Advising the client,site and location analysis - Assignment Example

? Advising the Client, Site and Location Analysis Executive Summary Table of Contents Advising the Client, Site and Location Analysis SECTION A Introduction Designing a sustainable factory is important due to the significant consumption of raw materials, resources, and energy involved in industrial manufacturing as well as the significant emissions of pollutants and greenhouse gases (Holcim, 2008). To achieve this, the designers of MAS Intimates Thurulie focused on environmental as well as social aspects relative to the company’s function and the employees that work there. While the initial construction of factories was solely based on their functionality as a mechanism for the mass production of goods, giving little consideration to the environmental or social ramifications of its existence, the architects of the MAS Intimates facility sought to counteract this trend by creating a structure that would allow every occupant to enjoy the fresh air, natural light, comfortable surroundings, and beautiful outdoor views of intact natural settings within their work environment (Holcim, 2008). Such considerations have allowed MAS Intimates to surpass the traditional model of the factory to create an extraordinary facility that is not a detriment to the environment, but an asset to the ecosystem in which it occupies (Holcim, 2008). From the humble beginnings of a small factory sweatshop in Ratmalana with 26 sewing machines and 60 employees purchased by three brothers in 1986 (Business Superbrands) and revitalized by MAS Holdings in 2006, MAS has grown into a workplace in unison with nature that has significantly diminished its carbon footprint through carbon-neutral power sources and uses 25-40% less energy than companies of the same magnitude (Holcim, 2008; MAS Intimates Thurulie, 2009). main body The closing of Thulhiriya Textile Mills, which was the country’s largest export earner, in 2003 and the government’s failed attempts to reopen this vital source of employment within the community led to the establishment of MAS Fabric Park and MAS Intimates Thurulie was opened on this site in 2008 (MAS Intimates Thurulie, 2009). As a supplier to Britain’s biggest clothier, Marks & Spencer, devised Plan A to help MAS Intimates Thurulie become a greener company (MAS Intimates Thurulie, 2009). This plan was initiated as a 340 million (USD), five-year, company-wide environmental and social sustainability program consisting of a hundred points to be achieved by 2012, including establishing green factories that supply goods to Marks & Spencer (MAS Intimates Thurulie, 2009). MAS Intimates Thurulie was the first purpose-built green clothing factory in the world to be designed in compliance with USGBC (U.S. Green Building Council) standards for green buildings and to attempt to qualify for LEED (Leadership in Energy and Environmental Design) certification (Holcim, 2008). MAS Fabric Park cost 2.66 million (USD), which Marks & Spencer partially financed in the amount of 400,000 (USD), paying for the majority of the green design and the largest photovoltaic system in Sri Lanka (MAS Intimates Thurulie, 2009). The concept of sustainable construction seeks to incorporate the concepts of fairness and respectful treatment to everyone throughout the design, construction, use, and recycling of buildings and cities (Holcim, 2008) and the ecological design of the factory was conceived as an ethical response to consumers demanding stronger environmental stewardship from the businesses they patronized (MAS Intimates Thurulie, 2009). The new MAS Fabric Park factory has renewed a historic industrial center and reestablished a local economic base while providing sustainable long-term employment for 1,300 neighborhood inhabitants (Holcim, 2008). In the renewal of the Thulhiriya Textile Mills, 75% of the MAS Intimates Thurulie spatial area has been left in its natural state left to nature and managed as a habitat for the native flora and fauna (see Appendices 1-5) (Holcim, 2008). In the landscaping of the new site, approximately 400 trees were planted, including rare, endangered, medicinal, endemic, and adapted species, which doubled the amount of vegetation on the site (MAS Intimates Thurulie, 2009), which basically placed trees and vegetation in all areas not occupied by buildings, ponds, or pathways, with the majority of them in the courtyards and in the green belt to the east of the building (Holcim, 2008). The vegetation helps keep the factory an estimated 1 to 2°C cooler and shading of the building and grounds will continue to keep the building and surrounding areas cool when the trees mature and the green canopy spreads (Holcim, 2008). Challenged with designing a structure that helps production to be more efficient, has a comfortable atmosphere, and low energy consumption in the tropics, the designers were required to determine the most energy-efficient