual available underground situation to determine the structure solution. The ﬂoor live load will be 3 tonnes per sqm and the minimum ﬂoor slab thickness is 180 mm. A minimum capacity of C30 concrete at 28 days shall be adopted. Considering the uncertainty of the direction and location of the 57 racking from the tenant, settlement calculation shall be undertaken for the foundation (compound foundation, natural foundation or pile foundation) under the ﬂoor slab. This is in consideration of the partial area full-rack load and partial area zero-rack load during the implementation period of the warehouse. • In the event that the natural foundation or compound foundation is adopted, the compaction degree of the back-ﬁll soil underneath the ﬂoor slab shall not be less than 0.94. The selection of the back-ﬁll soil shall not be those with high components of water, frozen soil, expanded soil or soil with more than 8% of organic material. The back-ﬁll soil shall be compacted in layers, with each layer having a thickness of 200–300 mm. • Unless otherwise stated, the ﬂoor ﬁnishing for the warehouse and loading dock must be metal granite dry shake type ﬂoor hardener at 5 kg per sqm dosage with natural colour. Smoothing work shall be undertaken after the concrete pouring. Expansion joint and concrete cutting shall be also arranged. The maximum distance of the expansion joint of the concrete ﬂoor shall be 6 m and shall be connected via connection rebar. When the concrete ﬁnishing is completed, the concrete cutting shall be arranged immediately. The depth of the cutting shall be 25% of the ﬂoor slab thickness. • When the outdoor dock leveller is designed, the cost comparison between the back-ﬁll soil foundation and aerated foundation for the ﬂoor slab structure shall be undertaken for a more cost-effective solution. The loading dock ﬂoor slab construction method shall be the same with the warehouse slab with ﬂoor hardener. 4.2 Exterior Road • Apart from the ﬁre trunk road in the facility, all other roads shall accommodate 15-m long container loading trunks. The foundation shall be determined based on the structure designer calculation. This calculation shall also take the road foundation soil condition into consideration and proper soil treatment shall be undertaken for any soft soil foundation. • The asphalt that is applied to the road construction shall be selected from road construction petroleum asphalt or its processed products. The selection shall be based on road classiﬁcation, climate condition, trafﬁc capacity and nature, transportation route, layer structure, construction implementation plan, local experience etc. The curb stone shall be 58 arranged between the road and landscaping area. A heavy duty curbstone with 300 mm in height shall be arranged for the trunk parking area. The curbstone height in other areas shall be 150 mm. 5. ELECTRICAL DESIGN 5.1 General • One main electrical cabinet will provide the power supply for each unit (assuming that every 6,000 sqm will be a unit) at a 380/220 system and a three phase four line. The main power cabinet will be 106 kW at 200 A [[Please check unit of measurement]] (based on 6,000 sqm). The main switch shall have a short circuit disconnection and power current stabilization function. The electrical engineer shall adjust the electricity creepage current (power surge) based on the actual situation (three phase generate an uneven creepage current and adjust stable current value). 5.2 Power Supply System • All power supply comes from the substation. The ﬁre pump’s secondary power supply comes from diesel generator sets. The secondary power supply for emergency lighting comes from the build-in battery. The secondary power supply for the ﬁre ﬁghting control room equipment comes from build-in UPS at a power pressure grade of 0.4/0.23 kV. • Power Supply: the low voltage power supply will use a combination of emanated and embranchment type. For single large capacity load or key load such as water pump room equipment, power can be supplied directly from an outdoor cabinet-type transformer. Dual power supply shall be designed for the water pump room and ﬁre-ﬁghting control room. • Power Supply and Control Method: the power supply control cabinet for lighting and water pump shall be standard cabinet. Any generator under 15 kW can use the direct-starting method. Any generator