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CEDO

THE MORAN PLANT

 The Moran Plant, built in 1953, is a historic coal fired power plant known for its architecture and innovation. It is currently a derelict structure located on Burlington's waterfront in the heart of downtown. 

 

CURRENT ACTIVITY

On February 19, 2019, Burlington's City Council unanimously approved advancing the Moran- FRAME project with a budget of $5.649 M to meet the TIF bonding deadline of December 31, 2019. The resolutions can be viewed here: 

Resolution for Moran Frame Project - Issuance of Waterfront TIF Bonds Adopted 2/19/19

Resolution Authorization to Proceed with Moran FRAME Project Adopted 2/19/19

The FRAME concept does the following:

- Demolishes a portion of the existing building

- Activates and stabilizes a derelict site

- Improves public access to the waterfront

- Creates a seasonal boardwalk/path integrating closely with other waterfront facilities

- Retains the character of an important historic building

- Creates an amazing public gathering space on the waterfront

- Stabilizes the site and creates a platform for possible future phases, such as elevated viewing decks, winter ice rink, summer stage, large children's playground, etc. 

 

This plan delivers significantly greater value than demolition for roughly the same cost of full demolition

THE BASE PLAN INCLUDES:

THE BASE PLAN DOES NOT INCLUDE:

Sitework

Sitework

a. Walkways (pavers at E-W alley only, concrete, asphalt)

b. Utilities

i Building Power

ii Site Lighting + Power

iii Building Sanitary

iv Building Stormwater

v Site Stormwater Area Drains

vi Building Water

c. Plantings and Lawns - minimal to meet Corrective Action Plan

a. Additional Roads and Walkways (concrete, asphalt)

b. Utilities

i Building Power

a. Plus Vendor Spaces/Food Trucks 

c. Additional Plantings and Lawn

d. Lake Access Apron for Small Crafts

e. Bridge Rehabilitation with new decking for west side (x2 Locations)

Demo Masonry Steel & Stabilize Frame

Vertical Circulation & Roof Deck Occupancy

a. Demo Brick and Block

i Brick for full east elevation - Stabilize, brace, patch, cap at perimeter and openings

ii Remove Coal Bunkers

iii Add Moment Connection Plates

iv Remove accessory and miscellaneous steel

v Prep and coat remaining steel with zink enriched system

b. Demo one story structure under the "spaghetti works"

c. Demo and salvage "spaghetti works" steel 

d. Complete interior demolition (includes generator base)

e. Hazardous materials abatement (from CEDO report 3/2017)

f. Sub-slav vapor mitigation system (partial under restrooms only)

g. Level 3 Roof (no occupancy)

h. Level 4 Roof (no occupancy)

i. Observation Level Roof (no occupancy)

j. Bird Control 

a. Stair to Level 3 (open stair with rails but no walls)

b. Level 3 Roof Deck - Pavers and railings

c. Elevator to Level 3

d. Extend Stair to Level 4

e. Level 4 Roof Deck - Pavers and railings

f. Extend Elevator to Level 4

g. Extend Stair to Observation Level

h. Observation Deck  - Pavers and railings

i. Roof over Observation Deck

j. Extend Elevator to Observation Level

Foundation Infill & Perimeter Paving 

Add Ground Level Support Spaces

a. Flowable and structural fill basement infill to 103' to perimeter of existing building 

a. Additional Restrooms

b. Mechanical Room

c. Parks Office

Add Ground Level Support Spaces

Ice Chiller System Options

a. Restrooms

a. Portable with mats

Historic Preservation Mitigation

Historic Preservation Mitigation

a. Possible Illuminated coal bunkers as artifacts or other mitigation

b. Refurbish, add illumination, and reinstall City of Burlington sign on upper south face

b. Illumination of east and west building profiles

 

Foundation Infill & Perimeter Paving 

 

b. Add Alternate to Extend Slab Out Beyond Footprint of Existing Building 

 

Large Event Tensile Roof

 

 

                                                SOURCES AND USES

MORAN - FRAME Project Sources and Uses: 02/19/19

SOURCES

TIF Allocation 

$3,559,000
            HUD Section 108 Loan  $2,090,000

TOTAL SOURCES

$5,649,000
 
USES

Demolition

$2,359,605

Foundation

$524,600

Sitework

$466,570

Utilities, amenities, art

$469,000

Contingency, insurance, etc. 