way to keep the facility cool without amassing exorbitant costs. Cooling is achieved at the plant primarily through passive design and active systems secondarily (MAS Intimates Thurulie, 2009). Passive design measures include the direction and massing of building volumes, controlled fenestration and ventilation, shading of the building and its surroundings by the trees ad other means, the thermal mass and solar reflectivity of the veneers and roofs, and the reduction of the gray energy in the building through the construction of the main exterior walls from compressed stabilized earth blocks (MAS Intimates Thurulie, 2009). Natural materials, like bamboo, was used for window coverings and various forms of sunscreen and non-hazardous finishes and materials have been used throughout the building in order to ensure good indoor air quality, which is enhanced by high air-exchange rates (MAS Intimates Thurulie, 2009). In addition, the entire construction process was conducted with extraordinary care to ensure minimal impact on the environment. The design team used the most viable green alternatives available in Sri Lanka for all the construction needs associated with the project. Extra measures, like topsoil preservation, stabilization of plants, silt traps, and storm water-collection ponds to prevent soil erosion during construction, recycling the construction debris into the sub-base for paving on the site, and reduction of the construction waste through special mechanisms introduced to recycle, which reduced the amount of waste that went into landfills (Holcim, 2008). Stringent water conservation techniques have ensured that the consumption of potable water is half that of comparable plants. Requirements for watering and maintenance are reduced because of the types of plants that were selected and green areas are designed to absorb up to 25 millimeters of rain before runoff begins (MAS Intimates Thurulie, 2009). Porous surfaces help control erosion along with dense planting, and, on steep slopes, stabilized soil (MAS Intimates Thurulie, 2009). Runoff is channeled to the retention pond, which serves as the primary irrigation source for plants on the site, which was dredged and enlarged to increase its irrigation capacity (MAS Intimates Thurulie, 2009). The introduction of native fish species and indigenous water plants has caused an increase in the number and variety of animals on the site, particularly reptiles, birds, and waterfowl (MAS Intimates Thurulie, 2009). To preserve the natural environment, the facility is used during daylight hours only and emissions of light and noise are kept to a minimum at night (MAS Intimates Thurulie, 2009). The atmosphere surrounding MAS Intimates Thurulie is that of a factory in a garden paradise with approximately three quarters of the natural site remaining undeveloped. With the exception of the forest, the greenery and water are primarily considered scenery or functional amenities and secondarily as natural habitat (MAS Intimates Thurulie, 2009). The fence around the site prevents many animals, particularly mammals, from disturbing the preserved habitats (MAS Intimates Thurulie, 2009). To ensure the well-being of the workers, the design team carefully crafted the work areas with particular regard to building an attractive environment with pleasant outdoor views, thermal comfort, fresh air, and illumination, including natural lighting and task lighting (Holcim, 2008). Large windows bring the outdoors into the work space and are an integral aspect of the overall design (Holcim, 2008). This format creates the illusion of working in a natural environment and provides a unique and relaxing ambiance to the production center (Holcim, 2008). Another accommodation made by MAS is the provisioning of chartered buses between the plant and nearby villages since the majority of employees commute by bus and an increase in mass transit options has the potential to increase the number of factories that can be opened in the park (MAS Intimates Thurulie, 2009). MAS Intimates Thurulie also provides free meals, medical care, and on-site banking to their employees in addition to the formation of “Women Go Beyond,” which is a program designed to educate and empower women, who encompass 85% of the company’s personnel (Holcim, 2008). The strong community relationships and social commitments of MAS has allowed the evolution of the company’s philosophy, which maintains that if employees have their basic needs taken care of, they are able to concentrate on the work at hand and perform at their best (MAS Intimates Thurulie, 2009). The facility is OHSAS 18001 certified, which is an internationally recognized standard for occupational health and safety management (Holcim, 2008; MAS Intimates Thurulie, 2009). Conclusions and recommendations Although this facility is currently hailed as the greenest factory in the world, by placing greater emphasis on site ecology, the