larger than 15 kW shall use the soft-starting method. All can be controlled on-site manually or automatically. • Power Supply Route and Installation: the cable from warehouse’s main power cabinet or any other ﬁre compartment shall use ﬂame-retardant cables through steel pipe and shall be embedded underground. Non-ﬁre ﬁghting cable shall use standard BV-500 wires and shall be installed along the metal cable tray or steel pipe. The ﬁre-ﬁghting cable shall use ﬂame- 59 retardant cables or wire along a metal cable tray or ﬁreproof steel pipe during installation. • Other power supply requirement (design shall provide the provision of sockets) - Fast Roller-up Door: 220V, 1kW - Dock Leveller: 220, 700kW - Forklift charging station: 380V, 15A 5.3 Power Transformation System • Loading Nature: ﬁre-ﬁghting equipment power supply shall be Class II loading and all others will be Class III loading. • Power Supply Source and Power Pressure Classiﬁcation: power supply will come from the city grid and will be embedded into the substation. When available, an outdoor-type cabinet transformer can be considered at 10 kV. When the power transformed to 0.4/0.23 kV, the power cable shall be embedded into each power consumption point. • Considering the Class II power load requirement, one diesel generator set shall be considered in the utility room. When there is dual power supply from the city-grid line, generator sets can be deleted. • Power Measurement: calculated at LV end. Every LV outlet will arrange one dedicated special metre to achieve independent metering at each ﬁre compartment. 5.4 Lighting System The main area lighting density is as follows: Ofﬁce: 400 lux Inside Warehouse: 150 lux Main Entrance of the Park: 80 lux Road: 30 lux Underneath the Canopy: 150 lux Parking Lot: 30 lux First Five Metres Inside the Warehouse (picking area): 200 lux Utility Room/Toilet: 100 lux Other Accessory Buildings: 100 lux Stair Room: 100 lux 60 • Lighting Source: ofﬁce, utility room lighting shall be ﬂorescent lights. The warehouse shall use high bay metal lights. The pump room and toilet shall use waterproof-type incandescent lights. Outdoor lights shall use waterproof, dustproof lights. • All ﬂorescent lights shall use electrical inductance ballast to enhance the power factor. The high bay metal light inside shall have ﬁreproof treatment. • In the event that food or other sensitive cargoes are to be stored in the warehouse, high bay lights shall have covers for potential glass material fall down. This shall be formally conﬁrmed by the project owner via written format. • Evacuation indicator lights, exit indicators and emergency lights shall be arranged in the ofﬁce, warehouse, utility room and exit. 5.5 Telephone System • Telephone Exchanger Capacity: four telephone lines for each unit and one line for the guardhouse, ﬁre-ﬁghting control room and substation. • Reserved Telephone Cable Conduit: two DN100 welded steel pipe from the outdoor directly connecting to the serving building telephone exchanger. There should be another two DN50 welded steel pipe from the telephone exchanger to each individual unit telephone connection box and other individual buildings. 5.6 Wide-band Internet Access System • Reserved Network Conduit: two DN100 welded steel pipe connecting from the city grid to the utility room. There should be another two DN80 welded steel pipe from the utility room to each unit ofﬁce. 6. MECHANICAL DESIGN 6.1 Outdoor Water Supply and Drainage Work • Water Source: the water supply source comes from the city water supply network with a diameter of DN200 from two difference sources. When city water supply cannot satisfy two water sources, a ﬁrewater tank with one water source will be needed to satisfy the engineering requirement. 61 • Domestic Water Capacity: the maximum daily water capacity and peak water supply capacity shall be calculated based on the worker number provided by the project owner. • The outdoor sewer engineering design shall adopt a domestic sewer and storm water separation system. The domestic water shall be gathered and discharged into the city sewer piping after the septic tank. • The outdoor drainage piping shall adopt reinforced concrete pipes with steel mesh and concrete connector. An inspection of the hole by the brick man shall be arranged. A heavy duty ball graphite manhole cover will be adopted. The storm water collector shall be provided with the appropriate location outdoors beside the road, collecting the road, pass way and roof storm water. The storm water discharge shall be calculated based on the local maximum storm water formula. 