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Ci Lewis, ME
Rierr Islad Maser Pla Cmmiee
Gd Clac
May 2012
riverfront island master plan
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cwgm
RiveRfRont island MasteR
plan advisoRy CoMMittee
Rber Macdald, Ci Lewis-Mar20122014
Larr Gilber, Ci Lewis-Mar20072012
Paul Robinson, City o Lewiston-Planning
BoardEric Potvin, City o Lewiston-Planning Board,
YPLAA
Steve Morgan, City o Lewiston-City Council
Chip Morrison, Chamber o Commerce
Tom Platz, Platz Associates
Paul Roy, LA Magazine
Jonathan Labonte, Androscoggin Land Trust
Bob Thompson, Androscoggin Valley Councilo Governments
Jim Lysen, St. Marys Regioanl Medical Center
Len Tracy, Continental/Hill Mills
Ray Lagueux, Franco-American HeritageCenter
Rachel Desgrosselliers, Museum L-A
Hillary Dow, YPLAA, Future Forum
Mark Lee, Harriman Associat es and YPLAA
Steve Costello, Sun Journal
Michael Dostie, Dostie Jewelers
Mark Cayer, City o Lewiston-City Council
Consultant teaM
G Cc
W-ZHa
dm ac
smr M
oRW lc archc & pr
Wr & Crr
Te City o Lewiston wishes to acknowledge the contributions o the many
members o the Lewiston-Auburn community who participated in this process
through interviews, meetings, workshops, tours, the project website and email.
Te City thanks US Senator Susan M. Collins, her sta, and the entire Maine
congressional delegation or assisting in the unding o this project.
Te City thanks the Franco-American Heritage Center, the Bates Mill Complex,
and Museum L-A or their generosity in hosting public meetings.
Te City also wishes to thank those who provided several o the photographsound within this document: Daniel J. Marquis Photography, Christina
Epperson, Dave Gudas, the Androscoggin Land rust, the Franco-American
Heritage Center, Museum L-A, and Lyme Properties.
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i
1 irc
Overview 3
Process 6
How to use this plan 9
2 lw t
Economic context and market potential 13Planning context 16
3 th p 21
Tap the power o the River 26
Attract a vital mix o new uses 34
Make the district more walkable 42
Insist on quality 52
4 imm 53
table of Contents
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1 Introduction
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Aquiet renaissance is underway
along Lewistons downtown
riverront. Over the last ten years,
both Lewiston and Auburns central areas
have begun to reorient themselves to ace
the Androscoggin River. A great river, once
harnessed to produce the power that drew
industry to the twin cities, can now again
be the spark that denes the communities.
Te riverront can become the regions great
urban destination, a place or recreation,
cultural activities, work and urban living.
ReCent suCCesses
Despite severe economic headwinds, much has
been accomplished in recent years. Collaborative
partnerships involving public, private and non-
prot entitiesand a shared commitment to
supporting reinvestment in the community
have drawn new businesses and destinations to
Lewiston-Auburn.
Riverront Island, a pivotal area within the c itys
downtown riverront, has come to host more than
1,000 jobs within the Bates Mill Complex, where
high-quality restoration has attracted major oce
uses, destination restaurants, a brewery, a medical
oce, and new lo-style housing now under
construction.
At the same time, new cultural destinations and
outdoor spaces are also bringing activity to the
Riverront Island area. A ormer church now
houses the Franco-American Heritage Center, a
perormance venue that draws thousands to the
area each year. Museum L-A, a dynamic non-prot
devoted to telling the 200 year story o work and
community in Lewiston-Auburn, has begun to
design their new homea modern museum space
on the Rivers edge that will incorporate portions
o a ormer mill building. Once an abandoned
rail yard, Simard-Payne (Railroad) Park is now a
major public space along the River, and home to the
annual Great Falls hot air Balloon Festival. A ormer
rail bridge is now a pedestrian and bike bridge,
linking Simard-Payne Park in Lewiston to Bonney
Park in Auburn, and providing striking views o the
River. A Lewiston-Auburn Riverwalk has begun
to take shape on the Auburn side o the River, and
paths have been established along portions o the
Lewiston riverront as well.
overview
ERIC PotvIn
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Redevelop Island
Point for ofce,
institutional and
related uses
Move forward
with a new
waterfront hotel
Create a Riverwalk
along the entire
downtown
waterfront
Create a new
amphitheatre at the
waters edge, and a
dock for small boats at
Simard-Payne Park
Advance
development of the
Museum L-A facility
on the waterfront
Reuse
Continental Mill
for loft housing
Continue to add
housing and other
uses within the
Bates Mill Complex
Add new workplaces
to Hill Mill, reecting
its current diverse
mix of businesses
Improve connections
between Lisbon
Street and the
riverfront
Redevelop Bates Mill
#5 site with a new
Canal Park, retail and
possible civic uses
Improve streetscape along
the canals and promote
housing development
along Oxford Street
Create a Canal
Walk linking
downtown and the
riverfront
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Between September 2011 and April 2012,
members o the Lewiston-Auburn com-
munity came together to create a vision and
plan or continued revitalization o the Riverront
Island area. Several hundred Lewiston and Auburn
residents contributed to shaping this plan.
