Final Report

Attached is the final report for the Bates Mill # 5 Task Force.

Mike Carey
Lewiston

Appendices

Below are the combined links to appendices for the Bates Mill #5 Task Force Report. A few files have not yet been uploaded. Please email batesmill5@gmail.com if you are looking for those particular files.

Mike Carey
Lewiston

I. TASK FORCE

1. CITY COUNCIL RESOLUTION
2. COMMITTEE ROSTER
3. PUBLIC MEETINGS: Jan 5th Minutes, Feb 26th Minutes
4. PUBLIC MEETING FACT SHEET
5. FEEDBACK FROM PUBLIC
6. PUBLIC EMAILS AND LETTERS

II. STRUCTURAL INFORMATION

1. BATES MILL #5 HISTORIC CAPITAL EXPENDITURES MEMO
2. BATES MILL #5 OPERATING COST MEMO
3. SHELLEY ROOF STRUCTURAL INSPECTION REPORT
4. PROTZ CONCRETE STUDY
5. FORMER BATES CHIEF ENGINEER LETTER TO EDITOR

III. PLANNING

1. LETTER TO COUNCILS FOR JOINT DOWNTOWN PLANNING
2. WESTERN GATEWAY REDEVELOPMENT PLAN and MAP
3. BATES MILL MASTER PLAN

IV. DEMOLITION

1. BEAUPARLANT MEMO/ESTIMATE
2. COSTELLO ESTIMATE
3. END WALL CONSTRUCTION ESTIMATE
4. SPREADSHEET FOR DEMOLITION 20 YEAR COSTS
   

VI. CONVENTION CENTER

1. COOPER & LYBRAND STUDY
2. ME CONVENTION CENTER STUDY
3. ECONOMIC RESEARCH ASSOCIATES 2001
4. ECONOMIC RESEARCH ASSOCIATES 2003
5. ECONOMIC RESEARCH ASSOCIATES 2008
6. CITY REFERENDUM RESULTS
7. PLATZ ASSOCIATES OVERVIEW
8. PLATZ ASSOCIATES – SPACE ALLOCATION
9. CONVENTION CENTER CONSTRUCTION ESTIMATE

VII. OTHER USES

1. RKG ASSOCIATES HIGHEST AND BEST USE LETTER
2. PARKING GARAGE AS REUSE MEMO (PLATZ)
3. CULTURAL/ACADEMIC SUBCOMMITTEE REPORT
4. RETAIL SUBCOMMITTEE REPORT
5. CONVENTION CENTER SUBCOMMITTEE REPORT
6. LA MUSEUM ECONOMIC IMPACT REPORT
7. RFP POINT SYSTEM IDEA
8. BATES MILL PARKING AGREEMENT SCHEMATIC

2003 ERA Conference/Convention Center Economic Analysis

In 2003, ERA was commissioned to update their 2001 conference and meeting analysis. As previously, they but the analysis and projections on a survey of groups who were in the suggested market of a Lewiston-Auburn Convention Center.

Here is a link to that file.

Mike Carey
Lewiston

Sun-Journal: Task Force Update

The Mill 5 Task Force met with Former Bates Head Engineer Bud Lewis on Jan 31st. The Sun-Journal reported on that meeting and on the work of the Task Force. Click on the article title to read entire article and comments.

Former Bates engineer urges razing Mill No. 5

By Scott Taylor , Staff Writer
Monday, February 4, 2008 LEWISTON - Emotion will play as big a role in the future of the Bates Mill No. 5 as common sense, according to a former building engineer.

"It's a money decision, but that's not what it's going to come down to," said William B. Lewis, former chief engineer at Bates Manufacturing. "Some people are practical and others tend to be sentimental. How people are, that's what's going to decide this."

Without a doubt, Lewis said he's on the practical, common-sense side. He's advocating for tearing the building down. It's an idea he offered in a letter to the editor last month and one he discussed with the Bates Mill No. 5 task force Thursday.

According to Lewis, the circa 1912 building was never built to last, and years of vibration from looms have caused stress and other deterioration. Years of neglect will make it expensive to fix.

But he admits its size will make it expensive to tear down... Finish Article

Mike Carey
Lewiston

2001 ERA Conference and Meeting Facility Analysis

Economics Research Associates (ERA) completed a Conference and Meeting Facility Analysis in February, 2001 for LA Excels. The study was to "evaluate the development potentials of the project."
ERA found the following competitive attributes, the positive:

• Central location within Maine
• Excellent regional road access
• Availability of local demand generators

and the negative:

• Residual "mill town" image
• Small concentration of state/federal employees
• Size and quality of hotel/motel inventory
• Lack of direct air access
• Availability of visitor amenities and services
• Proxmity to Augusta and Portland.

Based on their analysis, ERA felt that L-A could capture a greater share of the state and regional meetings market and could accommodate state/regional conventions, trade and consumer shows and local non-meeting events.
ERA suggested the following building program:

• Total building: 35,000-40,000 SF
• Exhibit/Ballroom: 12,000-20,000 SF
• Meeting Rooms: 15 high-quality rooms, 10,000 SF
• Need minimum 2.4 acres
• Provision for parking 525 cars

The study can be found here. There are three appendices: Appendix A, Appendix B, and Appendix C.

This study was updated in 2003 and 2007 using the same methodology.


At the same time they did a Regional Center for the Arts Analysis. In that study, they found demand for (among other things):

• Two new performance spaces, one 200-400 seat space designed for theatrical performances and one 300-500 seat acoustical space designed for orchestral and choral performances.

Mike Carey
Lewiston

2001 Statewide Meeting and Convention Facilities Feasibility and Siting Study

Conventions Sports & Leisure (CSL) completed a study in March, 2001 for the Maine Meetings and Conventions Committee. The study looks at Lewiston-Auburn as one of six regions statewide (Portland, Augusta, Bangor, Aroostook, and Coastal/Mountain were the others), and is focused on the compatibility of all sites.

Portland and Bangor were identified as the markets for large convention facilities (70,000 SF and 30,000 SF of sellable space respectively). Lewiston-Auburn was slated for a small center to attract smaller conference and other events tied to area colleges and other local events (+/-15,000 – 20,000 SF sellable space).

Lewiston-Auburn market strengths were access to Portland, growth of downtowns and surrounding areas, and the existence of a college and cultural focus. Weaknesses were a lack of a local major airport, size of the corporate base, and the a significant convention quality hotel base.

The executive summary is posted online. To receive the full report email ljeffers@ci.lewiston.me.us.

Mike Carey
Lewiston

1997 Coopers & Lybrand Market Study

Coopers & Lybrand L.L.P. (Coopers) completed a study in September, 1997 for the Lewiston Redevelopment Corporation to “analyze and estimate the potential market demand and economic impact” of a proposed convention center in Lewiston-Auburn, Maine.

Coopers conducted a study of 100 state and regional associations to provide indications of demand, space requirements and usage patters of state and regional association event planners. Additionally, 30 Canadian and United States association and trade show event organizers were contacted. Those events were specifically targeted basted on their industry and other characteristics to coincide with primary Maine and Lewiston-Auburn industries.

Click here to access report.

Mike Carey
Lewiston