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HomeMy Public PortalAboutPV Array for Watertown High School - SBCCity of Watertown, MA  ARPA Project Proposal Submitted by: George Proakis Submitted on: May 26, 2023 Request Number: ARPA-24 Project Name: PV Array for Watertown High School Proposal Type: City Department School Building Committee Recommended Project Manager: Christy Murphy, Watertown High School Project OPM Project Summary: The project will cover the cost of installing solar panels on the roof of the new Watertown High School project. This was an add-alternate to the high school project, and it will ensure that we open on the first day as a LEED-Platinum, net-zero school.  Amount of ARPA Funds Requested: $4,462,000 Minimum Funds Needed: $1,000,000 Matching funds available? Don't Know Other funds available? Yes Additional borrowing; more HS stabilization funds; potential funds from state senate budget bill 0 Unsure Project Narrative: I will use the form to enter narrative Narrative description of the project: This proejct will install a solar array that will generate 1,382,386 kWh of energy on the roof of the new Watertown High School.  This has been a part of the plan for a net-zero LEED Platinum high school that has been pursued by the school building authority over recent years. Nonetheless, costs have escalated and the high school project has a funding gap of between $6 million and $11 million. While the city administration is seeking multiple funding sources to cover this gap, the use of ARPA funds to cover some or all of the cost of the solar would be consistent with the goals of the project and of the ARPA funding. Funding this project would ensure that the school was open on day one as a net-zero LEED Platinum building and would work towards ensuring that we do not have to return to the city council to authorize additional borrowing that would delay our capital planning efforts.  Detailed Project Budget: This is a lump sum bid add alternate for this project at $4,462,000, as a part of the larger $220,388,049 high school project. Any costs not covered by ARPA would be covered through additonal borrowing, additional transferes to stabliziation, or through state reimbursement if these funds become available. We are also continuing to monitor additonal federal grants to see if they provide eligibility for matching funds.  Timeline for the project: The high school project is due to start in the summer of 2023 and be completed early in 2026.  Resources required in addition to the ARPA funding: additional funding for the high school is covered through three sources: approved borrowing; MSBA grant; current high school stabilization fund. Metrics for success of the project: Opening a net-zero LEED Platinum high school in 2026. Outputs / outcomes: What will be the overall benefit? The net-zero LEED Platinum high school is a key implementation step of the city's climate plan. This is a part of the continued commitment to a sustainable and resiliant city.  CITY OF WATERTOWN Office of the City Manager George J. Proakis City Manager Administration Building 149 Main Street Watertown, MA 02472 Phone: 617-972-6465 www.watertown-ma.gov citymgr@watertown-ma.gov To: Honorable City Council From: George J. Proakis, City ManagttS< f P May 25, 2023 Date: RE: High School Costs As I noted in my May 9, 2023, budget presentation, I am providing an update on the high school funding situation after bids were opened on May 12, 2023. This memo summarizes the latest information we have about the cost of building the new high school. The initial budget all-inclusive cost for the high school project, including all soft costs, swing space, and contingency, was set in an agreement with MSBA at $201,461,673, with a maximum MSBA reimbursement of $45,309,315. The Honorable City Council approved bonowing, including reimbursable