Tis initiative builds on a number o recent planning
eorts undertaken by entities within the community
and region. Tose plans include: Strategic Plan or the City o Lewiston (2010, City
o Lewiston)
Downtown Neighborhood Action Plan (2009,
Downtown Neighborhood ask Force)
ProCeSS
Throughout the planningprocess, members o the
Lewiston-Auburn communityemphasized the ollowing asimportant goals:
TheL-Acommunityhasarich heritage, still visible in
the areas historic buildingsand canals. This plan shouldpreserve that heritage wherepossible.
TheL-Acommunityincludestwo cities: Lewiston and
Auburn. This plan shouldconsider both communities.
Theriverfrontareashould be the catalyst orenhancing downtown asa whole, including LisbonStreet, and L-As downtownneighborhoods. The planshould help strengthen and
connect those areas that liejust beyond the Riverront.
TheplanshouldhelpimproveRiverront Island in ways
that contribute directly toimproving quality o lie andopen new opportunitiesor residents o adjacentdowntown neighborhoods.
Commu Goals
Te Peoples Downtown Master Plan (2008, Te
Visible Community)
Connecting the Futureransportation Plan or
20092030 (2008, Androscoggin ransportation
Resource Center)
Bridging the GapsA Long-Range Facilities Plan
or Bicycling and Walking in the ARC Region
(2008, Androscoggin ransportation Resource
Center)
Lewiston/Auburn Downtown CBD rafc Study
(2007, Androscoggin ransportation Resource
Center)
LA Excels (2000)
TeAndroscoggin Greenway Project, an initiative o
the Androscoggin Land rust, was underway during
development o the Riverront Island Master Plan.
Te planning teams worked to coordinate these
related eorts.
Te Riverront Island Master Plan was sponsored
by the City o Lewiston and led Goody Clancy, a
Boston-based urban planning, architecture and
preservation rm. Te ull planning team includedW-ZHA (real estate / economic development), Des-
man Associates (parking), Smart Mobility (trans-
portation planning), ORW Landscape Architects &
Planners (landscape architecture) and Woodard &
Curran (engineering).
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> Sd Area Wal & tal
September 14, Riverront Island Study Area
Participants joined City sta and the consultantteam or an inormal lunchtime walking tour
o the Lewiston r iverront area. Participants
described aspects o the community and study
area that they valued, and thoughts about how
the riverront could evolve to better serve the
community and region.
> Pblic Meeig #1:
oppriies & Challeges
November 16, Franco-American Heritage CenterParticipants reviewed ndings related to
economic and market conditions, and to physical
opportunities and challenges. Participants then
worked in small acilitated groups to discuss
opportunities related to the river; new uses
and destinations; and pedestrian and vehicular
connections.
Te planning eort included three phases, each
involving community input and discussion.
Phase 1: Aalsis ad GalsInvestigation o
opportunities and constraints through review oprior studies, physical and market analysis, and
stakeholder interviews
Phase 2: AleraiesDevelopment o alterna-
tive scenarios or the uture o Riverront Island
Phase 3: Maser PlaDevelopment o a vision
and plan or the uture o Riverront Island
Key components o the Master Plan process in-
cluded: Rierr Islad Maser Pla Adisr Cm-
miee: A 20-person Advisory Committee met
throughout the master plan process to review pre-
liminary ndings and plan elements, to provide
insights and eedback, and to guide the planning
eort. Te committee included a broad range o
stakeholders.
Pblic Meeigs & Ees: At public meetings
and events, members o the community reviewed
preliminary study ndings and evolving plan ele-ments, provided thoughts and ideas, and engaged
in a community-wide discussion about the uture
o this important area. A summary o public
events is as ollows:
Community members discussed opportunities and challenges or the riverront at a study area Walk & Talk.
