Tuesday, January 29, 2008
Lewiston is currently considering the future of Bates Mill No.5. I must express my assessment of this building.
I am a registered professional engineer, and was chief engineer for Bates from 1954 to 1985, and an engineering consultant to Bates until 2000. This structure, erected in 1912, was an early example of reinforced concrete sawtooth roof construction, designed and built to then current standards and methods, which today are woefully inadequate.
Too many years of exposure to high humidity required for weaving, severe vibration from looms, and extreme temperature differentials, indoors to outdoors, have resulted in widespread cracks in the concrete roof, leakage, and subsequent reinforcing bar corrosion. Concrete from the roof has fallen on the weave room floor. Rusted reinforcing bars are visable throughout the area. Snow load capacity is now less than designed, which is less than today's building code requirements.
The building was erected on filled land next to the canal system, and suffers from settling foundations. This has resulted in the severe cracking of concrete at floor beam to column joints in one area. Extensive floor settlement has occurred in several areas.
An old Lewiston main sewer, bypassed in the 1970s, runs underneath the main canal and the middle of No. 5 Mill. Serious cave-ins have occurred in like environments at Bates Manufacturing's former Androscoggin, Bates, Hill and Edwards mills.
In my opinion, despite understandable sentimental feelings, this building should be demolished to make way for new construction meeting today's building codes and tomorrow's needs.
1 comment:
Here are the comments from sunjournal.com
Mike Carey
Lewiston
Comments
Posted By:Morning Man at January 29, 2008 6:31 AM (Suggest Removal)
The building sounds like the ultimate 'money' pit! The rule of thumb is that it is often cheaper to build new rather than renovate antique structures.
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Posted By:Lincoln at January 29, 2008 12:11 PM (Suggest Removal)
Demolish the thing now and save the taxpayers money compared to upkeep and stuff. Then find a buyer to develop the land space, given what the other redeveloped mills look like, you could have a windfall.
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Posted By:Michael Dumas at January 29, 2008 12:17 PM (Suggest Removal)
I agree, that the most sensible thing would be to demolish the building and start fresh. Some things to consider, though: good luck getting the historic preservation people on your good side if you do. Next, we have to take into consideration that there are turbines on the canal housed within #5 that Florida Power & Light have the rights to. Lastly, we need to be careful that we do not compromise the integrity of the canal wall when demolishing. But, all in all, we have the funds allocated for demolition and removal in the LCIP plan for 2009 (correct me if I'm wrong on the date, but I had believed it was 2009), so let's do it and get something that will really stimulate the economy in this area, and make it be something that we can get bi-partisan support for. I know that option is out there, so let's follow it.
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Posted By:Itchy Beaver at January 29, 2008 1:38 PM (Suggest Removal)
I hope all of the Lewiston City Council members read this letter. Mr. Lewis knows more about this building than any other man alive today. Level it.
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Posted By:Eric at January 29, 2008 1:55 PM (Suggest Removal)
I Love this building and it's place in the history of what I consider our great City. But unfortunately I have to agree with everyone above. The restrictions the building's column layout present limit most all renovation ideas, add to that the problems listed above, and the current construction and development economy, and this building will almost assuredly be demolished.
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Posted By:BRUCE at January 29, 2008 2:27 PM (Suggest Removal)
The place should be torn down anyway as it is an eyesore.
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Posted By:Michael Dumas at January 29, 2008 2:36 PM (Suggest Removal)
Love this building- I agree with you about the columns in the building. The floor/ceiling between the first and second floors has more supporters than Barack Obama, and trying to get around all of them, or shifting the support in the building would be a monumental task that would cost us far more time and energy, and probably money in the end.
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Posted By:Robert at January 29, 2008 2:52 PM (Suggest Removal)
From one Robert to another, so noted, I have read the letter and appreciate the views of a local expert on this one. I would assume other councilors have also read the letter either in the paper or via this electronic version.
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