costs, at $198,884,252. The remaining $2,577,421 in the project cost essentially covers the cost of the initial feasibility study. This study has been funded through other sources ( direct appropriations, as well as a bond anticipation note (BAN) that the administration expects to pay off in the coming weeks). Since the initial bonowing anticipated that MSBA would reimburse their maximum contribution, it was based on a long-term b01TOwing total of $153,574,937. This initial budget always included opportunities to refine costs as the project moved forward, but it was set prior to the substantial cost escalations from post-COVID supply chain sh01iages and inflation. The Capital Improvement Plan (CIP) has anticipated $150,000,000 ofbo1TOwing over three fiscal years. The remaining $3,574,937 has not been incorporated into the capital plan, although the Honorable City Council approved this borrowing. Therefore, for the purpose of this memo, while the Administration has authorization to bonow the additional $3.5 million, it is assumed that the $150 million in the capital plan is the available amount of funding. In recent years, the Honorable City Council supp01ied the eff01is of Mr. Driscoll and Mr. Tracy to establish and fund a stabilization fund for the high school project. Stabilization fund investments included: • $3,000,000 in FY 2021 • $3,000,000 at the start of FY 2022 • $4,175,000 at the end of FY 2022 • $1,983,055 at the start of FY 2023 • $2,000,000 that I recommended, and the council approved, in a mid-2023 budget amendment In addition, I've proposed an additional $3 million for this fund at the start of FY 2024. The fund has also generated $57,708 in interest earnings, while $798,334 was transfened out of the fund and into the debt repayment account in July of 2021 and September of 2022, essentially covering debt and interest for the feasibility study BAN. Therefore, the total funding available in this account for the high school project, should the Honorable City Council approve the FY 2024 appropriation, is $16,418,402. A total of $5,201,224 of these funds have been transfened to the high school capital account and spent on the project to date. As I noted in my May 9, 2023, budget memo, the costs escalated substantially between that initial estimate and the development of 90% project construction documents. As this process unfolded, the School Building Committee worked hard to remove unnecessary items and costs from the school project. Nonetheless, the Administration remained committed to ensuring that the core educational priorities were met with the school design. The Committee also committed to ensuring that a bid for a net-zero LEED-platinum building was achievable. With this refined scope, the cost estimators developed a revised budget estimate of $214,681,225 as the project was preparing to be bid. This revised estimate opened a substantial cost gap between the initial cost estimate / total bonowing, and the likely cost of building the project. Nonetheless, the Administration remained committed to building a state of the art high school while also covering the $11,642,1311 gap between the initial and new budget estimate. These strategies included: Setting aside $3,789,325 of this total budget into an 'add-alternate' for the solar installation on the school roof. This could therefore be completed as a part of the project or completed later if it was not affordable. Using funds from the high school stabilization fund. As noted above, to date, we have used $5,201,224 to cover project expenses, including expenses for the initial feasibility study. In April, the school project received filed sub-bids. These are the bids from individual trades that are required to be bid separately and then incorporated into the bid from the general contractor. These include bids for masomy, flooring, heating ventilation