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> Pblic Meeig #2: Aleraie Scearis
January 18, Bates Mill Atrium
Participants viewed a presentation describing
potential directions or the riverront area. Te
presentation highlighted areas o broad local
agreemente.g., a continuous public riverwalk,
better use o the canals, a more walkable, bike-
able environmentand areas o diverging opin-
ion (e.g., the uture o challenging Bates Mill
#5). Participants then worked in small groups
to conrm common goals and to discuss three
uture scenarios or the Bates Mill 5 site: inten-
sive reuse o the existing Bates Mill 5 building;
redevelopment o the site as a signature canal
park; and redevelopment o the site or retail
and parking.
The project website provided a orum or project
inormation and community comment.
At public meetings,
community members
shared ideas or how the
downtown riverront could
be improved.
> Pblic Meeig #3: Fial Pla
April 4, Museum L-A
Public Meeting #3 ocused on a presentation o
the master plan. Plan recommendations were
broadly endorsed by meeting participants.
Several participants representing area entities
expressed an interest in urther involvement to
move the plan orward.
Websie, Pblic Cmme Frm: A project
website (www.riverrontislandmasterplan.com)
provided a place or the community to nd
inormation about the planning process, to reviewpresentations and dra documents, and to oer
thoughts and comments via an email comment
box and survey questions.
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this plan establishes a physical vision or the
Riverront Island area. As you review this
plan, it may be useul to remember that:
Tisdocumentisintendedtoserveasaroad-
map that will help the City and residents think
about and move orward with eorts to strength-
en this important area. It is also intended as an
advocacy tool, or sharing Lewistons vision and
generating excitement within the community, the
broader region, and beyond. Te plan provides astatement o the communitys vision, and lays out
the steps or achieving that vision.
Teplanidentieskeyprioritiesforimplemen-
tation that will help direct resources, as they
become available, to the projects that are likely
to have the most impact on the area. Ultimately,
projects may happen in a dierent sequence than
is described in the plan.
Tesketchesanddescriptionswithinthis
document are intended to provide a broad sense
o how particular projects should unction to
advance the community goals. As projects are
designed and initiatives move orward, they
probably wont look exactly like the images in this
document, but they should address the intent o
the plan.
how to uSe thiS Plan
A eecie pla shld be bh
isiar ad pracical. Fr aliies
characerize he plas apprach
implemeai:
tHink lonG-teRM,csig
he big picre wha
Rierr Islad ad dww
L-A cld be lie we ears rm
w.
tHink sHoRt-teRM,csig hw his isi migh be adaced
er he ex seeral mhs.
build aRound WHats
WoRkinG, celebraig pas
sccesses ad sig whas alread
i place as a sarig pi r ex
seps.
be flexible and
oppoRtunistiC sig dllars as
he becme aailable adace
iiiaies ha will hae he msimpac Rierr Islad ad
dww L-A.
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2 Lewiston Today
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1/2-mile0 1 mile nrh
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the Lewiston-Auburn metropolitan area (An-
droscoggin County) is located in south-cen-
tral Maine, less than an hour drive rom the
ocean, the mountains, and rom Portland, Augusta,
and Freeport. Te areas strong interstate access
places 50% o Maines population within a hal hour
drive o the County. ogether, the cities o Lewis-
ton and Auburn are home to approximately 60,000
residentsa population exceeded in Maine only by
Portland. Lewiston-Auburn is the regions economicand cultural center, serving Androscoggin County
and the large trade area o central and western
Maine. Given its size alone, LewistonAuburns suc-
cess is important to Maines economic development.
Lewiston-Auburn is a regional center or healthcare,
education, culture and shopping. On the Lewiston
side o the River, within 1.2 miles o the downtown
riverront, are Central Maine Medical Center (one
o the states three largest medical acilities), St.Marys Regional Medical Center, Bates College,
University o Southern Maines Lewiston-Auburn
College, nancial and proessional service compa-
nies, as well as hotels and retail.
Lewiston-Auburn is also an employment center.
Tere are approximately 50,000 jobs in Androscog-
gin County. Lewiston is home to hal o these jobs.
LewistonAuburns key industries include health
care, highprecision manuacturing, transportation
and logistics, and nancial services. Bates College is
also a very important anchor in the LewistonAu-
burn economy. Within a veminute drive o the
Riverront Island master plan area there are ap-
proximately 9,500 households and 7,000 employees.
LewistonAuburn has many assets. What Lewiston
Auburn needs is growth. Growth can come romcapitalizing on existing market opportunities as
well as developing or strengthening existing market
niches. In terms o the downtown, areas o potential
opportunity include medicalrelated investment;
additional oce space; tourism, recreation, arts and
entertainment uses; and housing.
Capitalizing on these market opportunities will
require that initiatives be coordinated and invest-
ment be leveraged to generate maximum spino.An overarching emphasis on quality will be essen-
tialin keeping with the example o Bates Mill, a
redeveloping mill complex at the heart o the study
areaparticularly since LewistonAuburn will need
to shed its old image as a struggling mill town.
