advancedLogistics facility planningWhen planning a site, maximize the potential of the site and create a highly efficientLogistics facilityIn order to construct a building, it is essential to understand the ``legal restrictions'' and ``space utilization techniques'' based on the Building Standards Act and the Urban Planning Act [cite: 8].
In particular, determine the ratio of building area to site area.Building coverage ratioand determine the limit of total floor area.Volume ratio (volume ratio)is the most important provision that determines the return on investment (ROI) for high land acquisition costs [cite: 8].
In this paper, we will discuss the large-scale equipment that supports truck cargo handling during rainy weather.Eavesrules for calculating building area, how to identify calculation baselines (column cores and wall cores), and maximizing the vertical use of space on upper floors.Virtual floor (mezzanine floor/mezzanine rack)A thorough explanation of the implementation logic and achieving the highest capacity and workability on a limited siteLogistics facility planningdetails the main points [cite: 8].
Logistics facilityWhen planning development or new construction, the first step is to correctly understand the type of land (zoning) and legal restrictions that can be built on.[cite: 8]
This is a limit on the "horizontal projected area of a building" when looking down on the site from directly above [cite: 8].Building coverage ratioIf the upper limit is exceeded, not only will the truck turning space and outdoor storage space be limited, but the building will not be able to pass government building inspections [cite: 8].
This is the limit on the total floor area (total floor area) of each floor [cite: 8].The decision on whether to go for a flat-story (one-story) warehouse or a high-rise multi-tenant warehouse is the deciding factor, and is directly linked to storage capacity and leasable area [cite: 8].
| Zoning classification | Upper limit guideline for building coverage ratio | Upper limit guideline for floor area ratio | Suitability of logistics facility/warehouse construction |
|---|---|---|---|
| Industrial area | 60% | 200% ~ 400% | Best suited for:Capable of full operation 24 hours a day, mostLogistics facility planningArea suitable for [cite: 8]. |
| industrial area | 60% | 200% ~ 400% | Suitable for:In some cases, houses are adjacent to each other, so soundproofing and anti-vibration measures are required for nighttime cargo handling [cite: 8]. |
| semi-industrial area | 60% | 200% ~ 300% | Suitable (conditionally):Neighborhood considerations are essential as there is a mix of residential and commercial facilities [cite: 8]. |
| Urbanization control area | Depends on local government (60% etc.) | Depends on local government (100%~200%) | Development permit required:Development permission (distribution business facilities, etc.) is required based on Article 34 of the City Planning Act [cite: 8]. |
modern advancedLogistics facilityIn order to secure all-weather cargo handling space,eaves(Unloading/arrival berth eaves) is absolutely essential equipment [cite: 8].
According to the Building Standards Act, a building that protrudes from the buildingeavesand cantilever (suspension structure) depending on the conditions.Building coverage ratioIt is counted as "building area" subject to [cite: 8].
The area up to 1m from the tip is not counted in the building area (not included) [cite: 8].For small back entrances and pedestrianseavesApplies to [cite: 8].
In order to protect the entire length of large trucks (12m vehicles) and the opening and closing of wing vehicles from rain, modernLogistics facilityThen, a huge projecting width of 10m to 15meavesis designed [cite: 8].in this case,The part from the tip to the line set back 1mis included in the calculation as the building area, soBuilding coverage ratioconsumes the upper limit (e.g. 60%) [cite: 8].
💡Best practices in facility planning for eaves design
・If there is room for building coverage ratio:A large eave with a width of 12m to 15m will be installed to ensure an environment where truck wing doors can be fully opened to handle cases and pallets even in rainy weather [cite: 8].
・If the building coverage ratio is at the very limit:We are considering inner berths (all-weather structures that allow trucks to be pulled into the building) and movable awnings that do not require standing pillars and covering them with walls.Building coverage ratioWe need to find ways to keep it within limits [cite: 8].
Logistics facility planninginBuilding coverage ratioWhen accurately calculating the building area (calculating the building area), the outer perimeter line of the building (calculation base line)"Column center line (column core)"or"Wall center line (wall core)"Legally, this is clearly distinguished depending on the structure of the building and the presence or absence of external walls.
Basic principles of the Building Standards Act (Article 2, Paragraph 1, Item 2 of the Building Standards Act Enforcement Order)
In principle, the definition of building area is"Horizontal projected area of the part surrounded by the center line (center line = core) of the outer wall of the building or the pillar that replaces it"It is stipulated that
In the case of a building that does not have an "exterior wall" or has a structure where the "pillars" are located outside the walls,pillar coreis the base line for calculating the building area.
For cargo handling in rainy weathereavesIn the case of an open structure where independent columns supporting the stand on the perimeter and are not covered by walls, tie the independent columns together."Column center line (column core)"(Furthermore, taking into consideration the 1m retreat line mentioned earlier) is the calculation line.