and air conditioning (HV AC), painting, etc. As we put together the FY 2024 budget, the filed sub-bids were opened, and they came in over the 90% cost estimate by $14,564,761. The most significant deviation was the $19.9 million HVAC bid. This bid was $5,080,256 over budget, and it was the only bid we received in this category. When I presented the budget on May 9, 2023, it was just after these sub-bids were opened, but prior to the opening of the bids from general contractors. While out to bid on the entire project, the School Building Committee decided to re-bid the HV AC sub-bid. The contractor was instructed to hold the number in the original HV AC estimate as they put together the total project bid. This means that, despite where we stand with the general contractor bid, this number could still change. The City received bids from the general contractor bidders on May 12, 2023. Two bidders submitted, and Brait Builders has been awarded the contract. Their contract totaled $143,499,000 plus $4,462,000 for the solar panel add alternate. When adding the current costs for swing spaces and modular spaces (all previously bid and under construction) as well as moving, construction contingency, furniture, technology, architecture, engineering, and project administration, as well as the initial feasibility study, the total project cost comes in at $220,388,049. This number is $18,926,412 above the initial estimate. With $150,000,000 in planned bonowing, plus the full MSBA reimbursement at $45,309,315, and pre-paid feasibility costs of $2,577,421, the total project budget has exceeded the MSBA and bond resources by $22,501,313. Some of the $16,418,402 in stabilization funds have been used for the project already, and it is expected that we will use the remainder of those funds. This brings the gap to $6,082,911. Setting aside potential risk from additional HV AC costs, this is the total funding that we need to source prior to providing MSBA with their next update. The outside exposure from the open HVAC bid question is $5,080,256 for a worst-case scenario of a $11,163,!67 budget gap. The Administration is considering several strategies to fill the remaining gap: The high school project team will pursue Eversource MassSave rebates. We anticipate this will cover $463,972 but are actively seeking additional rebate opportunities. Reimbursement from the WCATV may be sought for their fit-out. At this point the fit-out has been paid through funds provided from the stabilization account. The potential reimbursement has been canied in the budget as an $800,000 item, although it may be more viable to structure this as an ongoing lease payment than a one-time lump sum payment. The Administration will request ARPA funding, up to $4,462,000, to cover the cost of the solar panel add alternate and ensure we open on day one with a LEED Platinum/ Net Zero high school. The Administration can consider additional funding of the high school stabilization account (likely up to $2 million each year) in FY 2025 and FY 2026. This is not anticipated in the cmTent budget projections for these years and would require adjustments in other budget line items. The City can boITow additional funds. We can begin by bonowing the additional $3,574,937 that has been authorized by the Council but not incorporated in the CIP. Bonowing to cover this entire gap would likely cost in the range of $750,000 per year in the first years after the school opens. Generally, I believe this to be the least appealing of the options presented here, as it would require delaying other capital projects to keep our bo1rnwing within our future year budget projections. Finally, a budget line in the state senate budget would provide an additional $100 million towards MSBA projects that were in the midst of their design process when costs escalated. Senator Brownsberger