environmental impact of this model green factory could be additionally reduced. The overall cost of construction for the factory was 2.66 million (USD), which places the unit cost 25% more than the cost of traditional factories in Sri Lanka (Holcim, 2008). However, the higher construction cost are expected to be offset within the first five years through the reduction of costs of operation due to energy-efficient operation of the building and the high operational efficiency achieved through MOS, the lean-manufacturing standard of MAS (Holcim, 2008). Although the company purchases its green power at a premium, the lower rates of consumption also offset this cost (MAS Intimates Thurulie, 2009). Overall, “the additional cost of the green and ethical building creates intangible but substantial value in the form of goodwill” (MAS Intimates Thurulie, 2009, p.56). The commitment to ecological preservation and transparency in manufacturing standards has enhanced the images of MAS Holdings and Marks & Spencer, reinforcing the reputations of responsible and ethical corporations. The 1,300 permanent fulltime jobs the plant provides to the community have revitalized the local rural economy and MAS plans to invest an additional one million (USD) in the park to attain synergy among the various plants (Holcim, 2008). SECTION – B introduction The site selected for this analysis is a commercial property in Wilson, North Carolina (see Appendix 6) currently being managed by Stancil Commercial Properties Management Company (Stancil Commercial Properties, n.d). The following is a breakdown of the total space, features, and amenities available in this location: Warehouse 20,050 sq ft / Office 6,250 sq ft Acreage for Distribution Center Heavy Equipment, Trucking, Contractors On Highway 301, Adjacent to Highway 264, and only 5 miles from I-95 Features Cat5E networking in all offices Insulated Office Space including built-in cabinetry and work desks Fenced Yard and Security Systems in all Buildings Overhead Freight Doors main body Within the office space located at the analysis site, the offices are conveniently furnished and there is an abundance of equipment in the warehouses that can be used for heavy to light construction and many other purposes. The entire area is zoned commercially and the adjacent land is also used for commercial purposes, housing various businesses that operate during normal business hours. The buildings are situated in an appropriate fashion to allow natural light into the offices of the main building (see Appendix 7) as well as the adjacent warehouses (see Appendix 8). The population of Wilson county, NC is approximately 48,709 (Citydata.com, 2010) and has a median income range of $38,519 with an unemployment rate of 11.8%, which is slightly above the national rate of 9.10% (Sperling’s Best Places, 2010). The property lies several miles from the Wiggins Mill Reservoir (see Appendix 9) and the county commissioner for the district is Roger Lucas (Wilson County, North Carolina, 2011). The majority of the area has already been developed into businesses and there are no current construction or development projects under way. Although the property does not lie in a designated flood zone (see Appendix 10), should a hundred year flood occur, there is some potential for the property to sustain damage due to flooding. As the topographical map in Appendix 6 demonstrates, the land is primarily flat with light foliage and vegetation. The property lies in close proximity to several major thoroughfares and major roadways. Wilson, North Carolina lies within the central coastal plain climatic division and is 110 feet above sea level. Wilson enjoys a mild climate (see Appendix 11), with the average maximum annual temperature a balmy 71.9 °F and the average annual minimum temperature 48.3 °F (NC State University, n.d.). The temperate climate does not allow for frequent fluctuation or drastic climactic patterns. However, North Carolina is a coastal state and does experience hurricanes during the hurricane season, which is usually between August and October. This type of weather brings heavy rains, wind that may gust at up to 150 miles per hour, and these storms can leave heavy damage in their wake. Although Wilson does get a fair amount of precipitation, including snowfall, it is not typical for the county to endure excessive or heavy snowfall for extended periods of time. In regards to ambient air quality, the dense vegetation in some areas can produce high levels of pollen and other allergens that could potentially lead to poor air quality during seasons when the vegetation are flowering, like the spring or summer months. However, the overall climate in Wilson is fair to mild and the area does not ordinarily suffer from extreme weather, frequent storms, heavy levels of precipitation, or any other weather anomalies. The area does not have any landfills, sewage plants, or other malodorous facilities in the