If the steel columns protrude beyond the exterior wall panels (ALC or metal siding), such as in an out-frame structure, the outermost columnpillar coreis the baseline.
In a typical warehouse/office area where the entire building is seamlessly covered by an exterior wall,wall coreis the calculation baseline.
If the surrounding area is divided by external wall panels (metal siding, square corrugated steel plates, ALC panels, etc.) or RC walls,"Center line of the total wall thickness including exterior wall finishing materials and base material (wall core)"is the calculation baseline.
If the column is contained within the thickness of the exterior wall or placed on the indoor side, 1/2 of the wall thickness (wall core) is adopted as the calculation line.
| Structural state of target part | Calculation baseline adopted | Specific example at a logistics facility |
|---|---|---|
| There are no external walls, supported only by columns. | Column core (center line of independent column) | Cargo handling eaves with pillar bases, canopies, outdoor independent sheds |
| The outer wall is located further outside than the pillars. | Wall core (center line of the total thickness of the outer wall) | General storage warehouse (S panel wall), constant temperature/refrigerated warehouse |
| The pillars protrude further outward than the outer wall. | Column center (center line of outermost column) | Logistics building with out-frame structure, berth with outdoor exposed columns |
⚠️Practical points to note when checking drawings
・Baseline notation for design drawings and structural drawings:The "center lines (X-axis and Y-axis)" on the design drawings are not necessarily the lines for calculating the building area.Depending on the construction thickness of the outer wall (axis offset) and the thickness of the finishing material.wall coreThe position of the image may be shifted by several centimeters to several tens of millimeters,Building coverage ratiois on the edge of the borderLogistics facility planningTherefore, precise calculations that take into account the product specifications (wall thickness) of the exterior wall are essential.
Logistics facilityUnlike a typical office (approximately 3m), the ceiling height (floor height) of the office is 5.5m to more than 8m, providing a vast vertical space [cite: 8].There is a method to dramatically effectively utilize this vertical "dead space".Virtual floor (mezzanine rack)This is the introduction of [cite: 8].
virtual floorrefers to a portable or fixed mezzanine floor (laminated floor) that is assembled using a steel frame or rack structure on top of the existing warehouse floor (first floor) [cite: 8].This is a technology that expands the working area by dividing the volume space inside a building into two or three levels (upper and lower) without building a high-rise building [cite: 8].
virtual floorWhen installing a floor space (floor area ratio)” and how they are treated as “buildings” are extremely important points [cite: 8].
A full-fledged mezzanine floor that is bolted directly to the building's core columns or beams is considered a "building addition" and is added to the total floor area [cite: 8].legal regulations of the premisesfloor area ratioIf there is not enough space, it cannot be installed [cite: 8].
Steel laminated racks (mezzanine) that are not structurally fixed to the building itself and stand alone by installing anchor bolts may be treated as "fixed assets/equipment" at the discretion of the government or specific administrative agency [cite: 8].This ensures that the building is legallyfloor area ratioThis gives you the advantage of doubling your workspace without changing the system [cite: 8].
Logistics facility planninginvirtual floorBy introducing this, the following functional separation and improvement in floor space efficiency will be realized [cite: 8].
It will be used for pallet loading and unloading with forklifts, storage in automated warehouses, case picking of heavy items, and a quick shipping waiting area directly connected to the truck berth [cite: 8].
It will be used for manual piece picking, price tagging and meter reading for apparel, gift packaging for e-commerce, and high-density shelving for low-flow (C-rank) products [cite: 8].
⚠️Points to note when installing a virtual floor (mezzanine) (safety/fire regulations)
・Floor load capacity design:Structural calculations are required to distribute the leg weight of the stacked racks so as not to exceed the load capacity of the first floor (1.5t/m², etc.) [cite: 8].
・Application of fire service law: virtual floorSince the lower part of a building is a hazardous area for sprinklers, it is mandatory under the Fire Service Act to install a fire alarm and auxiliary sprinkler head at the lower part of the mezzanine floor and to secure smoke exhaust equipment [cite: 8].
Modern super large multi-tenant typeLogistics facility(rampway type/slope type)floor area ratioAdvanced construction methods are used to increase the profitable area (rentable ratio) while meeting regulations [cite: 8].
Based on Article 52 of the Building Standards Act, the following areas are subject to certain limits.floor area ratioIt will be excluded from the total floor area for calculating [cite: 8].
Spiral ramps (rampways) that allow large trucks to directly approach upper floors and indoor driveways are excluded from floor area ratio calculations up to one-fifth (20%) of the total floor area [cite: 8].
Disaster prevention storage warehouse space as a BCP measure and elevator shaft space for vertical transportation are also excluded from the floor area ratio up to a certain percentage [cite: 8].
By skillfully combining these mitigation provisions,floor area ratioEven if the site is 200% full, it is a state-of-the-art facility with virtually extensive truck storage and handling areas.Logistics facility[cite: 8].