has been instrumental in getting this item into the senate budget. His office estimates the value of this senate bill to Watertown at about $5,600,000. To be available to us, this budget line needs to survive the senate budget process and the conference committee process before being approved by the Governor. But, if this were to occur, this would substantially reduce the need to secure additional funds for the project. I will keep the Honorable City Council updated on this potential funding source. Overall, there is substantial good news. Wate1town is moving forward with building a new high school. We are moving to bonow the first round of $50,000,000 for this project during the month of June, and our interest rates are likely to be consistent with our projections. The general contractor bids did not fu1ther open the gap from our most recent estimate, and they closed the gap created by the filed sub-bids, with the exception of the forthcoming HVAC bid. But there are still funding decisions to be made, and we need to determine which strategy or strategies we will use to close that gap in the corning months. 526 Boston Post Rd Wayland, MA 508.358.0790 000 Street Name City, ST 00000 KEYNOTE LEGEND : NORTH ARROW KEYPLAN DRAWING NAME: DRAWN BY: REVIEWED BY: SCALE : JOB NO.: DATE: DRAWING NUMBER: www.ai3architects.com Cop y r i g h t © A i 3 Arc h i t e c t s , LL C 201 9 50 COLUMBIA STREET WATERTOWN, MA 02472 100% CONSTRUCTION DOCUMENTS As indicated PV SITE PLAN CW, MJ SMC ,TP 1902 .00 03 /29 /2023 PV 001 COLUM B I A S T CO M M O N S T BE R N A R D A V E EXISTING BUILDING TO BE DEMOLISHED MAIN ELECTRICAL ROOM 024 ON GROUND FLOOR W/MAIN SWITCHBOARD "SWBD4" PV INVERTERS 1 THRU 4 AC COMBINING SWITCHBOARD GROUNDING XMFR DAS CUSTOMER OWNED CT CABINET AND METER SOCKET FOR PV SYSTEM UTILITY SMART PROGRAM METER GANG OPERATED UTILITY REQUIRED AC DISCONNECT, LOCKABLE ACCESSIBLE 24/7 TO UTILITY PERSONNEL 2.1 DEGREE ROOF SLOPE SOUTH 2.1 DEGREE ROOF SLOPE NORTH PV INVERTERS 5 THRU 9 BUILDING SERVICE XFMR EXISTING UTILITY POLE BATTERY CONTAINERS GENERATOR (BY OTHERS) N a b a: 0.00∞b: 15.00∞ CCW CW SHEET INDEX ID PV001 PV002 PV101 PV102A PV102B PV102C PV102D PV103 PV104A PV104B PV104C PV104D PV201 PV202 PV203 PV204 PV301 PV302 PV401 PV402 PV501 PV502 PV503 PV504 PV505 PV506 PV507 PV508 PV601 PV602 PV603 PV604 PV701 PV801 PV802 Name PV SITE PLAN PV SYSTEM NOTES PV LAYOUT DIMENSIONED PV LAYOUT, ZONE 1 DIMENSIONED PV LAYOUT, ZONE 2 DIMENSIONED PV LAYOUT, ZONE 3 DIMENSIONED PV LAYOUT, ZONE 4 INVERTER SOURCE LAYOUT SORC CIR & COND LAYOUT, ZONE 1 SORC CIR & COND LAYOUT, ZONE 2 SORC CIR & COND LAYOUT, ZONE 3 SORC CIR & COND LAYOUT, ZONE 4 MODULE DETAILS, BALLASTED RACKING LAYOUT, BALLASTED MODULE DETAILS, CANOPY RACKING DETAILS, CANOPY CONDUIT DETAILS GROUNDING DETAILS, BALLASTED CANOPY RAIL LAYOUT CANOPY BEAM HOLE LAYOUT INVERTER ELEVATIONS 1-4 INVERTER ELEVATIONS 5-9 STRUT DETAILS ELECTRICAL EQPT. ELEVATIONS BESS EQPT. PAD LAYOUT & GROUNDING BESS EQPT. PAD CONDUIT BESS EQPT. PAD ELEVATION (1) BESS EQPT. PAD ELEVATION (2) INVERTER DC SCHEDULE AC WIRE & CONDUIT SCHEDULE SINGLE LINE DAS SINGLE LINE LABELS DATASHEETS (1) DATASHEETS (2) Published 2 LOCUS MAP 0 2500'5000' 3 SIMILAR BALLASTED PV ARRAY 4 SIMILAR DUAL TILT PV ARRAY 1 1,155.00 kWdc (920.00 kWac) PV ARRAY WITH 2,100QTY 550W MODULES 0 16'32'64' PHOTOVOLTAIC SYSTEM FOR Ai3 ARCHITECTS - WATERTOWN HS 50 COLUMBIA STREET, WATERTOWN MA 02472 MODULES DC POWER AC POWER AZIMUTH 10° BALLASTED ARRAY 580/ 550W 319.0 kWdc 240.0 kWac 106.8/286.8°5° DUAL TILT ARRAY 2,100/ 550W 1,155.0 kWdc 920.00 kWac PV ARRAYs ANNUAL AC ENERGY: 1,382,386 kWhr/yr 1,520/ 550W 836.0 kWdc 680.0 kWac 196.8° & 191.8° 103/ VARIES 16.41 kWdc TBD -SUNSHADE (BY OTHERS) ESTIMATED ANNUAL ENERGY PRODUCTION BASED ON: HELIOSCOPE CALCULATOR LAT, LON 42.35, -71.15 WEATHER DATA PREMIUM MODULE FIXED (ROOF MOUNT) & FLUSH MOUNT 