area that would produce frequent noxious odors. Nevertheless, the location is within close proximity to major freeways, which may contribute to high noise levels due to frequent traffic during rush hours. While there are large areas of foliage within the immediate vicinity of the location, there are no indigenous wildlife populations to contend with since the majority of the area is developed for commercial use. Nevertheless, this densely wooded area nearby is of ecological value and could possibly be considered as a habitat for preservation. There is not an abundance of man-made structures in the area other than the neighboring businesses and other structures scattered throughout the immediate area. The buildings are small in stature, no more than one to two stories in height and the majority of them do not appear to be residential. They appear to be well-kempt and in use, although this cannot be confirmed without physical or some other form of direct contact. There is a lot of undeveloped land nearby and much of the area is bisected by the freeway. While there are no railways in the immediate area, other network lines are present, such as telephone lines, man-made roads and paths, gas lines, sewage lines, water lines, and electrical lines (Lynch and Hack, 1989). There are no fences, walls, decks, or other apparent human modifications (Lynch and Hack, 1989) that have been made to the land and the businesses appear to be separated by trees and other forms of vegetation that create natural borders and barriers between the properties and the wooded areas. Overall, the property itself appears to be in good condition, although closer inspection and scrutiny by a specialist would be needed to unequivocally confirm this. The offices are aesthetically pleasing with large spaces and the warehouses are large and spacious as well. Since the area has been commercially zoned, there is not an abundance of homes within the vicinity of this location. The area gives the appearance of a natural setting due to the large plots of undeveloped land and densely wooded areas in close proximity to the property. However, the prime location within such close proximity to several major freeways and main thoroughfares gives the location added value because it is easily accessible, which can easily help make any business housed in this location profitable. The lack of residential homes in the area diminishes the potential of conflicts with residents and the significant distances between this location and the adjacent and neighboring businesses makes it unlikely that conflicts would arise with other business owners. Since this property is for lease by the owner through an agent, there should not be any conflicts concerning ownership or presumed rights since all rights will be expressly outlined in the leasing contract. The commercially zoning of the area makes it open to businesses only and should provide few hindrances regarding the type of businesses that could be established in this location. Commercial zoning allows for adult-focused businesses as well as all others since there are no issues regarding the unwarranted influences that could possibly affect youth, as the commercial district is distinctly separate from residential areas. The awning on the front of the building clearly attests to the location’s history as an electrical company and the furnishings left in side the buildings and warehouses are clear indicators that the site was once a thriving business. Additional research in to the complete history of the location would be required before any concise determinations could be made regarding the reasons the businesses vacated the premises in such haste that they left their furnishings and other paraphernalia behind. The site has a main building and several warehouses situated on the lot. The main building houses the offices and reception area while the warehouses are stocked with various forms of construction equipment, like fork lifts, and many other tools and miscellaneous items. The office can easily be renovated and restructured to make the cubicle spaces larger or smaller according to the needs of the occupant. The warehouses are extremely large and could house anything from vehicles to equipment and would make ideal storage units for a myriad of merchandise items. Overall, the property has vast potential for further development in many areas and also has a lot of areas that need no development and would be ideal as is should a potential lessee wish to begin conducting business immediately. conclusion Overall, the commercial property in Wilson, North Carolina profiled in this analysis has a lot of potential and would provide a great location for almost any business. However, there are pros as well as cons regarding this property. Positive aspects are that the property is zoned commercially, is large and has a lot of office as well as storage space, is furnished, and is on a large lot, which would