Initiatives need to be coordinated because op-
portunities may be limited in the nearterm, but
sustaining LewistonAuburns recent successes
and current market buzz is very important.
Investments need to be clustered to build on the
downtowns strengths. Only with critical mass can
Downtown oer a multipurpose, enriching ex-
perience. Lewiston has an image as an old manu-
acturing town, it must now evolve into a hip,
diverse urban destination. Markets are attracted to
places that invest in quality, whether the invest-
ment is in buildings, amenities or inrastructure.
Shared vision and commitment among public
and institutional stakeholders will be critical to
the areas success in realizing its potential. o
be successul, residents, policymakers and the
major institutions in LewistonAuburn must not
only support the communitys vision, but become
meaningul participants in its implementation.
While there are market opportunities, market
driven development must be supplemented bypublic and institutional investment. Meaningul
investments by area corporations, the hospitals,
Bates College and other major local and regional
stakeholders can signicantly enhance Riverront
Islands market potential and transormation. In
the near-term, public subsidy will continue to be
critical to project easibility.
eConoMiC ConteXt & MarKet Potential
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Areas o market opportunity include:
HousinG
Compared with the region and state, housing inLewiston is older and less expensive. 4 percent o
Lewistons housing stock was constructed in the last
decadein contrast to 9 percent statewideand
housing in Lewiston is 53 percent less expensive
than housing in Portland. Tere is no new urban
residential product in either Lewiston or Auburn.
Analysis shows unmet demand or urban-ormat
housing options. One and twoperson households
account or twothirds o all households in An-droscoggin County, and 73 percent o households
in Lewiston. Over 40 percent o Androscoggin
County households are in the target market or
urban living. Tese households are retirees, empty
nesters and younger singles and couples and small
amilies with tastes and preerences aligned with
urban living. Yet 55 percent o the housing stock in
the County consists o single amily homes. Tere is
mismatch between household type and the housing
stock in Lewiston. Te lack o competitive housingsupply to support the middle and upper levels o the
market may be an economic development issue. o
grow and prosper the City must oer the kinds o
housing products the market demands.
Retail
Because Lewiston-Auburn is clearly the retail,
service and employment hub or the region, retail
sales are higher than local households spending
power. Retail sales in the cities accounted or twothirds o the Countys total sales in 2010. ogether,
retail sales in LewistonAuburn are 64 percent
higher than what their residents could spend. With
approximately 9,500 households within a vemin-
ute drive o Riverront Island there is potential or
new downtown convenience goods (ood and drug
stores) specialty retail, and eating/drinking estab-
lishments.
offiCeWhile downtown LewistonAuburn continues to be
a business hub, vacancy remains high. Current rents
do not cover the cost o new construction. However,
business growth will drive the demand or addi-
tional oce space downtown or both general and
medical oces. It is likely that most o this growth
will be absorbed in existing oce space. Tere may,
however, be an opportunity or new buildtosuit
oce buildings. Riverront Island is an excellent
location or new owner occupied oce buildings.
aRts & CultuRe
In 2008, arts, recreation and amusement industries
accounted or only 0.8 percent o the Countys
total jobs. Tese same industries accounted or 1.5
percent (or more) o employment in the State and
Poeal o Housg:
Approximately 110210market-rate residentialunits in downtownLewiston over the next5 years, and up to 400units total by 2020provided that units oerurban amenities such asviews o the River, strongconnections to downtownand Auburn, and lot
amenities like exposed
brick walls, wood oors,large windows, and highceilings. Potential orhousing units will increaseas amenities and servicesare developed in thedowntown area.
Poeal o CoveeceGoods: A ood-anchoredshopping center
Potential for Eating &
Drink Establishments:14,000 square eet o eatingand drinking space by2021 (e.g., two ull-servicerestaurants and two to fvesmaller establishments)provided that the Riverbecomes a recreationdestination and the canalsa unique urban experience.
Poeal o Ofce
Space: 200,000 squareeet o ofce space willbe demanded rom typicalofce inclined industriesincluding medical ofces.There may be additionalofce/back-ofceopportunities that ariserom other industries ororganizations that decide
to have a downtown
presence. The key to
attracting this investmentwill be to direct growth tolocations that oer goodaccess and a range oservices nearby
Poeal o Hoel Space:Plans or development o a100-room hotel on LincolnStreet are underway
Mae Poeal hough 2021
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in Cumberland County (Portland) and Penobscot
County (Bangor). Given its size, location, history,
the River and canals, and the presence o Bates Col-
lege, it appears the LewistonAuburn is not capital-
izing on this potential industry. LewistonAuburn
has the potential to enhance its economy via the
development o the arts and recreation. Te arts and
the creative economy have proven to be signi-
cant economic development drivers. Te creative
economy includes artists, crasmen, technology
companies, media companies and a wide range o
valueadded industries. Tese types o uses tend to
cluster and oen are attracted to inexpensive space
in urban locations.