97.121% & 98.5% INV & OPT EFFICIENCY WITH 300.00 kWac (600.00 kWhr) OF AC COUPLED STORAGE APPLICABLE STANDARDS - 2023 NATIONAL ELECTRIC CODE - MASSACHUSETTS AMENDMENTS TO 2023 NEC - 9TH EDITION MASSACHUSETTS BUILDING CODE - 2017 NATIONAL ELECTRICAL SAFETY CODE - EVERSOURCE CONSTRUCTION STANDARDS - WATERTOWN, MA BUILDING & ELECTRICAL INSPECTORS (AHJs) - INSTALLING CONTRACTOR AND ALL PERSONNEL ON SITE SHALL FOLLOW APPROPRIATE LOTO PROCEDURES BEFORE SERVICING EQUIPMENT AND SHALL BE EQUIPPED WITH THE APPROPRIATE PPE. 4' ROOF EDGE SETBACKS ARE TO BE EVALUATED/APPROVED BY WATERTOWN AHJ DURING PERMIT SUBMISSION. i'!hurst the R ·reatP . obert A a111e Estate Y BentJey Umversity9 Lyman Estate ' SCf'lool St GoreP~ <, 'lace v £-I Central Rock Gym C, "-•• am s.1 t J z Stop&Shop 9 '\ <l' Trader Joe·s 9 E ., NONANTUM Whole Foods MarKet 9 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 @ a ... i l il' Belmont St CAMBRIDGE HIGHLANDS rner PORTER SQUARE Danehy Park NEIGHBORHO Nltll E OD a HurOfl. Ave The Harva d M of Na/ useum A 01 a,1~ ural History "1' "l HARVARD SQUARE Watertown .50 Columbia St Watertown, MA, 02472 Mt Auburn Cemetery Q 'Deluxe To.-.n o· @ -'ze .;,; "\."l I N-EWTON CORNER ArS@lla/ st Target 9 OAK SQUARE BRIGHTON LOWER ALLSTON " • • ,t ALLSTON --­Parnd ~as_ck Z!!b' cp ~t Elizabeth's Med ical Center @ NORTH " E " • • ARCHI -ECTS Cam L 100% CONSTRUCTION DOCUMENTS PART 1 -GENERAL 1.1 SUMMARY A. This Section consists of: Section 01 23 00 ALTERNATES WATERTOWN HIGH SCHOOL Ai3 Architects, LLC 1. Submission procedures for scheduled Alternates. 2. Documentation of changes to Contract Sum and Contract Time. B. The description of Alternates herein below and through the Specifications are intended to set the intent and to describe the major work only. Such descriptions are not to be taken as limiting the work required under any of the alternates, and all work required to carry out the intent of each of the accepted Alternates shall be done without cost additional to that agreed upon as the alternate price. Review all Construction Documents to determine full scope and description of each alternate. 1.2 REQUIREMENTS A. Submit Alternates with full description of the proposed alternate and the effect on adjacent or related components. B. Alternates quoted on Bid Forms will be reviewed and accepted or rejected at the Owner's option. Accepted alternates will be identified in the Owner-Contractor Agreement. C. Coordinate related work and modify surrounding work to integrate the Work of each Alternate. 1.3 SELECTION AND AWARD OF ALTERNATES A. Indicate variation of Bid Price for Alternates described below and list where provided for Bid Form or any supplement to it, which requests a difference in Contract Price by adding to or deducting from the base bid price. B. The lowest responsible and eligible bid will be determined on the basis of the base bid, adjusted by such alternate or alternates as may be included in the award of the Contract in the sole discretion of the Awarding Authority. 1.4 SCHEDULE OF ALTERNATES A. ALTERNATE 1 -PV SYSTEM 1. Base Bid: No work for PV System. 2. Alternate number 1: a. Provide infrastructure for installation of photovoltaic arrays including but not limited to excavation for foundations and trenching for conduits, foundations, structural steel canopies, conduit and all appurtenances, accessories and finishes required b. Furnish and install photovoltaic arrays. Building roof mounted arrays shall be ballasted, and site arrays are ground mounted ballasted systems or mounted to steel infrastructure canopies that are included in the Base Bid. ALTERNATES 012300 - 1 100% Construction Documents/ 03.29.2023 100% CONSTRUCTION DOCUMENTS PART 2 -PRODUCTS (Not Used) PART 3 -EXECUTION (Not Used) End of Section ALTERNATES 012300 - 2 WATERTOWN HIGH SCHOOL Ai3 Architects, LLC 100% Construction Documents/ 03.29.2023