HomeMy WebLinkAboutAgenda 03-15-22; 6-a - 203 South Greensboro – Consideration of Guaranteed Maximum Price (GMP) 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: March 15, 2022
Action Agenda
Item No. 6-a
SUBJECT: 203 South Greensboro — Consideration of Guaranteed Maximum Price (GMP)
DEPARTMENT: Asset Management Services
(AMS)
ATTACHMENT(S): INFORMATION CONTACT:
1) Project GMP Travis Myren, Deputy County Manager,
919-245-2308
PURPOSE: To consider and approve next steps for the 203 South Greensboro project with the
final Guaranteed Maximum Price (GMP) of$34,692,067 and a total project for construction and a
total project budget of $41,174,840. The County's share of the total project cost is $22,218,882.
BACKGROUND: The 203 Project is a joint venture between the Town of Carrboro and Orange
County. The scope for the project includes the construction of a new Orange County library
branch as well as permanent facilities for the Skill Development Center. The Town of Carrboro's
portion of the project includes meeting spaces, a small theater, and offices. The proposed site of
the development is located on an existing Carrboro municipal parking lot near the center of the
town.
This project is being executed through a Construction Manager at Risk (CMAR) project delivery
method. This delivery method requires the Construction Manager(CM)to deliver the project within
a Guaranteed Maximum Price (GMP) which is based on the construction documents and
specifications at the time of the GMP plus any reasonably inferred items or tasks. The project
architect for the project is Perkins & Will, and the Construction Manager is Barnhill Contracting
Company.
Bidding for the GMP began on January 17, 2022, and concluded on February 16, 2022. A
preliminary GMP and associated budget implications were presented to the BOCC at the March
1, 2022 Business meeting. The County received the final GMP on March 8, 2022. The final GMP
did not change from the GMP presented at the Board's March 1, 2022 Business meeting. The
final GMP for construction remains $34,692,067. The total project budget including design fees,
furniture, fixtures, and equipment and a five percent (5%) owner's contingency brings the total
project budget to $41,174,840. Based on the County's dedicated space in the building, associated
parking, and the County's share of common areas, the County's total project cost is $22,218,882
as shown in the following table:
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Town Orange County Total
A.Construction
Total Construction&CMAR $15,490,004.00 $19,202,063.00 $34,692,067.00
B.Design
Architectural Fees(Ratio of CBO/OC Sq. Ft. =44.52/55.48) $752,074.13 $937,220.87 $1,689,295.00
Supp.Architectural Fees(Ratio of CBO/OC Sq. Ft. =44.52/55.48) $252,784.56 $315,015.44 $567,800.00
$1,004,858.69 $1,252,236.31 $2,257,095.00
C.HE&Contingency
Furniture,Fixtures and Equipment(FF&E) $1,688,850.00 $802,225.00 $2,491,075.00
Owner's Contingency(5%) @ Ratio of CBO/OC 44.52/55.48 $772,245.00 $962,358.00 $1,734,603.00
Subtotal FFE&Contingency $2,461,095.00 $1,764,583.00 $4,225,678.00
TOTAL Project Budget $18,955,957.69 $22,218,882.31 $41,174,840.00
Orange County's share of the project construction budget overrun is approximately $4,968,033.
The Owner's Contingency, based upon a 5% of the GMP, rose from $530,050 to $962,358, an
additional $432,300. The total project budget impact is an increase of $5,400,333. Additional
operating costs for the new Library are currently estimated to be $537,670 in the first full year of
operation.
Additional Options for Consideration
On March 1, staff presented an option to shell in the County's portion of the facility. That option
would produce approximately $1.6 million in total savings, but would result in unusable
programming spaces until additional funding is allocated to finish the space. Based on the Board's
discussion, staff discussed two additional options to reduce the scope of the project and decrease
the required budget.
Option 1: Delete the Orange County Skills Development Center from the project with
minimal redesign.
This option would entail the removal of one level from the building and one level of the parking
deck. This option keeps the current design mostly intact. The estimated time for redesign is five
months plus an additional two months for re-permitting and bidding. The minimal redesign option
would cost approximately $605,000 in architectural fees. The Construction Manager estimates a
construction cost savings of approximately $3,765,000.
