Data Center Site Qualification Program. Executive Summary

Transcription

1 Data Center Site Qualification Program Executive Summary Nassau Crossing Industrial Park Yulee, FL February 2015

2 About This Report This feasibility report was prepared in conjunction with Florida Power and Light (FPL s) Data Center Site Qualification Program. The program s objective is the proactive identification and analysis of sites located within FPL's service territory. The site characteristics and attributes are analyzed for companies seeking data center sites in the south east region of the country. The sites offers unique combinations of factors desired by today s mission critical and data center operations. These factors include highly reliable and redundant power and fiber infrastructures, competitive cost structures, and a location insulated from manmade and natural risks. Biggins Lacy Shapiro & Co. (BLS), a location economics and site selection firm, has served as lead consultant for the program, together with its affiliated energy services company, Sugarloaf Associates. Engineering and site evaluation services were provided by Syska Hennessy Group (SHG), a worldwide Mechanical, Electrical, Plumbing and Fire Protection (MEP/FP) design and consulting firm. Syska Hennessy Group also performs specialized design and consulting for Information Technology (IT) systems for data centers and other large facilities. Syska Hennessy Group is ranked #1 in the USA for data center design by Engineering News Record (ENR) magazine. This report was written by SHG using a culmination of their independent analysis of Nassau Crossing Industrial Park (NCIP) 197 acre-site in Yulee, FL (Jacksonville) located within Nassau County and is intended to determine its suitability for a mission critical facility. The review process included an initial site survey and an in-depth review of supporting documents to ascertain the feasibility to support two test model mission critical facilities with 60,000 and 100,000 square feet of computer room "white space." They are designed to current typical industry standards for power usage and an Uptime Institute Tier II redundancy level. Uptime Institute is an unbiased, 3rd party data center research, education, and consulting organization founded in The Institute provides guidelines for data centers to be qualified according to levels of redundancy, which are detailed later in the report. A Tier II level is basically one where all major equipment has a spare or redundant unit, also known as in N+1 redundancy. This site has been designated a FPL Qualified Data Center Site as part of the FPL Data Center Site Qualification Program (the Program ). To fulfill its obligations pursuant to the Program, Florida Power & Light Company ( FPL ) has provided financial support to independent consultants whose role in the Program is to perform rigorous, independent on-site review of requirements needed to support a major data center. FPL has not performed any such reviews itself, nor does FPL provide any type of guarantee, warranty, promise or covenant, either express or implied, as to the Program and/or any data center. Biggins Lacy Shapiro & Company, a location economics and site selection firm, served as lead consultant for the Program, together with its affiliated energy services company, Sugarloaf Associates, and Syska Hennessy Group, a facilities consulting firm. The FPL Qualified Data Center Site designation is provided without any representations or warranties regarding the suitability of the property for a particular project or with respect to the property s compliance with applicable federal, state or local laws including, without limitation, environmental laws, or regarding the presence of infrastructure, including, without limitation, electrical service, fiber availability, and water service. 2

3 Executive Summary This report examined the potential for mission critical development at the Nassau Crossing Industrial Park (NCIP) site in Yulee, FL (Jacksonville). The NCIP is part of an industrial park with a total of 197 acres, inclusive of wetlands and utility rights-of-way (ROWs). The area being evaluated has approximately acres of undeveloped land at the northwest portion of the site. This land is all considered Uplands and therefore contains no Wetlands areas, as do the land areas on the southern portion of NCIP. There are other areas available within the park. From a location standpoint the site is ideally situated 3 miles from Interstate 95 and 15 miles from Jacksonville International airport. This site is 11 miles inland from the coast and is at an elevation of 40+ above sea level, which eliminates storm surge and provides protection against the most common impacts of hurricanes and tropical storms. The analysis demonstrates good potential for data center development. The site s orientation is favorable for data center development, and it offers strong utility infrastructure. Logistically, the Jacksonville-Yulee area offers an open industrial zoned site with plenty of power and water utility infrastructure which is conducive to data center development. Although the public transportation options are limited, the site at the Nassau Crossing Industrial Park is a short drive from Jacksonville, a major metropolitan area along the east coast of Florida, and has several key aspects that are favorable for mission critical development. The site s location is appropriate for a stand-alone enterprise user or a co-location facility, and the site will physically accommodate either. For purposes of this analysis, the site was designed with 60, ,000 square feet of raised floor computer room, also known as white space, and both are presented to demonstrate scalability at this specific site or applicability to other sites. For these data center designs, the overall power required would be 12MW and 20 MW, respectively, in order to serve the cooling, lighting, and other ancillary loads required to operate this type of data center. 3

