Community Sailing Center (CSC)
As we move forward to renovate the Moran Building itself, the
Community Sailing Center (CSC) moved out of the building and into an
adjacent location. This move required an amendment of the CSC’s
lease with the City. On June 9 the City Council approved the lease
amendment.
The only change to the lease is the particular area leased to the
CSC. The storage yard has been reconfigured to provide a secure
staging area and access to the building for City contractors. The
office and classroom space has been moved into an unused shed and
garage bay at the water department. The CSC will supplement the
classroom space with a trailer or tent to be located next to the
shed.
| The CSC has seen a threefold increase in their programs
since the March 4 vote. The CSC held a successful fundraiser
on July 3rd in conjunction with the fireworks to raise
additional funds for their scholarship programs.
Additionally, at the end of June the CSC successfully
re-floated their expanded and improved atlas dock system. |
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Development Agreements
CEDO has been meeting with the prospective tenants to develop
Memoranda of Understanding (MOUs) that will guide us through the
preliminary development process. The MOUs generally lay out the
concepts as presented in the “Guide to the Redevelopment of the
Moran Plant.” The MOU’s provide the initial framework for the final
development agreements.
The MOU’s with the Green Mountain Children’s Museum (GMCM) and
CSC will come to the City Council as soon as possible to facilitate
the progression of their capital campaigns. The City is currently
negotiating with Ice Factor. The Parks, Arts and Culture Committee (PACC)
and Community Development Committee (CDC) provided feedback, and the
Finance Board and City Council will authorize the execution of both
the MOUs and the future Development Agreements.
Consulting Services
Environmental Remediation: The City is
conducting additional environmental testing to aid in the
development of interim interior clean-up plan and dewatering plan
for basement. This is funded through the City’s existing EPA
Brownfield program.
Site Survey: The City will soon contract with
surveyor to clarify boundaries and right-of-way along with providing
base information needed for redevelopment.
Foundation Investigation and Report: CEDO
solicited Engineering Ventures to develop a proposal for testing the
foundation at Moran and certifying the structure. They have provided
the City with a proposal to conduct an investigation of the
foundation using inspection, concrete cores and testing to provide a
report.
The City executed a contract with Engineering Ventures to conduct
the structural analysis. The core sampling took place on July 8, and
we hope to have the results of laboratory tests on those samples in
mid- August.
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Taking the core samples on July 8 (left)
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First concrete core sample (above)
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| Equinox Sculpture Repurposing Process The
granite blocks currently located north of the Moran Plant
cannot be accommodated in their current location as part of
the Moran Center proposal. CEDO has begun discussions with
Burlington City Arts and Parks Department to outline a
process for this issue. |
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Technical Corrections
Zoning: In the Zoning rewrite process, the boundary lines
for the Urban Reserve and Downtown Waterfront – Public Trust
districts were incorrectly shown on the zoning maps. The new zoning
map incorrectly drew the boundary along an existing parcel line and
not as intended on the boundary of the Interim Development Area.
This is a technical correction that the Planning Commission has
already taken action to correct along with some other minor
technical corrections by holding a public hearing on June 10, 2008.
The City Council will hold a public hearing on this item.
| Burlington Comprehensive Development
Ordinance p. 14 |
| ZA-08-03 re: Misc. Amendments and
Corrections |
| |
2. |
Correct southern Urban Reserve boundary
(as depicted on Maps 4.2.2-1, 4.3.1-1, 4.4.1-1, 4.4.7-1; and
Sec. 4.5.4 (b)1A) to be northern property line of Interim
Development Area for conform to City Master Plan.