provide ample parking spaces for a thriving business. Additionally, the property has existing communication and utility lines, has tremendous aesthetic value since it is bordered by a large, densely wooded area, is close to major freeways and provides easy access to various highly traversed roads. The property is well-situated so that the offices will benefit from natural lighting and there seems to be little chance that a potential lessee would be plagued by altercations or disturbances from the neighboring businesses. Conversely, some of the attributes of this property could also be seem as drawbacks. This includes the proximity to the freeways, which could serve as a source of noise pollution, the bordering foliage and undeveloped areas nearby, which could isolate the business, and the furnishings within the structures, which could be costly to remove should the potential lessee decide that these items did not suit their business agenda. Additionally, the natural lighting in the offices could heat the building and raise energy costs and the large expanse of land could prove a burden to maintain. Ultimately, all properties have positive aspect as well as negative aspects regarding their suitability. However, their appropriateness must be determined according to the type of business the potential lessee is looking to open and whether this business would blend well with the established businesses in the area. Works Cited Business Superbrands, n.d. MAS Holdings Changing Perspectives. [online] Available at: [Accessed 14 October 2011]. Citydata.com, 2010. 27893 Zip Code Detailed Profile. [online] Available at: [Accessed 14 October 2011]. Holcim, 2008. Clothing factory in Sri Lanka: MAS Intimates Thurulie. [online] Available at: [Accessed 14 October 2011]. Lynch, K and Hack, G, 1986. Site Analysis Checklist. Site Planning, MIT Press, 6th ed. pp.420-425 MAS Fabric Park, 2011. Location map. [online] Available at: [Accessed 14 October 2011]. MAS Intimates Thurulie, 2009. Clothing factory in Sri Lanka. [pnline] Available at: [Accessed 14 October 2011]. Sperling’s Best Places, 2010. Economy in Wilson County, North Carolina. [online] Available at: [Accessed 14 October 2010]. Stancil Commercial Properties, n.d. Wilson Commercial Property for Lease. [online] Available at: [Accessed 14 October 2011]. Wilson County, North Carolina, 2011. Map of Commissioner Districts. [online] Available at: [Accessed 14 October 2011]. Wilson, North Carolina, 2009. City of Wilson Flood Zone Areas. [online] Available at: [Accessed 14 October 2011]. Appendix 1 Location Map with Color Key MAS Fabric Park, 2011 Appendix 2 Aesthetic map (Holcim, 2008, p.26) Appendix 3 Grounds layout (Holcim, 2008, p.27) Appendix 4 Detailed layout of grounds (Holcim, 2008, p.31) Appendix 5 Peripheral sketches of veneers (Holcim, 2008, p.43) (MAS Intimates Thurulie, 2009, p.42) (MAS Intimates Thurulie, 2009, p.43) Appendix 6 Hybrid map of the commercial site location (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) Appendix 7 Pictures of the office space (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) Appendix 8 Pictures of the Warehouse psace (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) (Stancil Commercial Properties, n.d) Appendix 9 http://maps.yahoo.com/embed#q=3235+Us-301+S%2C+Wilson%2C+NC++27893-5874&start=1&lat=35.686157&lon=-77.95078475001526&zoom=17&mvt=h&trf=0 http://www.stancilcommercial.com/map--directions.html Appendix 10 (Wilson, North Carolina, 2009) Appendix 11 Monthly Normals 319476 - Wilson 3 Sw (COOP) Wilson, NC       Wilson County 35.694N    -77.946W Jan Feb Mar Apr May June Jul Aug Sept Oct Nov Dec Ann. Normal Monthly Maximum Temperature 51.2 °F 54.9 °F 63 °F 72.5 °F 79.7 °F 86.9 °F 90.2 °F 88.6 °F 83.3 °F 73.4 °F 64.3 °F 54.8 °F 71.9 °F Normal Monthly Minimum Temperature 29.5 °F 31.6 °F 38.7 °F 46.6 °F 55.5 °F 63.7 °F 68.2 °F 66.6 °F 60.3 °F 47.6 °F 39.3 °F 32.5 °F 48.3 °F Normal Monthly Mean Temperatures 40.4 °F 43.3 °F 50.9 °F 59.6 °F 67.6 °F 75.3 °F 79.2 °F 77.6 °F 71.8 °F 60.5 °F 51.8 °F 43.7 °F 60.1 °F Normal Monthly Precipitation 4.31 in. 3.42 in. 4.4 in. 3.12 in. 4.08 in. 3.82 in. 5.22 in. 4.46 in. 4.93 in. 3.05 in. 3.05 in. 3.32 in. 47.1 in. Normal Cooling Degree Days 0 0 1 20 125 312 440 390 217 61 9 0 1575 Normal Heating Degree Days 765 610 440 184 45 3 0 0 14 200 405 662 3328 Highest Mean Temperature 51 °F 50.7 °F 56 °F 64 °F 72.8 °F 79.5 °F 83.5 °F 80.5 °F 76.2 °F 67.2 °F 60 °F 52.5 °F 83.5 °F Median Monthly Mean Temperature 39.6 °F 43.8 °F 50.8 °F 59.7 °F 67.8 °F 75.6 °F 78.8 °F 77.6 °F 72 °F 60.8 °F 52 °F 43.6 °F 60.1 °F Lowest Mean Temperature 30.8 °F 33.2 °F 45.8 °F 55.8 °F 62.4 °F 71.2 °F 76.6 °F 74.1 °F 67.8 °F 52.5 °F 43.6 °F 33.9 °F 30.8 °F Year of Highest Mean Temperature 1974 1990 1976 1977 1991 1981 1993 1983 1973 1971 1985 1971 1993 Year of Lowest Mean Temperature 1977 1978 1996 1997 1992 1979 1989 1981 1988 1988 1980 1989 1977 (NC State University, n.d.) Read More