Development

Crossroads Distribution Center Building F

File Type: Free Content, Case study
Release Date: January 2009
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Crossroads Distribution Center Buildiing F

Fast Facts

Address: Olive Branch, Mississsippi (outside Memphis)
Company/Developer: IDI
Project Specs: Speculative
Project Type: Warehouse/Distribution
Square Feet: 800,308

Project History: Home to FedEx, the third-largest rail center in the country, more than 400 trucking companies, a crucial inland port and the world’s busiest cargo airport, Memphis is known as “America’s distribution center.” IDI has had a strong presence in this key distribution hub for 20 years, developing 21 million square feet to date. When Crossroads business park is completed, it will feature 14 buildings totaling 7.4 million square feet. IDI started construction on Crossroads F in July 2007 and completed the building in May 2008. Upon completion, the facility received Silver LEED certification. At the time of completion, Crossroads F was the largest industrial space to receive LEED certification in the Southeast U.S., as well as the company’s first project to obtain LEED certification.

Commitment to Sustainability

IDI has a history of implementing innovative, environmentally responsible design elements at its state-of-the-art facilities. IDI’s sustainable initiatives have included the installation of high-efficiency lighting systems, skylights that limit the need for overhead lighting and rain gardens that filter water before releasing it into neighboring streams. During construction, IDI ensures habitat is protected – they relocated tortoises to a protected habitat in Florida and established a preserve at another park in Florida to protect a pair of nesting bald eagles. As a member of the USGBC since 2006, one of the sustainability initiatives at IDI is their participation in the LEED® Green Building Rating System. Four IDI buildings totaling 2.2 million square feet have achieved Silver LEED certification and the company is developing another 17 projects, totaling 6 million square feet, that are designed to receive certification.  IDI goes the extra mile by choosing to occupy LEED space.

Green Features

Economic Analysis

  • Building F was developed according to the highest energy-efficiency standards. Although developing a LEED facility in the Memphis market costs more than a standard building, IDI has taken on the extra expense as part of its commitment to sustainability.
  • The utilization of these state-of-the art energy systems at the building generates utility savings of nearly $180,000 per year.
  • The use of day lighting controls in staging bays saves $7,589 per year.
  • Efficient, direct gas-fired space heaters cut gas usage by 50 percent.
  • IDI leased 504,104 square feet of the building to a third-party logistics company, and as of May 2009, was in negotiations to close on a lease for the remaining 296,204 square feet.

Site Sustainability/Materials Use

  • In its ongoing effort to limit the impact of the development on the environment and surrounding community, IDI employed a variety of green building practices during the construction of Crossroads F. A construction waste-recycling program diverted more than 50 percent of construction waste such as plastics, metals and concrete (amounting to 420 cubic yards) to recycling centers, preventing the materials from taking up landfill space.
  • To further minimize the project’s environmental footprint, IDI used materials made from recycled content and obtained materials manufactured by local suppliers in the construction of Crossroads F. A total of 39 percent of the materials used to construct the building were made from recycled materials, far greater than the 20 percent needed to receive the maximum two LEED points for this category. Recycled content included 100 percent of the steel rebars, 83 percent of the steel bar joists, 78 percent of the steel beams and 58 percent of the metal decking.
  • In addition, 64 percent of the materials used in construction were manufactured or extracted within 500 miles of the project site, far exceeding the 20 percent required to obtain the maximum two LEED points for this category.
  • To create a healthier workspace for employees in the facility, IDI used low-VOC adhesives, sealants and coatings.
  • The design of Crossroads F encourages employees to use fuel- efficient transportation. The parking area designates five percent of total parking for employees who carpool to work, and another three percent of the parking area is reserved for low-emitting, fuel efficient vehicles.
sideview of Crossroads Distribution Center Buildiing F

Energy Efficiency

  • Skylights installed in each dock bay reduce the need for artificial lighting systems.
  • A white TPO roof membrane reduces the heat island effect and lowers interior warehouse temperatures 10 to 15 degrees on hot summer days.
  • High-efficiency T-5 fluorescent lights, which use half the energy of standard metal halide lights, cut utility costs by $155,740 per year.
  • Efficient direct gas-fired space heaters cut gas usage by 58 percent.

Water Efficiency

  • IDI has implemented a state-of-the-art water management system that already reduces the amount of water used for irrigation by 50 percent, and upon the system’s completion, will allow rainwater to provide 100 percent of the water used for irrigation.
  • Low-flow plumbing fixtures reduce water usage by 20 percent.
  • A series of computerized weather stations at Building F and other areas of the park measure humidity, wind speeds, evaporation rates and rainfall amounts to determine when irrigation is required. With real-time information supplied from a satellite feed, the system is able to constantly adjust the irrigation schedule due to changing weather patterns. This system alone reduces water usage at the park by 30 percent.
  • IDI installed a drip-irrigation system instead of the standard spray system. Drip irrigation delivers water only where it is needed – directly to the root system – and is a lower-volume irrigation method. This system cuts water usage by 20 percent.
  • IDI has planted native grasses and plants that thrive on rainwater alone.
  • The most crucial component of the water-management system is under development. IDI is implementing a detention pond that, in conjunction with an eight-foot deep well, will supply 100 percent of the water used for irrigation. Rainwater stored in this 60-foot deep, six-acre pond will be diverted through a nearby pump station and distributed to Crossroads F and throughout the park via a pipe network. Upon final build out at Crossroads, the system will save 60 million gallons of water per year.

Innovation

  • As a LEED facility, Crossroads F incorporates the most innovative and energy-efficient design features currently available.
  • More than any other feature at Crossroads, the innovative water management system achieves IDI’s goal of conserving valuable resources and reducing the impact of development on the environment and surrounding community. It is also a prime example of a renewable energy system.  It sets a high standard that will produce benefits for years to come in Memphis and serve as a model that IDI can implement at other parks across the U.S.