Option 2: Delete the Orange County Skills Development Center from the project with a
more comprehensive redesign.
This option would take the design back to a conceptual phase, but could result in greater cost
savings due to the opportunity to utilize a pre-cast parking deck. Additional public hearings and
design approvals would be required. The time for redesign with associated approvals is estimated
to be fourteen months plus an additional three months for permitting and bidding. Design and
preconstruction costs would be applicable. The more extensive redesign would cost
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approximately $1,539,000. The Construction Manager estimates a construction cost savings of
approximately $4,158,500.
Based on an analysis of the construction market by Barnhill, construction costs are not expected
to decline over the foreseeable future. Escalation of material and labor costs is expected to
continue nationally due to supply and demand. Other large construction projects in central North
Carolina are currently being developed and subsequently the project may experience less interest
and less competitive pricing if the project is re-bid at a future date.
FINANCIAL IMPACT: Orange County's share of the project construction budget overrun is
approximately $4,968,033. The Owner's Contingency, based upon a 5% of the GMP, rose from
$530,050 to $962,358, an additional $432,300. The total project budget impact is an increase of
$5,400,333. Additional operating costs for the new Library are currently estimated to be $537,670
in the first full year of operation.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goals are applicable
to this item:
• GOAL: FOSTER A COMMUNITY CULTURE THAT REJECTS OPPRESSION AND
INEQUITY
The fair treatment and meaningful involvement of all people regardless of race or color;
religious or philosophical beliefs; sex, gender or sexual orientation; national origin or ethnic
background; age; military service; disability; and familial, residential or economic status.
• GOAL: ENSURE ECONOMIC SELF-SUFFICIENCY
The creation and preservation of infrastructure, policies, programs and funding necessary
for residents to provide shelter, food, clothing and medical care for themselves and their
dependents.
• GOAL: ENABLE FULL CIVIC PARTICIPATION
Ensure that Orange County residents are able to engage government through voting and
volunteering by eliminating disparities in participation and barriers to participation.
Proceeding with the 203 Project will allow the County to provide amenities for the surrounding
Carrboro community.
ENVIRONMENTAL IMPACT: The following Orange County Environmental Responsibility Goal
impacts are applicable to this item:
• ENERGY EFFICIENCY AND WASTE REDUCTION
Initiate policies and programs that: 1) conserve energy; 2) reduce resource consumption;
3) increase the use of recycled and renewable resources; and 4) minimize waste stream
impacts on the environment.
• CLEAN OR AVOIDED TRANSPORTATION
Implement programs that monitor and improve local and regional air quality by: 1)
promoting public transportation options; 2) decreasing dependence on single-occupancy
vehicles, and 3) otherwise minimizing the need for travel.
• RESULTANT IMPACT ON NATURAL RESOURCES AND AIR QUALITY
Assess and where possible mitigate adverse impacts created to the natural resources of
the site and adjoining area. Minimize production of greenhouse gases.
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The design of the 203 Project embraces many energy efficiency technologies and green
construction methodologies. The building site is located on a public transportation route and
includes a bus stop.