|
| Sec. 4.5.4 Natural Resource Protection
Overlay (NR) District (b) Areas Affected |
| This overlay district includes all areas
delineated on Map 4.5.4-1-Natural Resources Protection
Overlay (NR) District and is divided into four (4) subparts:
|
| |
1. |
A Riparian and Littoral Conservation Zone
which consists of all surface water and a corresponding
upland buffer area, and specifically includes the following
areas: |
| |
|
A. |
Uplands within 250 feet of the Lake Champlain lakeshore
(measured at 100-feet above mean sea level) with the
exception of that portion of the shoreline between the
northern extent of the Interim Development Area
north of the former Moran Generating Station and the
most westerly extent of Roundhouse Point described as the
“Urban Waterfront” in the 2000 Open Space Protection Plan;
(new language includes the word "extent" after the word
northern and the words "Interim Development Area north of
the" after the words northern extent of the...) |
Transportation & Infrastructure
Waterfront Access North Transportation Improvement Project:
The project is a "scoping" project, which means it is setting out to
develop alternatives for addressing transportation issues, problems,
and opportunities within the project area. See map at:
http://www.cedoburlington.org/waterfront/Waterfront_North-Issues_Map%20070308.pdf.
The City held two local concerns meetings on July 10, 2008 at
Burlington College. CEDO and DPW are working with Resource
Systems Group on the Waterfront Access North Transportation
Improvement Project. This is the second phase of a larger waterfront
design project, the first phase of which is located proximate to
lower College Street.
March 11, 2008, Burlington VT - The City of Burlington and its
partners have started work on the Moran Plant redevelopment project
approved by voters by a wide margin on Town Meeting Day. Earlier
this week, City staff from the Community and Economic Development
Office and Parks and Recreation Department and Burlington Mayor Bob
Kiss met with the Lake Champlain Community Sailing Center, Green
Mountain Children’s Museum, and Ice Factor, the three tenants for
the project
On March 4, 2008, as outlined in an advisory question, Burlington
voters were asked whether they wanted to move forward with the
proposal - and, 65 percent voted in favor. The plan was developed
after an extensive public process to solicit feedback and comment
from residents, including a Town Meeting Day poll in 2006, numerous
open houses and public informational meetings, presentations to all
five of the Ward NPAs, and the establishment of a citizen-driven
Moran Advisory Group.
Mayor Kiss expressed his appreciation for the public’s support
and the importance of moving forward from this point: “I’m pleased
that there is such clear support for redeveloping Moran in a way
that will bring substantial community and economic benefits to
Burlington and the region. I especially appreciate the hard work
that went into the proposal by, among others, the proposed tenants,
City staff, the City Council, and Burlington residents. Our task now
is to begin the work on the details that will make this project a
reality.”
With a public vote now in favor of the plan, the City and its
partners have started taking the next steps towards achieving the
development project. This includes legal agreements between the City
and partners, additional architectural and engineering services,
addressing City financing and fundraising campaigns by the Community
Sailing Center and Green Mountain Children’s Museum.
Elements of the finalized project, such as the development and
lease agreements, will require approval by the City’s Board of
Finance and the City Council. The project will also need to go
through an extensive permitting process administered by the City’s
Planning and Zoning department.
|
Mayor Bob Kiss has put forth a proposal for the redevelopment of the
Moran Plant which would include a world-class indoor ice and rock
climbing facility, restaurant and café, children’s museum and expanded
community sailing center. Year-round, public access to the building
(including observation deck) and all activities within the building are
targeted at public enjoyment and enrichment. This would create a variety
of recreation and education opportunities and amenities to the people of
Burlington in a public facility that ensures access and enjoyment of
Lake Champlain. Also proposed are upgrades to the bike path, increased
green space and park amenities, children’s splash park, seasonal
refrigerated skating rink and a rebuilt skate park. |
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 |
To view a draft of the Moran Report in a printable PDF format, click
here.
To open, view and/or print this document, you will need
Adobe
Acrobat Reader. If you do not have a current copy of this free
software, you can download
it now. If you need this document in an alternative
format, please call 865-7144.
This concept and program proposed for the redevelopment of the Moran
is based on the specific results of the public process and guiding
principles.