Hotel
Reportedly, the Hilton Garden Inn in downtown
Auburn is perorming well as is the newest hotel
in Lewiston-Auburn, the Residence Inn. Picking
up on the success o these newer hotels, a national
hotel network has recently committed to developing
a 90+-room hotel on Riverront Island. ogether
this new hotel and the Hilton Garden Inn will oer
almost 250 quality hotel rooms downtown. As ame-nities are developed on Riverront Island that attract
local and visitor markets, these hotel rooms will
help L-A grow the recreation and tourism industry.
liGHt industRy
Te mills in the riverront area oer large expanses
o space at relatively low cost. Tese low cost, fex-
ible spaces are well positioned to capitalize on the
national maker movement. Te maker move-
ment is an outgrowth o the DIY (Do-It-Yoursel)
trend. Tere is a renewed interest in small business
development that has been bolstered by changes in
technology, open source hardware, cost reductions
in small scale manuacturing and a variety o other
social and economic orces. Makers bridge the gap
between creative arts and cutting edge technology
and in most cases they do this through an open,
collaborative paradigm rather than the more con-
ventional, competitive paradigm. Tere may be an
opportunity to oster entrepreneurship in Lewiston
and a maker community in the riverront area
or instance, in the Hill Mill.
An interesting example o this is echShop in
Durham, NC. echShop is a membership organiza-
tion much like a tness center. Te dierence is that
rather than paying to access tness equipment, in
echShop you access tools and equipment. ech-
Shop provides members with tools and equipment,
instruction and a community o creative and sup-
portive people. Tis allows members to build the
things they have always wanted to make.
businesses tHat Would benefit fRoM
fibeR-optiC infRastRuCtuRe
echnology access, connectivity and speed have
emerged as three o the most important consid-
erations or business in the 21st Century. Tus,
it is not simply location, location, location, but
location, location, connection in the new econ-
omy. Due in large part to the presence o Oxord
Networksa Lewiston-based ber-optics rm that
moved its corporate headquarters to the Southern
Gateway area on Lisbon Street, just southeast o
Riverront IslandLewiston has emerged as one
o the ew small ber cities, with pervasive high
speed ber-optic inrastructure. Tere is a real op-
portunity to leverage this inrastructure to attract
new businesses to the Riverront Island area and
generate regional economic development.
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Planning ConteXt
the neighboring cities o Lewiston and
Auburn are so closely linked by geography,
history, and economics that they are oen re-
erred to collectively as Lewiston-Auburn or L-A,
and thought o by many local residents as a single
community spanning the Androscoggin River.
Te character o both communities downtown areas
is infuenced by both the striking natural environ-
ment o central Maine and L-As history as a greatindustrial center. Te Great Falls o the Androscog-
gin River, which once ueled production o textiles,
shoes and more beore an era o decline that began
in the 1950s, continue to provide a dramatic ocal
point or both downtowns. Te Androscoggin River,
once polluted by the industry it ueled, now rolls
cleanly between the two downtowns, past emerging
riverront parks. Kayakers and sherman have be-
gun to discover this stretch o the Androscoggin,
and a growing network o trails link the downtown
riverront to large expanses o state parkland.
Historic mill buildings remain a strong presencealong both sides o the Androscoggin. On the
Lewiston side o the River, within a 5-minute walk
o the riverront, 1.6 million square eet o mill space
remains within three
major mill acilities: the
Bates Mill Complex,
the Continental Mill,
and the Hill Mill. Te
network o canals that
once powered the millsremains in place.
Lewistons compact
downtown neighbor-
hoods occupy the
area east o the River.
Multiamily housing that
once served millworkers
is now occupied by a new gen-
eration o residents, including
Somali and Bantu immigrants.
A mix o small businesses
(including several restaurants,
an auto parts store, a urniture
store, and a car wash), mul-
tiamily housing, the Conti-
nental Mill and vacant lots
characterize the area betweenthe redeveloping Bates Mill
Complex and the River. Just
1/3 o a mile east o the River
is Lisbon Street, Lewistons
Main Street. Once a grand shopping destination
that drew visitors rom across the region, Lisbon
Streets 2- to 4-story buildings are beginning to see
new activity.