6.2 Indoor Water Supply and Drainage Design • Domestic Water Supply System: when the city’s water pressure is large enough, domestic water can be provided directly from the city network. When the city’s water pressure is not large enough, a pressurised system shall be added. The piping material shall be hot dip in galvanised steel pipe or PPR pipe with shred connection. • The domestic sewer will be discharged outside via piping and treatment of the septic tank. The piping material will be made of UPVC pipe. • The storm water discharge system shall adopt a gravity storm water discharge system. The roof storm water shall be collected via a storm water box and shall be discharged to the apron of the building via down pipes. The indoor storm water pipe shall adopt PVC-U pipes. • Toilet facilities for the physically handicapped have to be provided as required by law. • Toilet rooms have to be equipped with all-plumbing ﬁxtures and toilet room accessories. 6.3 Water-saving Measurements • Water-saving types of sanitary toilet ﬁxture and accessories shall be selected. • An individual water metre shall be provided for each warehouse. 62 7. FIRE FIGHTING DESIGN Fire Water and Extinguisher Arrangement • Although the following section description indicates that the ﬁre hydrant pump is separate from the ﬁre sprinkler pump; it is encouraged and suggested to combine the ﬁre hydrant and ﬁre sprinkler pumps into one pump, although this means that the capacity of the pump shall be added up. • The ﬁrewater comes from the city’s water supply network with two sources at DN200. In the event that the city’s water supply cannot satisfy two sources water supply, single sources water supply and one ﬁre water tank shall be considered to achieve the engineering requirement. • Outdoor Fire Fighting Water Supply Engineering Design: when the city’s water supply pressure cannot satisfy the outdoor ﬁre hydrant requirement, a temporary high-pressure ﬁre hydrant system shall be adopted. The ﬁre hydrant pressure pump will be designed in the pump room with a total of two sets. One will be used and one will be on standby. • The piping after the pressurised ﬁre hydrant pump shall be designed as a ring layout after the pump room with distance according to design codes. The distance to the road shall be no larger than 2 m and the distance to the building wall shall be no less than 5 m. • The ﬁre ﬁghting water pump connector for the indoor automatic ﬁre sprinkler system shall be designed outside of the warehouse. 7.1 Indoor Fire Hydrant System • A temporary high-pressure ﬁre hydrant water supply system will be applied indoors. The ﬁre hydrant’s pressurised pump will be located in the ﬁre pump room outside the warehouse with a total of two sets of pump, one will be used and one will be on standby. The pressurised system piping is connected from the pump room and will be designed into a loop system and connected to the warehouse ﬁre hydrant pipe. • Fire hydrant protection has been proposed inside the warehouse. The design is to achieve the situation that each and every location inside the warehouse can be achieved by two ﬁre hydrants. The effective protection distance of the ﬁre hydrants is 10 m. 63 • Every ﬁre hydrant box shall be equipped with DN65 mm hydrants, one DN65 mm ﬁre hose at 25 m and one piece of DN65 mm water gun at 19 m, one ﬁre ﬁghting water pump push button and one indicator light. • The pressure stable device shall be arranged based on the different requirement in each location with a pressure stable or high-level water tank. • Fire hydrant water supply pressure pump shall be activated directly by the ﬁre ﬁghting pump push button in the ﬁre hydrant box or the direct activation in the ﬁre ﬁghting control centre. When the ﬁre hydrant pump is activated, the operation signal of the water pump will provide feedback to the ﬁre ﬁghting control centre and ﬁre ﬁghting hydrant box. The indicator lights in this ﬁre hydrant and other hydrants in the same compartment will be switched on. A rubber connector can be installed in the water pump, water pipe and outlet. A tiny drag slow shut check valve will be installed in the outlet of the water pump to prevent the water hammer phenomenon. • The pressure control device installed in the ﬁre ﬁghting pressure stable pump shall be able to automatically activate the pump. • Manual activation and stop control device shall be installed in the ﬁre ﬁghting control centre and water pump room for pump control. • The ﬁre ﬁghting hydrant standby pump shall be able to automatically activate in case the working pump failed. • The water supply pipe for the ﬁre ﬁghting hydrant shall be hot dip galvanised pipe with shred or groove joint connection. 