RECOMMENDATION(S): The Manager recommends that the Board review and consider the
203 Project GMP and associated financing obligations.
BARNHILL ACTING GUARANTEED MAXIMUM PRICE 5
CONTRCOMPANY March 8, 2022
The 203 Project
Carrboro, NC
Building Area= 109,338 SQFT
Amount Total CostISF
Cost of the Work
Subcontract Base Bid $28,796,5921 $0.00
Subtotal Cost of Work $28,796,5921 $28,796,5921 $263.37
Contingencies
Construction Contingency 4.97% $1,505,178 $13.77
Subtotal Contingencies $1,505,178 $30,301,770 $277.14
General Conditions
Labor $0 $0.00
Subtotal General Conditions LSUM $1,900,577 $32,202,347 $294.52
Bonds & Insurances
CMAR Insurances & Bonds 2.10% $726,297 $6.64
Subcontractor Default Insurance 1.25% $359,957 $3.29
Subtotal Bonds & Insurances $1,086,254 $33,288,602 $304.46
Fees &Allowances
Construction Management Fees 3.75% $1,296,959 $11.86
Subtotal Fees &Allowances $1,296,959 $34,585,560 $316.32
Cost of the Work with Accepted Alternates
Accepted Alternates:
E-1: EV-Ready Parking Spaces (Shared) $25,224 $0.23
L-1: Soil Cells (Town of Carrboro) $41,600 $0.38
QT-1: Theatrical Drapes (Town of Carrboro) $39,683 $0.36
PBA/A-2: Corbin-Russwin Mortise Locksets $0 $0.00
PBA/E-1: Communications Equipment $0 $0.00
Subtotal Cost of Work with Accepted Alternates $106,507 $34,692,0671 $317.29
GMP Total with Alternates $34,692,067 $317.29
BARNHILL FINAL GMP SUMMARY 6
CONTRACTING March 8,2022
COMPANY The 203 Project
Town of Carrboro
Contract Amount
Bid Packages Contractor (Base Bid No Alt)
BP100-GENERAL TRADES CB&H $ 294,600 $ 2.69
BP105-FINAL CLEANING Sparkle&Shine $ 30,955 $ 0.28
BP201 -TURNKEY SITE&DEMOLITION Sullivan Eastern $ 2,100,000 $ 19.21
BP210-FOUNDATION SYSTEMS Wurster Betterground Holding $ 59,400 $ 0.54
BP290-LANDSCAPE&IRRIGATION Landart Solutions $ 328,332 $ 3.00
BP390-TURNKEY CONCRETE C&C Industrial $ 7,697,777 $ 70.40
BP400-TURNKEY MASONRY Vega Construction $ 970,000 $ 8.87
BP500-TURNKEY STEEL Smith $ 2,319,778 $ 21.22
BP642-MILLWORK&ARCHITECTURAL CASEWORK Stephenson Millwork $ 269,900 $ 2.47
BP740-ROOFING Gardner Roofing $ 369,262 $ 3.38
BP750-METAL WALL PANELS Cynergy Systems $ 252,000 $ 2.30
BP790-WATERPROOFING,SEALANT,CAULKING JT Murphy $ 89,395 $ 0.82
BP800-TURNKEY DOORS/FRAMES/HARDWARE Martin Architectural $ 359,400 $ 3.29
BP836-OVERHEAD DOORS Maxson&Associates $ 195,000 $ 1.78
BP840-CURTAINWALL/STOREFRONT/GLASS&GLAZING Clayton Commercial Glazing $ 1,078,700 $ 9.87
BP925-METAL STUDS/DRYWALL/INSULATION Sears $ 2,176,000 $ 19.90
BP930-CERAMIC TILE Concordia $ 38,250 $ 0.35
BP960-RESILIENT FLOORING/CARPET/BASE Brock Contract $ 236,325 $ 2.16
BP964-POLISHED CONCRETE David Allen Co $ 64,968 $ 0.59
BP965-WOOD FLOORING Brock Contract Services $ 51,530 $ 0.47
BP980-ACOUSTICAL CEILINGS&WALLS Heartland Acoustics $ 1,172,967 $ 10.73
BP990-PAINTING AND WALLCOVERINGS E. Caligari&Son $ 264,200 $ 2.42
BP1005-TOILET SPECIALTIES/ACCESSORIES/DIVISION 10 TCS $ 263,998 $ 2.41