Tis planning eort ocuses most closely on Riv-erront Island: Lewistons downtown riverront. By
ocusing on the area between the Great Falls and
Cedar Street, and between Canal Street and the
Riveran area that includes the River, the Great
Falls, the canals, and many o Lewistons historic
millsthe L-A community can build on recent suc-
cesses to strengthen downtown L-A as a whole. DAnIEL J. MARquIS
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0 200' 400' 800' nrh
The Riverront Island study area includes much o Riverront Island and the downtown riverront.
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ReCent suCCesses
oday, aer an era o disinvestment, Lewiston is in
the midst ore-investment. Largely due to coor-
dinated public and private investments both large
and small, over the past een years, Lewiston has
begun to see:
Redevelopment and reuse of over 350,000
square feet of space within the Bates Mill Com-
plex, which now houses oces or D Banknorth
and Androscoggin Savings Bank, two destination
restaurants (DaVincis Eatery and FishBones Amer-
ican Grill), a medical oce (Bates Mill Dermatol-
ogy), a AAA location, a cra beer brewery (Baxter
Brewing Company), and more. Forty-eight unitso lo housing now under construction within the
complex will soon be part o the mix. Te Bates Mill
Complex has received over $30 million in private
investment over the last 57 years, and approxi-
mately 1,000 people now work within it.
Esablishme Simard-Pae
(Railrad) Par at a browneld site
along the Lewiston Riverront. Te
park now hosts the Great Falls Bal-
loon Festival, which draws 100,000
people annually or the launch o
dozens o hot air balloons over the
Great Falls, and the Patrick Dempsey
Challengean annual race and un-
draiser that draws several thousand
cyclists, runners, walkers and specta-
tors. Eorts to improve access to the
park could enhance its value to the
community.
Bates Mill Complex is a successul model or high-
quality renovation o older buildings to house an
active mix o new uses.
DAnIEL J. MARquIS
Simard-Payne (Railroad) Park has become a key community asset.
Annual eventslike the Patrick
Dempsey
Challenge and
the Great Falls
Balloon Festival
draw thousands
to Simard-Payne
Park, but most o
the time, the park
is underutilized. ERIC PotvIn
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Several higher-quality apartment units have been
provided through renovations on upper foors.
Much o this recent investment results rom the
actions o Lewiston-based entrepreneurs who are
embracing the opportunities they see in down-
town and along the riverront.
the Sher Gaewa Deelpme, which
has brought over 100,000 square eet o new
development and nearly 350 jobs to the southern
edge o downtown, along the Lisbon Street cor-
ridor. Businesses within the Southern Gateway
include Kaplan University (which enrolls 650
students in Lewiston through associate and bach-
elor degree programs), corporate headquarters orOxord Networks (a ber-optic inrastructure and
telecommunications rm), Northeast Bank, Key
Bank Business Service Center, and VIP Auto.
CHallenGes
While a lot has been accomplished, much work still
remains. o be ully successul, Lewiston must ad-
dress the ollowing challenges:
trasrm he Rier rm a apped asse
i he ceerpiece he dww experi-
ece. Te River is hard to see and dicult to get
toparticularly along the Lewiston side. Water
access, e.g., or kayaking and canoeing, is not
ormally provided. While a walkway has been es-
tablished within Simard-Payne Park and along the
Auburn side o the River, the trail breaks down in
Lewiston near Main Street and beyond the Grand
runk Railroad Bridge. Simard-Payne and Heri-
Grad tr Dep Bildig Rese, now
underway to transorm this long-vacant historic
structure on Lincoln Street into a new ca.
Csrci w pblic parig garages,which have leveraged tens o millions o dollars in
private investment. Tese well used garages pro-
vide the parking needed or over 1,000 employees
in the Bates Mill Complex; or the uture residents
o the Bates Mill los; and or uture guests o the
hotel that will soon be constructed on Lincoln
Street.
Reinvestment in buildings along Lisbon Street,
including several new high-prole restaurants
(Fuel or dinner, March or lunch, and a ca/market called Forage); a wine and cra beer shop
(Te Vault); a cluster o primarily Somali- and
Bantu-owned shops in once-vacant storeronts;
conversion o the old Music Hall into the District
Courthouse; and several resh new storeronts
(including those or L/A Arts and L-A Magazine).
trasrmai S. Mars Chrch i he
Frac-America Heriage Ceer, a cultural
center and high-demand event space that brings
20,000 visitors to the downtown riverront each
year or over 140 events that range rom Mid-
Coast Symphony perormances to rock bands and
dance parties to galas and weddings.