7.2 Automatic Sprinkler System • Sprinkler head protection shall be applied for all areas in the warehouse except the toilet. The ﬁre hazard classiﬁcation of the warehouse will be Class II and early suppression and fast reaction sprinkler system will be designed. • Three sets of water supply pressure pump for the automatic sprinkler system shall be considered in the pump room, with two working and one on standby. The system piping will be connected from the pump room and will be designed to the loop layout. The incoming water pipe will be connected from that loop to each unit alarm valve sets in the warehouse. 64 • The operation status of the automatic sprinkler system water supply pump shall be indicated in the control panel of the pump room and also the monitor of the ﬁre ﬁghting control centre. • Piping Material: automatic sprinkler system piping shall use hot dip galvanised pipe with shred connection when DN<100 mm and groove connection when DN>100 mm. 7.4 Mobile Extinguisher Device • Dry powder ﬁre extinguisher shall be arranged in the ofﬁce, warehouse and utility room based on middle-level of hazardous requirement. In particular, the cart-type ﬁre extinguisher will be deployed in the warehouse, and hand manual ﬁre extinguisher will be deployed in the warehouse ofﬁce, utility room and serving building. 7.5 Fire Alarm and Fire Fighting Linkage Control System • The linkage control panel will be installed in the ﬁre ﬁghting centre and the control method will be done automatically and manually. In case of ﬁre, monitoring and control can be achieved on the ﬁre hydrant, sprinkler and smoke evacuation systems, ﬁre proof roller door and ﬁre alarm device etc. Also, the non-ﬁre ﬁghting power supply can be cut off manually or automatically. • A centralised ﬁre alarm system will be designed. Apart from the toilet where ﬁre accident is not likely happen, smoke detectors shall be designed in the ofﬁce and utility room. Infra-red radiation detector will be designed for the warehouse. Manual alarm push button and telephone socket will be designed in the main entrance and evacuation stairs. Direct activation button will be required in the ﬁre hydrant. • Alarm controller can receive smoke detector (Infra-red radiation detector) ﬁre alarm signal and also the malfunction and operation signal of water ﬂow indicator, wet pipe alarm check valve, manual alarm check valve and ﬁre hydrant push button. • Protection Classiﬁcation: The protection will be Class A for the Class C warehouse ﬁre ﬁghting automatic alarm system. • System Component: system will be composed by ﬁre alarm system, ﬁre linage control, UPS, monitor, ﬁre communication telephone etc. 65 8 HVAC SYSTEM DESIGN 8.1 Indoor Designed Temperature Room name Indoor designed Indoor designed temperature in winter temperature in summer Ofﬁce 18-20 25-27 Lobby 16-18 26-28 Toilet 16 Canteen/driver rest room 18-20 26-28 Reception area 18-20 26-28 IT room 16-18 25-27 8.2 Ventilation • Warehouse Ventilation: warehouse need mechanical ventilation or nature ventilation with minimum air exchange rate of two times per hour. • Toilet Ventilation: mechanical ventilation will be designed for the toilet with minimum air exchange time of 8 times per hour. The make-up air will come from the door and windows. • Forklift Charging Area Ventilation: mechanical ventilation system will be designed for forklift-charging area with the air exchange rate of 12 times per hour. The ventilation will be realised through the explosive type of fan installed in the external wall. The make up air will come from the door and windows. 