$1,339,423

Soft Costs

$489,802

TOTAL USES

$5,649,000
*Based on DEW Construction estimate (11/18)

*Comparable to PC Construction estimate (11/18)

 

PREVIOUS ACTIVITY

 

The Moran Plant has long been recognized for its redevelopment potential because of the building’s structural integrity and strategic location on the northern end of the downtown waterfront, but numerous concepts and plans for repurposing the building were not successful, until now. Over many years, numerous outreach and engagement activities were undertaken with community partners to determine how to transform the Moran Plant into a functional icon.

 

The following represents key Community Outreach and Engagement activities.

 

2019:

  • NPAs – All but Ward 6 which did not meet in January – announcement of January 30, 2019 Parks, Arts and Culture Committee (PACC) meeting and informational flyer
  • CEDO webpage with comment function

                                Targeted Stakeholder meetings:

  • Burlington Business Association Waterfront Action Group on 1/10
  • DPW Commission on 1/16
  • Lunch discussion at the Family Room on 1/24
  • CEDO live at 5:25 on 1/28
  • Planning Commission on 1/29
  • ONE Community Center Senior Lunch on 1/30
  • Parks, Arts and Culture Committee on 1/30
  • Cathedral Square on 2/5
  • Parks Commission on 2/5
  • Burlington Lake and City Semester on 2/6
  • February PACC meeting on 2/13
  • February Board of Finance and City Council on 2/19

                     Community Comments Received

 

2018:

CEDO provided an update on the status of the Moran Plant site, per request of the Mayor and City Council, at the December 10, 2018 City Council meeting. The basis of this approach is rooted in the 2014 Ballot question which stated if...

 

"the City Council determines that the proposed New Moran project cannot be reasonably accomplished, the City Council shall be authorized to utilize tax increment funds from the Waterfront TIF District for payment of indebtness, direct or related costs of the demolition of the Moran building and site stabilization in accordance with the public trust doctrine."

Full ballot language can be viewed HERE.

 

The full presentation to City Council on December 10, 2018 can be viewed HERE. The City Council referred this effort to the Parks, Arts and Culture Committee (PACC) of the City Council.

 

2013 - 2017 Previous Moran Plant Re-Visioning:

This is an expansion of the re-visioning process for the Moran Plant that places it within a more comprehensive approach to public investment on the waterfront. The Moran Plant is located within the Waterfront TIF District, and redevelopment proposals for it will be considered as part of this process. We anticipate that one or more concepts for the building and site will be considered as part of this process. The PIAP will ensure that potential public investment in Moran will be weighed against a wide range of other public investment opportunities. 

 

The Public Investment Action Plan Process concluded in 2013. The process identified a project known as New Moran Inc. to advance to a public vote in March, 2014. 

In the fall of 2016, the City issued a Request for Qualification (RFQ) and Detailed Letter of Approach for the redevelopment and operation of the Moran Plant and associated lands. 

A redacted version of the proposal submitted by New Moran Inc. on December 22, 2016 can be found HERE

 

In September of 2017, the Mayor determined insufficient progress was made on this proposal and terminated the Moran Re-visioning effort. To see the full press release, click HERE

Additionally, in 2017, the Administration charged CEDO with developing the Moran Municipal Generating Station Deconstruction and Demolition Study. This study provides detailed information regarding the costs for various demolition scenarios and steps needed for any redevelopment of the site. The demolition costs as stated in the report in 2017 dollars could range from $3,983,773 to $5,414,966 for Scenario 1 (building would be demolished to current grade) to $8,745,230 and $10,716,661 for Scenario 4 which requires extensive environmental remediation. 

 

2012: 

You can view Mayor Weinberger's "Open Letter to the People of Burlington" of July 2, 2012, about the future direction for the redevelopment of the Moran site HERE

 

As part of the Moran Revisioned process, the City is launching the Waterfront and Downtown Public Investment Action Plan (PIAP).