Eli Msem L-A, a dynamic non-prot
organization dedicated to telling the story o over
200 years o work, industry and community in
Lewiston-Auburn. Museum L-A, which hosts a
range o award-winning exhibits and events or
people o all ages, is now located within the Bates
Mill Complex but has purchased and begun site
work at a ormer mill along the riverrontadja-cent to Simard-Payne Parkwhere the Museum
plans to build a new home.
Prpsed 90+-bed Hel, on Lincoln Street.
Along with the Hilton Garden Inn in Auburn,
downtown L-A will soon oer nearly 250 quality
hotel rooms.While many storeronts remain vacant, stores and
restaurants are beginning to bring new activity to
Lisbon Street.
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riverfront islandmaster plan
20
Buildings like Continental Mill, anked by the River
and the Lower Canal, could house new homes or
businesses. The network o canals extending through the district could become a unique amenity.
Several key streetslike Oxord Street, shown above
eel alley-like in places, but could provide walkable
connections to the River and other key destinations.
tage Parks are located a long the River, but do not
engage the River as waterront destinations that
draw people rom the community and beyond.
Arac a mix ses ad a criical mass
hsig el he areas rasrmai i
a ial, ibra disric. With so much vacant
space, this area lacks the vitality, critical mass,
and intensity o uses and destinations needed tomake it thrive once again. Some o the vacant
mill spacemost notably, the 345,000 square eet
within Bates Mill #5is poorly suited to accom-
modate most potential uses.
use he caals help defe his area as
ie place lie, wr ad pla. Once lined
with trees and paths, the canals today are hidden
behind chain link ences and the backs o build-
ings. Pedestrian amenities like ample sidewalks,
lighting and trees are largely missing. Some exist-
ing canal bridges are in poor condition.
Sreghe cecis wihi he disric
ad Lisb Sreer a mre walable
dww. oday, the Lisbon Street area, the
riverront, and Lincoln Street all eel isolated rom
each other. Tere are no view corridors or signs todirect people to the River or other key locations
and the conguration o the Bates Mill Complex
and canal bridges make pedestrian routes through
the district circuitous. Canal Street and Oxord
Street serve important destinations but eel alley-
like in places. Connections between key destina-
tions are oen unwelcoming or conusing.
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21
3 The Plan
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22
Plan overview
MasteR plan
Tis master plan or Riverront Island builds on
this same oundation. Trough the successul
implementation o this master plan, the Lewiston-
Auburn community can advance goals that
stretch well beyond the boundaries o the district,
strengthening the image and identity o both
communities; ostering connections between
Lewiston and Auburns downtowns centered around
the Androscoggin River waterront; enhancingLisbon Street as a commercial destination; and
improving the quality o lie or downtown
neighborhoods in both communities through access
to jobs and amenities.
vision
Lewistons Androscoggin Riverront will become
Maines premier urban riverront destination, the
centerpiece o a renewed Lewiston-Auburn region,
and a showcase o the communitys distinctive past,present, and uture.
eleMents of tHe vision
Te Riverront Island master plan will be accom-
plished through our related goals.
tap he pwer he rierthrough access
to the waters edge, a more active riverront,
and stronger connections to downtown
neighborhoods.
Arac a ial mix ew sesincluding new
housing, cultural destinations, workplaces, a new
Canal Park, and the parking needed to support
these new destinations; accommodate new homes
and businesses through reuse o older buildings
and construction o new ones.
Mae he disric mre walableto unlock the
potential o Riverront Islands many assets.
Isis ali in both public and private in-
vestmentto attract desired businesses and visi-tors, and so that the Riverront grows as a place
the L-A community can take pride in.
Te ollowing sections o this document are orga-
nized in accordance with those goals, and expand
upon each. An illustrative master plan summary
is shown on pages 24 and 25. Pages 24 and 25 are
designed to be viewed together. Te summary iden-
ties key initiatives, which are described in more
detail in the sections that ollow.
oday, successul urban centers
across the country are shaping
their utures guided by a
common ormula or success:
Teypreserveandhighligh heir
ie ad aheic characerisics:
historic architecture, waterways, streets
and public spaces. Teyincludea ial ad dierse mix
ses, including workplaces, restaurants,
entertainment venues, homes, and
educational, institutional, cultural and
recreational uses.
Teyarewalable places with
attractive public spaces and amenities.