BP1010-IDENTIFICATION DEVICES Modulex Carolinas $ 78,500 $ 0.72
BP1065-OPERABLE PARTITIONS Learning Environments $ 24,669 $ 0.23
BP1110-STAGE EQUIPMENT Barbizon $ 153,000 $ 1.40
BP1250-WINDOW TREATMENTS Contract Window Treatments $ 44,360 $ 0.41
BP1400-ELEVATORS TK Elevator Corp $ 489,500 $ 4.48
BP1530-FIRE PROTECTION J&D Sprinkler $ 492,450 $ 4.50
BP1540-PLUMBING Comfort Systems $ 844,442 $ 7.72
BP1550-HVAC Mechworks Mechanical $ 1,966,850 $ 17.99
BP1600-ELECTRICAL LJ Electric $ 4,020,085 $ 36.77
Bid Day Total $ 28,796,592 $ 263.37
1.25%1 Subcontractor Default Insurance $ 359,957 $ 3.29
COST OF WORK WITH SUBCONTRACTOR BONDS $ 29,156,550 $ 266.66
4.97%1 Construction Contingency $ 1,505,178 $ 13.77
COST OF WORK SUBTOTAL $ 30,661,728 $ 280.43
LSUM General Conditions $ 1,900,577 $ 17.38
3.75% Fee $ 1,296,959 $ 11.86
2.10% Insurances&Bonds $ 726,297 $ 6.64
Project Base Bid Grand Total(Less Accepted Alternates) $ .0
sgft 109,338
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■ BARNHILL FINAL GMP ALTERNATES SUMMARY
CONTRACTING March 8,2022
COMPANY The 203 Project
Carrboro,NC
Unburdened
Alternate No. Alternate Description Packages Affected Alternate Cost
A-1 Electrochromic Glazing BP840,BP1600 $ 161,650.00
BP642,BP925,BP930,BP960,BP965,BP980,
A-10 Shell Only:Performance Space,Level 1 BP990,BPI 110,BP1530,BP1540,BP1550,BP1600 $ (342,455.00)
BP642,BP925,BP930,BP960,BP965,BP980,
A-11 Shell Only:Orange County Skills work areas,Level 2&3 BP990,BP1530,BP1540,BP1550,BP1600 $ (264,539.32)
BP642,BP925,BP930,BP960,BP965,BP980,
A-12 I Shell Only:Orange County Library work area,Level 1 BP990,BP1530,BP1540,BP1550,BP1600 $ (480,265.21)
A-13 Shell Only:East Side of Level 1 BP642,BP925,BP930,BP960,BP965,BP980,BP990 $ (197,156.32)
A-14A Acoustical Ceiling Baffles: Increase Spacing,8"to 12"O.C. BP980 $ (59,254.00)
A-14B Acoustical Ceiling Baffles:Decrease Depth, 11.5"to 7.5"O.C. BP980 $ (55,396.00)
C-1 Omit Fiber Optic Cabling:adjacent to Maple and Carr BP2600 $ (60,980.00)
E-1 35 Additional"EV-Ready"parking spaces BP2600 $ 23,455.00
E-2 Electrical Panels associated with Alternate E-1 BP2600 $ 17,450.00
E-3 Photovoltaic Panels&Inverter Equipment-WEST ROOF BP1370 $ 178,000.00
E-4 Photovoltaic Panels&Inverter Equipment-EAST ROOF BP1370 $ 712,226,00
L-1 Soil Cells BP201,BP225,BP290 $ 38,683.00
QT-1 Theatrical Drapes&Associated Track BP1110 $ 36,900.00
QT-2 Telescoping Seating BP1240 $ 244,360.00
PBA/A-2 Corbin-Russwin Mortise Locksets BP800 $ -
PBA/A-3 Taylor Brick in Executive Gray BP400 $ 5,000.00
PBA/E-1 Communications Equipment BP1600 $ -
BARNHILL
CONTRACTING FINAL GMP TOTAL Minority Contractor Participation Report
CONTRACTING
COMPANY March 8,2022
The 203 Project
Carrboro,NC
BID PACKAGES CONTRACTOR CONTRACT AFRICAN WHITE FEMALE HISPANIC ASIAN AMERICAN INDIAN TOTAL$HUB TOTAL%HUB
AMOUNT AMERICAN AMERICAN
BP100-GENERAL TRADES CB&H $ 294,600.00 $ 25,000.00 $ - $ - $ - $ - $ 25,000.00 8.49%