8.3 Air Conditioning • VRV dual purpose air conditioning system shall be designed for the ofﬁce of each ﬁre compartment. The make up air will come from the door and windows. The condensation will be centralised and discharged to the toilet. Ceiling suspended type of indoor unit will be used and the outdoor unit will be located in the foundation pad in the vicinity of the landscaping area. • Other buildings, such as serving building, food preparation room, driver restroom, guardhouse etc., will use split-type air conditioners. 66 9. DECORATION 9.1 Warehouse • The joints sealing is made with plastic black membranes inserted under pressure. • Battery-charging area will be made of a concrete slab ﬁnished with an acid-proof layer. A metal shelter will be provided to protect the area. 9.2 Warehouse Ofﬁce • Ofﬁce walls are made in gypsum boards ﬁxed on a galvanised metal frame, insulated with glass wool or polystyrene panels. • Floors of ofﬁce blocks, ofﬁce spaces, restrooms, locker rooms and toilet rooms of the warehouse made of ceramic tiles, sizes 20 x 20 cm or 30 x 30 cm, colours to project owner’s choice. Floors on staircases made of ceramic tiles, with antiskid stripes on steps elements. • Wall ﬁnishing to toilets and locker rooms walls made of ceramic tiles, size 20 x 20 cm, height cm. 140. Waterproof paint to the ceiling. Wall ﬁnishing to restroom walls made of waterproof painting. Wall ﬁnishing to ofﬁce areas and all other areas made of water-based painting. Tiles and painting colours to project owner’s choice. Skirting made of PVC or wood, colour to be deﬁned, height 7 cm. Plaster ﬁnish has to be applied to all block walls for all ofﬁce areas. • Painting of all rooms of the ofﬁce block, restrooms, false ceiling entrance hall, locker rooms (technical rooms and charging rooms excluded) made of water-based white paint, 2 layers. Painting of restrooms, locker rooms made of waterproof white paints, two layers. • Paint ﬁnish quality wooden doors. • Cable trays and conduits will be provided to feed all workstations, meeting rooms, reception desk as well as other areas as required. • Mineral wool suspended ceiling tiles with suspended pre-ﬁnished two-way exposed metal grid system to general ofﬁce areas, minimum height of 2700 mm above ﬂoor level for the ofﬁce area and 2400 mm for the corridor and other area. • Suspended ceiling. 67 • Plasterboard, painted walls including skirting. • Separate power distribution panel will be provided for ofﬁce area, with spare capacity of 25% of power consumption in ofﬁce area. • Smoke detection system will be subject to the requirements of the local ﬁre bureau. • About 30 power sockets will be provided for ofﬁce area. 10. LANDSCAPING WORK • The design of the landscaping shall be undertaken by a company with special expertise. Plan layout with detail speciﬁcation and selected landscaping photos shall be provided as reference. A rendering picture with the landscaping colour shall also be provided. • It is proposed that a designed company logo developed by landscaping shall be included in every logistics park. For details, refer to the colour and company logo section. • The external areas shall be bounded with prefabricated concrete curbs size cm. 10/12 x 25. The green areas will be ﬁlled with previous excavation ground for a minimum thickness of 50 cm. On top of it, a grass soil will be placed for a minimum thickness of 30 cm, ready to be grass sowed. • Car parking pavement will be in concrete green blocks. • Landscaping will be made up of tall trees with a minimum height of 2 m, or with a minimum section size of 16 cm, and a minimum density of 1 tree per 100 sqm. • Landscaping will be made up of short trees and bushes facing the ofﬁce areas, lawn on all other green areas. • Each green area will be provided with water connection to allow manual watering. 68 11. EQUIPMENT 11.1 Dock Levellers 2-3 dock levellers shall be designed in the location of the sectional door for each ﬁre compartment. The detail of the dock leveller will be as follows: • Ramp frame in self-bearing metal sheet size 200 cm x 300 cm, equipped with side panels and bearing beam and bumpers size 250 mm x 450 mm. • Top board strengthened with additional steel trusses • Load bearing capacity of 60 kN, both static and dynamic. • Fixing to the pit through an L-shaped or C-shaped steel frame equipped with anchor clamps, allowing the installation of the leveller after pouring the concrete slab. 11.2 Racking • The racking general layout design shall be developed by a professional racking supplier