The Moran Users Group (MUG) consists of organizations that will
occupy the building based on the concept. Membership includes:
If you have questions about the proposal, please e-mail
kmerriman @ci.burlington.vt.us
or call 865-7284.
To review Frequently Asked Questions (FAQ), click
here.
If you have comments on the proposal, contact your City Councilors.
To contact your City Councilors, visit
http://www.ci.burlington.vt.us/citycouncil/councilors/.
The Moran redevelopment as proposed could provide the following
benefits to the community:
- Expand amenities offered at Waterfront park
- Create new lawn: open green area in summer, skating in the
winter
- Improve public access to the building and Lake Champlain
shoreline
- Provide the public spectacular year-round views of the lake and
mountains
- Greatly expand opportunities for year-round activities on the
waterfront
- Create a new unique regional activity center
- Expand the local economy
- Create permanent, year-round jobs
- Create new venues for tourism
- Provide new gross receipt and retail sales tax revenues
- Provide new property tax revenues
- Utilize private resources to help create a revenue-generating
public asset
- Create construction jobs during building development
- Maintain/enhance the character of the historic waterfront
- Enable the adaptive reuse of an historic asset
- Avoid cost and waste associated with demolition
- Retain the embedded energy in the building's materials
Any proposal for the Moran on Burlington’s waterfront would need to
provide significant community benefits as well as ensure public access.
The proposed mix of uses for Moran provides a broad range of services
to meet a variety of community needs and interests. The uses vary
greatly, with opportunities for both fee-based and free access. It is
necessary to have a viable and robust generation of funds from the
fee-based activities to subsidize the free and low-cost activities and
maintain the public spaces.
To open, view and print this chart in a PDF format,
click
here.
(Please note that to open this printable PDF version, you will
need
Adobe
Acrobat Reader. If you do not have a current copy of this free
software, you can
download it now.)
Over the past two years, the City of Burlington has engaged in a
community wide process of consultation to determine the future use of
the Moran Plant involving over 10,000 community members. This process,
which was taken from initial ideas to a survey ballot, culminated in
concept drawings that were unveiled at an open house this past
September. Mayor Bob Kiss and the City Council Parks, Arts & Culture
Committee (PACC) have now synthesized the results of these
efforts with a pragmatic eye, and have set forth the following principles
to guide the redevelopment of the Moran Plant:
- Ensure permanent public ownership and control
- Create year round use
- Create and extend elements of the Waterfront Park
- Minimize undue traffic and parking issues
- Retain the Lake Champlain Sailing Center
- Provide opportunity for new public and private partnerships
- Utilize the existing building shell where cost-effective
- Retain historical elements of interior of North Tower when
possible
- Generate income for operations and maintenance
- Keep development costs reasonable
- Utilize the highest standards in energy conservation and green
building construction
The goal is to move the Moran proposal through Conceptual Development
and Feasibility stages by January 2008. The groups listed below,
appointed by Mayor Kiss, report to the Parks, Arts and Culture
Committee; City Council; and the Mayor.
The Moran Advisory Group (MAG), appointed by the Mayor, provided
advice on the feasibility study and public process.
Membership included:
- Members from the Waterfront Action Group/Burlington Business
Association
- Citizen members, including one from each Ward, and at-large
members appointed by the Mayor
- The Parks, Arts and Culture Committee as ex-officio members
The Moran Users Group (MUG) consists of organizations that could
occupy the building based on the concept. They have spent the summer
resolving and working through issues and details.
Membership included:
- Burlington Parks and Recreation
- Community Sailing Center
- Lake Champlain Maritime Museum*
- Green Mountain Children’s Museum
- Lake Champlain Transportation**
- Ice Factor International
*The Lake Champlain Maritime Museum determined it is not feasible to
take on a possible expansion at the Moran. They are committed to working
with the various tenants on exhibits and special programming.
