COMMUNITY & ECONOMIC DEVELOPMENT OFFICE
Burlington, Vermont  
  Brownfields | CDBG | VISTA | Site Map | CEDO Home | City Home
  Burlington A to Z   A   B   C   D   E   F   G   H   I   J   K   L   M   N   O   P   Q   R   S   T   U   V   W   X   Y   Z  
Housing Business Community Waterfront
 
  Moran Plant
    Public Process
    History and Past Ideas
    Site Data
    Ideas and Comments
    Ballot Results
    Frequently Asked
    Questions
 
  
  Google logo 
 
 
 

Moran Redevelopment Update on Progress - August 11, 2008

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.

Community Sailing Center

 

Community Sailing Center

     
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.   New Community Sailing Center Docks

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.

Taking core samples from Moran   Taking core samples from Moran  

Taking the core samples on July 8 (left)

 

First concrete core sample

First concrete core sample (above)

 

     
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.

  Sculpture marker

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.


City and Moran Redevelopment Partners Move Forward on Plans After Strong Public Support Demonstrated for Project

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.


Moran Plant Redevelopment Proposal

Overview

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.

  Conceptual Moran Plant Drawing

To view a draft of the Moran Report in a printable PDF format, click here. PDF 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:

Parks & Recreation Logo

 

Lake Champlain Sailing Center Logo

Burlington Parks and Recreation
www.enjoyburlington.com

 


Community Sailing Center
www.communitysailingcenter.org 

     
     

Green Mountain Children's Museum Logo

 

Ice Factor Logo

     

Green Mountain Children’s Museum
www.gmcm.org

 

Ice Factor Burlington
www.ice-factor.co.uk

     

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/.


Community Benefits & Public Access

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.

Fee Chart for Public Amenities at Moran

To open, view and print this chart in a PDF format, click here. PDF  (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.)


Guiding Principles

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

Structure for Evaluation of the Moran Proposal

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.


Moran Proposal Details

  • 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.

Floor Plan


Highlights of Infrastructure and Site Improvements

  • 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.

Conceptual Site Plan


Development Budget

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

 


Cost Estimate to Tear Down Building and Build a Public Park

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.


Timeline and Next Steps

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.


Examples Of Successful Power Plant Redevelopment

Durango Museum in Colorado

View a picture.  To view a photo of the original Durango Museum in Colorado, click here.

View a picture.  To view a photo of the  Durango Museum during construction, click here.

View a picture.  To view a sketch of the completed Durango Museum project, click here.

Recreational Equipment, Inc. Headquarters, Denver, Colorado

View a picture.  To view two photos of the completed REI Headquarters project, click here.

Tate Modern Museum in London

View a picture.  To view a photo of The Tate Modern Museum in London, click here.

The Power Plant, Baltimore, Maryland

View a picture.  To view a photo of The Power Plant in Baltimore, Maryland, click here.

Waterfront Center and Maritime Museum in Erie, Pennsylvania

View a picture.
To view a photo of exterior of the Waterfront Center and Maritime Museum in Erie, Pennsylvania, click here.
 
View a picture.
To view a photo of interior of the Waterfront Center and Maritime Museum in Erie, Pennsylvania, click here.
 
View a picture.
To view a photo of a large sailing ship at the Waterfront Center and Maritime Museum in Erie, Pennsylvania, click here.
 

Page last updated August 14, 2008

Burlington, Vermont
 City Hall
Burlington City Hall, 149 Church Street, Burlington, Vermont 05401 2007 City of Burlington, Vermont