arranged by the project owner. The sole purpose and criteria of the racking design is to achieve the maximum pallet capacity. • Conventional selective pallet racking will be adopted as default. VNA (very narrow alley) Pallet Racking, Drive-in and Drive-through Pallet Racking, Double-deep Pallet Racking, Powered Mobile Racking, Shelving Storage Solutions, Push-back Pallet Racking etc. can be adopted in case the tenant speciﬁcally required or in special applications, such as cold store area. • A minimum of 5 m but a maximum of 10 m shall be cleared as picking area along the loading dock area. Steel mesh can be considered as the partition separation. • As soon as the general racking layout is ﬁnally conﬁrmed, the lighting ﬁxture layout design and the sprinkler design shall be based on the racking design. In other words, the lighting ﬁxture shall be installed in the alley area. In addition, the sprinkler system shall consider the in-rack sprinkler heads installed. • The racking and in-rack sprinkler system will be supplied and installed by the tenant. 69 联系方式 仲量联行成都 仲量联行上海 中国四川省成都市顺成大街8号 中国上海市南京西路1366号 中环广场1座12楼05室 恒隆广场2座25楼 邮政编码：610016 邮政编码：200040 电话：+86 28 8665 1022 电话：+86 21 6393 3333 传真：+86 28 8665 1021 传真：+86 21 6393 3080 陶磊 王成志 成都工业部总监 中国物流基础设施总监 电话：+86 28 6680 5022 电话：+86 21 6133 5340 电子邮件：email@example.com 电子邮件：firstname.lastname@example.org Contact Jones Lang LaSalle, Chengdu Jones Lang LaSalle, Shanghai Room 05, 12F, Tower 1, Plaza Central 25F, Plaza 66 Tower 2 8 Shuncheng Dajie 1366 Nanjing Road (West) Chengdu 610016, Sichuan China Shanghai 200040, China tel: +86 28 8665 1022 tel: +86 21 6393 3333 fax: +86 28 8665 1021 fax: +86 21 6393 3080 Tony Tao Wonder Wang Head of Industrial, Chengdu Head of Logistics Infrastructure, China tel: +86 28 6680 5022 tel: +86 21 6133 5340 email: email@example.com email: firstname.lastname@example.org www.joneslanglasalle.com.cn ABOUT JONES LANG LASALLE Jones Lang LaSalle (NYSE:JLL) is a professional services firm specializing in real estate. The firm offers integrated services delivered by expert teams worldwide to clients seeking increased value by owning, occupying or investing in real estate. With 2007 global revenue of USD2.7 billion, Jones Lang LaSalle serves clients in 60 countries from 750 locations worldwide, including 180 corporate offices. The firm is an industry leader in property and corporate facility management services, with a global portfolio of approximately 1.2 billion square feet. LaSalle Investment Management, the company’s investment management business, is one of the world’s largest and most diverse in real estate with more than USD53 billion of assets under management. Jones Lang LaSalle has over 50 years of experience in Asia Pacific, with over 16,500 employees operating in 76 offices in 13 countries across the region. Its China operations have about 700 professionals and 5,000 on-site staff, providing quality real estate advice and services in the areas of retail, residential, commercial, management services, project and development services and research. Key clients include various government agencies and developers, as well as owners of high-end residential and commercial buildings. JLL 2007 27 180 60 750 12 LaSalle Investment Management 530 50 13 76 16,500 700 5,000 © 2008 Jones Lang LaSalle. All rights reserved. All information contained herein is intended as guide only and does not constitute advice. It does not constitute any offer or part of any contract for sale, lease or otherwise. All details are approximate and have not been independently verified. Users should make their own enquiries to verify and satisfy themselves of all aspects of the information (including without limitation, any income, rentals, dimensions, areas, zoning and permits). While the information has been prepared in good faith and with due care, no representations or warranties are made (express or implied) as to the accuracy, currency, completeness, suitability or otherwise of such information. Jones Lang LaSalle, its officers, employees, subcontractors, agents and clients shall not be liable to any person for any loss, liability, damage or expense arising directly or indirectly from or connected in any way with any use or reliance on such information. The whole or any part of this document must not be reproduced without written consent from Jones Lang LaSalle.