BPI 05-FINAL CLEANING Sparkle&Shine $ 30,954.85 $ - $ 30,955.00 $ - $ - $ - $ 30,955.00 100.00%
BP201-TURNKEY SITE&DEMOLITION Sullivan Eastern $ 2,100,000.00 $ - $ - $ - $ - $ - $ - 0.00%
BP290-LANDSCAPE&IRRIGATION Landart Solutions $ 328,332.00 $ $ 328,332.00 $ $ $ $ 328,332.00 100.00%
BP390-TURNKEY CONCRETE C&C Industrial $ 7,697,777.00 $ - $ - $ - $ - $ - $ - 0.001%
BP400-TURNKEY MASONRY Vega Construction $ 970,000.00 $ $ $ 970,000.00 $ $ $ 970,000.00 100.00%
BP500-TURNKEY STEEL Smith $ 2,319,778.00 $ - $ - $ - $ - $ - $ - 0.00%
BP642-MILLWORK&ARCHITECTURAL CASEWORK Stephenson Millwork $ 269,900.00 $ - $ - $ - $ - $ - $ - 0.00%
BP740-ROOFING Gardner Roofing $ 369,262.00 $ $ $ 33,600.00 $ $ $ 33,600.00 9.10%
BP750-METAL WALL PANELS Cynergy Systems $ 252,000.00 $ - $ - $ - $ - $ - $ - 0.00%
BP790-WATERPROOFING,SEALANT,CAULKING JT Murphy $ 89,395.00 $ - $ 8,939.00 $ - $ - $ - $ 8,939.00 10.00%
BP800-TURNKEY DOORS/FRAMES/HARDWARE Martin Architectural $ 359,400.00 $ - $ - $ - $ - $ - $ - 0.00%
BP836-OVERHEAD DOORS Maxson&Associates $ 195,000.00 $ - $ - $ - $ - $ - $ - 0.00%
BP840-CURTAINWALL/STOREFRONT/GLASS&GLAZING Clayton Commercial Glazing $ 1,078,700.00 $ - $ - $ - $ - $ - $ - 0.00%
BP925-METAL STUDS/DRYWALL/INSULATION Sears $ 2,176,000.00 $ - $ 2,176,000.00 $ - $ - $ - $ 2,176,000.00 100.00%
BP930-CERAMIC TILE Concordia $ 38,250.00 $ - $ - $ - $ - $ - $ - 0.00%
BP960-RESILIENT FLOORING/CARPET/BASE Brock Contract $ 236,325.00 $ - $ - $ - $ - $ - $ - 0.00%
BP964-POLISHED CONCRETE David Allen Co $ 64,968.00 $ - $ - $ 6,497.00 $ - $ - $ 6,497.00 10.00%
BP965-WOOD FLOORING Brock Contract Services $ 51,530.00 $ - $ - $ - $ - $ - $ - 0.00%
BP980-ACOUSTICAL CEILINGS&WALLS Heartland Acoustics $ 1,172,967.00 $ - $ - $ - $ - $ - $ - 0.00°/n
BP990-PAINTING AND WALLCOVERINGS E.Caligari&Son $ 264,200.00 $ - $ - $ - $ - $ - $ - 0.00%
BP1005-TOILET SPECIALTIES/ACCESSORIES/DIVISION 10 TCS $ 263,997.64 $ 263,998.00 $ - $ - $ - $ - $ 263,998.00 100.00%
BP1010-IDENTIFICATION DEVICES Modulex Carolinas $ 78,500.00 $ - $ 2,000.00 $ - $ - $ - $ 2,000.00 2.55%
BPI 065-OPERABLE PARTITIONS Learning Environments $ 24,669.00 $ - $ - $ - $ - $ - $ - 0.00%
BPI 110-STAGE EQUIPMENT Barbizon $ 153,000.00 $ - $ 32,500.00 $ - $ - $ - $ 32,500.00 21.24%
BP1250-WINDOW TREATMENTS Contract Window Treatments $ 44,360.00 $ - $ 44,360.00 $ - $ - $ - $ 44,360.00 100.00%
BP1400-ELEVATORS TK Elevator Corp $ 489,500.00 $ - $ - $ - $ - $ - $ - 0.00%
BP1530-FIRE PROTECTION J&D Sprinkler $ 492,450.00 $ - $ - $ - $ - $ - $ - 0.00%
BP1540-PLUMBING Comfort Systems $ 844,442.00 $ 97,564.00 $ 35,466.00 $ - $ - $ - $ 133,030.00 15.75%
BPI 550-HVAC Mechworks Mechanical $ 1,966,850.00 $ - $ 125,020.00 $ - $ - $ - $ - 0.00°/n
BP1600-ELECTRICAL LJElectric $ 4,020,085.00 $ - $ 21,000.00 $ $ $ $ 21,000.00 0.52%
Total Subcontract Work $ 28,796,592.49 $ 386,562.00 $ 2,807,162.00 $ 1,010,097.00 $ $ $ 4,076,211.00 14.16%