4 Graphic 1.1 Map Showing NCIP relationship to major metropolitan areas Graphic 1.2 Map of NCIP Site Location 4

5 Electrical Substation NCIP State Road A1A Interstate 95 Highway 17 Graphic 1.3 NCIP Site Proximity 5

6 A. General Information Location Type of Site Size B. Electric Infrastructure Existing Service Voltage FLP Service Voltage Proposed In-Service Date Design Load Capacity Notes SITE ATTRIBUTES NCIP Yulee, Florida Industrial Park acres None 23 kv 12 months from signed customer letter of intent Service in excess of 20MW 230/23kV substation is directly across a narrow street, with spare capacity C. Fiber Infrastructure Providers in Vicinity High Bandwidth (Distance from Site) D. Other Utilities Natural Gas Service Natural Gas Provider Water Available Water Capacity Water Provider Sewer Sewer Provider Available Sewer Capacity AT&T 1 mile Adjacent to industrial park, <1 mi to site Florida Public Utilities 12 domestic water nearby in street Capacity is in excess of 300,000 GPD for the site JEA 10 force main nearby in street JEA 300,000 GPD E. Natural Disaster Risk Seismic Rating Very Low (See Chapter 5) Tornado Rating Low (See Chapter 5) Hurricane Rating Moderate (See Chapter 5) F. Man-Made Disaster Risk Low susceptibility to man-made disasters. Neighboring industrial activities Rail Line Accident Potential for additional industrial development near the site Low concern Low concern Moderate concern Table 1.1 Site Attributes 6

7 LOCATION EVALUATION Nassau Crossing Industrial Park A. Location a. Proximity to Major Highways Favorable b. Proximity to Public Transportation Unfavorable c. Distance to Metropolitan Cities (<40 Miles) Favorable B. Available Utility Resources a. High Voltage Electrical Services Very Favorable b. Water Very Favorable c. Natural Gas Unfavorable d. Fiber Connectivity Mixed C. Site Logistics/Security a. Proximity to Adjoining Buildings/Property Very Favorable b. Ability to Fence/Secure Property Very Favorable c. Susceptibility to Natural Disasters Mixed to Favorable d. Susceptibility to Man-Made Disasters Very Favorable e. Distance from Building Structure to Street Very Favorable f. Distance from Building Structure to Railroads Mixed g. Access to Service Vendors (1 hour response time) Very Favorable h. Access to Fuel Very Favorable i. Weather Favorable j. Air Quality Favorable k. Site Elevation Very Favorable D. Property a. Available Yard Space for Mission Critical Facility Equip. Very Favorable b. Zoning Approvals Very Favorable c. Provisions for Future Expansion Very Favorable E. Area Demographics a. Population Density Very Favorable b. Workforce and Talent Pool Favorable c. Housing Favorable d. Employment and Income Statistics Favorable e. Local Government and Services Favorable f. School District and Higher Education Favorable Very Favorable Favorable Mixed Unfavorable Table 1.2 Location Evaluation The FPL Qualified Data Center Site designation is provided without any representations or warranties regarding the suitability of the property for a particular project or with respect to the property s compliance with applicable federal, state or local laws including, without limitation, environmental laws, or regarding the presence of infrastructure, including, without limitation, electrical service, fiber availability, and water service. 7