**The Lake Champlain Transportation Company with the MAG has
determined that it is not feasible to incorporate them into the space
available at the Moran for this proposed redevelopment. The City is
committed to working with them to address their needs for operations and
maintenance if a hotel is developed on a portion of their current
location.
-
Exterior Grounds: Remove fencing, landscape, improve
public access, improve pedestrian amenities, upgrade shoreline to
enhance natural features, landscape for storm water filtration
and/or retention
-
North Lawn: Winter: install large refrigerated
portable skating rink. Summer: remove rink, open grassy park &
children’s splash water area
-
Ground Floor: Create single large floor at 103’
elevation: Maintain/improve Community Sailing Center facilities,
Green Mountain Children’s Museum facilities, public restrooms and
shared entrances
-
Second Floor: Create single large floor at 116’
elevation: Renovate for Ice Factor
-
Third Floor: Restaurant and café with spectacular
views at 130’ elevation
-
Fourth Floor: Create public terrace with green roof
at 146’ elevation
-
Tower: Interior climbing wall and/or ice climbing
wall, stairwell and elevator, top level floor leave semi-open for
mechanical/utilities, possible observation point, and future energy
retrofits. Observation balconies at the 166’ elevation.
 |
- Significant upgrades to the bike path
- Improved road surfaces and safety
- Penny Lane reconfigured, with a new
pedestrian-only walkway created
- New vehicle access created between the Moran
and Water Department buildings
- Improved safety at intersections
- New pedestrian paths throughout the site
greatly enhance pedestrian access
- Skate park upgrades and expansion
- Parking to facilitate public access to the
Moran and north waterfront
- Seasonal, refrigerated portable ice rink on
the north lawn
- Children’s splash water area
- Landscaping that minimizes the visual impact
of parking and assists in treating storm water
runoff
- Extend the amenities and landscape features
of Waterfront Park
This draft conceptual site plan is very basic and
shows how activities could be arranged on the site.
 |
The Development Budget includes construction costs plus
the cost of all other aspects of the project. A detailed
development budget is included in the Appendix.
The allocation of the costs for the development of the
Moran Center is as follows:
| USES |
CITY |
USER |
AMOUNT |
| Ice Factor Climbing Facility |
|
$7,936,335 |
$7,936,335 |
| Base Building |
3,596,398 |
|
3,596,398 |
| Community Sailing Center |
|
3,554,092 |
3,554,092 |
| Children's Museum |
|
2,167,768 |
2,167,768 |
| Park & Infrastructure |
1,898,598 |
|
1,898,598 |
| Parking |
1,500,000 |
|
1,500,000 |
| Skate Park |
375,000 |
|
375,000 |
| TOTAL |
$7,369,996 |
$13,658,195 |
$21,028,191 |
The allocation is based upon fit up estimates of the
users as well as a substantial portion of the redevelopment
of the Moran building itself. A detailed description of the
allocation can be found in the Appendix.
The sources for these costs are still fluid. Several
principles are recommended:
- Users of the building will be responsible for
capital fundraising and financing for their space and
for a portion of the overall buildings redevelopment.
The users will have and are developing the capacity to
raise funds and finance their improvements
- The City will seek federal sources for its share.
The identification of these sources are preliminary, but
are based upon a recent history of opportunities in
federal funding for the past several years.
The chart below represents the recommended approach to
the funding and financing of Moran.
| SOURCES |
CITY |
USER |
AMOUNT |
| Federal EDI |
3,219,038 |
|
3,219,038 |
| Transportation |
4,000,958 |
|
4,000,958 |
| User Financing / Capital Campaign |
|
13,658,195 |
13,658,195 |
| CDBG |
75,000 |
|
75,000 |
| Brownfields |
75,000 |
|
75,000 |
| TOTAL |
$7,369,996 |
$13,658,195 |
$21,028,191 |
The demolition estimate for Moran was prepared by MERKUR
Construction, a Vermont company with many years of
construction experience and reviewed by City staff.
