THE BUILDING The evaluation of structural, environmental, and historical elements of the Moran building and site continues. An EPA-funded Phase II Environmental Site Assessment is underway, and the Vermont Downtown Program has provided CEDO a $10,000 grant to conduct geotechnical, structural, environmental, and wetlands analyses at the Moran Plant site. The Vermont Division for Historic Preservation has also provided the Department of Planning & Zoning a $4,000 grant to complete a historic building assessment for a complex of ~5 buildings, including the former Moran Generating Station, associated with public power generation on Burlington’s waterfront. Results from this work will inform the public debate about the future of Moran. Completed Reports: Phase II ESA Historic Building Analysis Wetlands Analysis (These documents are available in PDF format. For the 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.) Demolition Budget (This is an Excel document - if you get a request for a password, just cancel and continue). Data on the Moran building: The gross floor area is 44,142 square feet. Building footprint at 96’ elevation (basement) is 16,266 square feet, mezzanine (now in use for Sailing Center boat storage) is 672 square feet, 102’ elevation has 2016 square feet of usable floor area, and 102’8” elevation has another 506 square feet; The site is approximately 2.8 acres in size; The entire structure on a thick, reinforced concrete “mat” well beneath lake level; The building is structurally sound and overbuilt for adaptive re-use; The roofs could support and be adapted for new upper story construction; The exterior steel on North side could also support new construction; The first level of the building is at 96’ elevation, below mean lake level; Demolition cost estimates for entire building range from $250,000 to $600,000; Asbestos and pigeon guano remediation is necessary before any work can be performed. It was built to allow lake water into the building via two sheetpiled sluiceways from the building to the lake. Inside the building, an extensive array of underslab chambers below water level provided water for the coal-fired boilers and cooling of the various components of the generators. Most of interior space on the main floor features ceiling heights of approximately 20 feet and few columns to impede its use. The building has a relatively large level land area surrounding it that is undeveloped in comparison with other waterfront properties. MORAN’S VALUE AND OTHER DEVELOPMENT CONSIDERATIONS Appraised value Past appraisals have ranged from $600,000 to $1.6 million. The lower values reflect the impact of Public Trust which prevents uses that could draw significant income (hotel, private marina etc.), the higher value was calculated at an earlier date when Public Trust was not an issue. Assigning a real estate “value” to Moran is problematic. In the absence of significant supplemental funding, the building has limited commercial value as it cannot be developed into a private use (Public Trust restrictions), and the per square foot cost of rehabilitation is cost-prohibitive for a public facility. At the same time, a building with such a large amount of square footage, close proximity to the water, and of such height could not be replicated under today’s zoning codes and design review criteria. Therefore the building’s size and location can be seen as adding value for a potential developer, but can be offset by the sheer volume of work required to bring the building up to code. Demolition CEDO hired a professional estimator, MERKUR Construction, to revisit the issue of potential demolition of the site and for post-demolition estimates of basic park amenities.  This is in response to feedback received in the Moran Public Forums, where the issue of demolition costs was widely discussed.  You can view the details here. (This is an Excel document - if you get a request for a password, just cancel and continue.) The cost will vary based on cost of the disposal of specific materials, the method of demolition (deconstruction vs. complete demolition) and how much of the foundation would be left in-ground.  This estimate does not include retirement of the $376,310 debt owed to Burlington Electric. 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. To view a letter from Recycle North regarding deconstruction, click here. Highest and Best Use The Highest and Best Use for Moran was determined by an appraiser as “public facilities for recreation and/or assembly”. Public Trust factors and the location of Moran adjacent to City-owned land contributed to this determination. Historic Value The building was completed in 1954, making it over 50 years old: a threshold that triggers the inquiry into historical significance. Any changes to the building will require sign-off from the Department of Historic Preservation. An Historical Buildings Analysis (completed by New England Preservation Collaborative and funded by the Vermont Division of Historic Preservation and Vermont DCA), examines the history of power generation in Burlington and the historic values of several structures, including Moran.  (This document is available in PDF format. For the 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.) Aesthetic Value Despite the current rough appearance of the exterior, the Moran Building has some outstanding interior features: a huge interior atrium with outstanding brickwork, overbuilt interior concrete and steel superstructure, and a view from the roof that cannot compared to any other location on the waterfront. Unfortunately, the poor condition of the windows and roof parapets on the building, close proximity of the Burlington Electric substation, the rusted steel on the north exterior wall, and a long history of clutter, graffiti, and neglect lead to a generally negative public view of the building as having aesthetic potential. Stabilization and Cleaning Costs Estimates for restoring the building for legal occupancy range from $500,000 for a de minimus upgrade to a viable, clean and weather tight shell to $2.5 million for a heated space with some interior improvements, basic utilities, plumbing etc. These options would include interior cleaning, roof repair, carpentry, dewatering and filling basement with compacted gravel to create a level fist floor, sprinkler system, and the installation of the most basic utilities, lighting, and window treatments. Engineering The building is structurally sound, however a detailed analysis based on any proposed end-use of the building would need to be performed. Utilities and services to the site would need to be redesigned and installed before occupancy. Architecture The challenges of using space effectively in the building are enormous. Structural elements are an impediment to creating large open areas in the interior; there are a number of different levels in the building, all with significant access issues, and there would likely be limitations on exterior design changes. However, there have been several rounds of excellent designs crafted that take advantage of this unique building, showing that these issues can be resolved. Zoning The “Waterfront Enterprise West” designation allows for a broad range of uses, including those that have been contemplated past proposals for Moran redevelopment. Parking Despite the fact that Moran is an existing structure, a new use would require a new evaluation of parking requirements. The Sailing Center is permitted with 31 spaces, having received a waiver that assumes that the Waterfront Park lot would accommodate most parking requirements. Public Trust Under Public Trust, there is no opportunity for commercial development: the use must be shown to have public benefit. Specifically: “indoor or outdoor parks and recreation uses and facilities including parks and open space, marinas open to the public on a non-discriminatory basis, water dependent uses, boating and related services” are allowable uses under Public Trust. A restaurant or small retail operation could be permitted as an ancillary use, but must be strictly in support of a use permitted under Public Trust. The Moran is in the so-called “Interim Development Area” (IDA), and is eligible for redevelopment. The Public Trust Doctrine, while applied to all filled lands on the waterfront, delineates two areas: the “Urban Reserve”, a roughly 40-acre open parcel north of the Moran, set aside for future generations to determine it’s use, and the “Interim Development Area”, a smaller parcel encompassing the Skate Park, Coast Guard, Fishing Pier, Water Department, Moran Plant, and vacant areas adjacent to the bike path. The north boundary of the IDA is several hundred feet north of the Moran Plant, and the filled lands north of this line is the Urban Reserve.