The Park construction estimates were provided by SE
Group, a Vermont landscape Architecture firm with many years
of experience, and the Parks and Recreation Department.
These estimates were reviewed by City staff.
| Moran
Demolition Estimate ( as of 11/14/07) |
Totals |
| General Demolition Budget (to
one foot below grade) |
$1,554,999 |
| Demolition of concrete tunnels
and foundations |
$489,325 |
| Payoff debt on the property |
$376,310 |
| Sub-total demolition |
$2,420,634 |
| Park
Construction Estimate |
|
| Infrastructure (similar to
Waterfront Park amenities) |
$1,898,598 |
| Skate Park |
$375,000 |
| Parking |
$1,500,000 |
| Sub-total for park
construction |
$3,773,598 |
| Total |
$6,194,232
|
This estimate does not include a new facility for the
Community Sailing Center.
This scenario is unlikely to qualify for significant
federal funding, and the costs would be borne by the
citizens of Burlington. It creates ongoing operations and
maintenance costs for the Parks and Recreation Department
without a source of revenue. This scenario would not
generate new tax revenue for the City.
The following are some key activities undertaken over the
past several months.
May 2007
- Finance Board and City Council actions directing
CEDO to conduct feasibility study
- Presentations to Neighborhood Planning Assemblies
- Update to Parks Commission
- Moran Users Group (MUG) developing needs of tenancy
May - June 2007
- Conceptual development
- Refinement
- Moran Advisory Group (MAG) meetings
- MAG and MUG continue work
July – September 2007
- Feasibility
- MAG and MUG meeting to evaluate and refine
information
- Presentations to City Council Parks, Arts and
Culture Committee; Parks Commission; Finance Board; and
full Council as needed
The following activities will be undertaken over the next
several months.
October 2007-January 2008
Presentations and community feedback on the MAG and MUG
work on the draft feasibility report to Neighborhood
Planning Assemblies & other community groups.
- Burlington Business Association & Waterfront Action
Group - October 11
- Open House at Moran - October 13
- Waterfront Housing residents - October 15
- Ward 5 NPA - October 23
- Ward 6 NPA - November 1
- Conservation Board - November 5
- Ward 2/3 NPA - November 8
- City Council - November 13
- Ward 1 NPA - November 14
- Ward 4/7 NPA - November 15
- Planning Commission - November 27
- Burlington Rotary - December 3
- Public Information meeting - December 13
- Public Information meeting - January 3
- Public Information meeting - January 10
January 2008
- City Council will decide whether to place the Moran
on a March advisory ballot
March 2008
- Advisory Ballot vote on Town Meeting Day
- Continued Public Process, including Open Studio for
design of park land and skate park
November 2008
- If needed: financing vote to the voters
The typical sequence for the stages of development are
concept, feasibility, pre-development, construction, and
facility management. The Mayor has presented a concept that
is now entering the feasibility stage. If the concept is
supported by the voters in March 2008, then pre-development
would begin.
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Durango Museum in Colorado
To view a photo of the original Durango Museum in Colorado,
click
here.
To view a photo of the Durango Museum during
construction, click
here.
To view a sketch of the completed Durango Museum project,
click
here.
Recreational Equipment, Inc. Headquarters,
Denver, Colorado
To view two photos of the completed REI Headquarters project,
click
here.
Tate Modern Museum in London
To view a photo of The Tate Modern Museum in London,
click
here.
The Power Plant, Baltimore, Maryland
To view a photo of The Power Plant in Baltimore, Maryland,
click
here.
Waterfront Center and Maritime Museum in Erie, Pennsylvania
|
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To view a photo of exterior of the Waterfront Center and
Maritime Museum in Erie, Pennsylvania, click
here.
|
|
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To view a photo of interior of the Waterfront Center and
Maritime Museum in Erie, Pennsylvania, click
here.
|
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To view a photo of a large sailing ship at the Waterfront Center and
Maritime Museum in Erie, Pennsylvania, click
here.
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