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24
Overlook
Great Falls
New ofce/institutionaldevelopment at Island Point
ExistingAuburn
Riverwalk
Riverwalkoverlookat Falls
NewRiverwalk linkbelow Main
Street Bridge
Existingboat
launch
NewLincolnStreethotel
Destination playgroundwithin park
New Simard-Payne Park
connection toLincoln Street
Main Street streetscapeimprovements
Retail/civic useon redeveloped
Bates Mill #5 site
New Canal Parkwith perormance
area
Possiblebridge overUpper Canal
Expansion oLincoln Street
garage
New Canal Walkconnection links River
to Lisbon Street
Create CanalWalk and plant
trees alongwalkways
Newrestaurant at
Depot building
Incorporatenew retail/
commercial infllon Lincoln Street
Continueduse o Hill
Mill or crat
businesses/light industry
Mase PlaSumma
Note: Image and text continues on page 25. u
Event /ood
venues
Futurehome oMuseum
L-A
Enhance Simard-Payne Park; maintainexibility o use orprograms/events
Infll housingalong Oxord
Street
Streetscapeimprovements along
Oxord Street and LowerCanal; new bridges
New amphitheatre, watersteps and boat launchin Simard-Payne Park;
kayak rental; bank fshing
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25
tap he Pwer he Rier
CreateacontinuousRiverwalk.
MakeSimard-Payneatruewaterfrontparkwith
improved amenities and stronger connections to
the water and surrounding streets.
AdvancedevelopmentofMuseumL-Aasa
waterront anchor.
Arac a
Mix uses
Addacriticalmassofhousing.
LincolnStreetfocusareafornewretailandcommercial uses; move orward with new hotel.
OxfordStreetnewhousingmixedwitharts/
cultural and open space amenities.
CanalStreetreestablishtreesandcreatea
gracious green corridor.
Mae heDisric Mre
Walable
CreateaCanalWalknetwork.
ImproveOxfordStreetasawalkableplace.
NarrowCedarStreettothreelanesand
incorporate bike lanes.
Isis qali
Usedesignguidelinestoshapenewdevelopment
and rehabilitation.
ContinentalMill reuseas housing
Possiblekayak launch/rental acility
New Riverwalkalong
Continental Mill/Museum L-A
Expand useo the River
Expansion oChestnut Street
garage
t Note: Image and text begins on page 24.
elemes he isi
Add bike lane tobridge; reduce
vehicular trafcto two lanes
Franco-American
Heritage Center
Narrow CedarStreet and add
bike lanes
Allow two-way trafc on Cedarbetween Canal and Lisbon
Streets; explore allowing letturns rom Cedar to Lisbon
Reuse oDominican
Block or ofce/mixed-use
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26
oday the Androscoggin Riverront remains an untapped resource or the Lewiston-
Auburn community. In an era when communities across the country have reclaimed
urban waterronts as vibrant community destinations, Lewiston and Auburn have
the potential to create a unique and special place. Creating a continuous and attractive
public Riverwalk connecting existing parks, planned destinations, and new waterront
development will be the key to success. Te Riverwalk will become a much-loved destination
and centerpiece o the downtown providing scenic views o the River and Falls and allowing
access to the waters edge.
elemes he isi tap he Pwer he Rier
Esablish a cis pblic
Rierwal bewee Islad Pi
ad Cedar Sree.
trasrm Simard-Pae
(Railrad) Par i a re
rierr par ha draws he
cmmi ad he regi.
Aciae he rierr wih a
ew hme r Msem L-A.
Cec ew ad exisig pars
hrgh he dww
Rierr.More than a decade o eort has already moved the
communities toward this goal o establishing the
riverront as a cultural, recreational and economic
centerpiece. By taking the next important steps, this
vision can become a reality.
A destination riverront will benet Lewiston and
Auburn most directly i it is strongly connected tothe rest o the community and especially to the core
o downtown along Lisbon Street. Lewistons canal
network, open spaces, and connecting streets can
strengthen the potential o the riverront to enhance
the community as a whole. CHRIStInA EPPERSon
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riverfront island master plan
27
Establish a continuous publicRiverwalk between Island Point andCedar Street.
With three parks along the downtown riverront,
Lewiston has already built a oundation or greater
public use and enjoyment o the River. But the parks
do not unction as a connected system, can be hard
to see or reach rom surrounding city streets, and
views o the river are oen blocked by vegetation.
Trough development o a continuous high-quality
Riverwalk, existing parks could be connected and
used more eectively, views o the River could be
opened up, and public access to the water could
be greatly enhanced. Tis new Riverwalk could
extend almost o a mile along Lewistons down-
town waterront. Trough connections to Auburns
riverside walking paths, several loop walking trails
o 1 to 2 miles could be established, showcasing the
riverront and existing and planned destinations in
both communities. Key missing links in the existing
network o trails are more ully described on page 30
and 31. While continuity o access is essential, so is
the quality and consistency o design elements. Pro-
viding high-quality walkways, seating, lighting and
signage throughout the waterront area will contrib-
ute directly to the Riverwalks appeal and success.
A ew waerr amphiheare ad lach area a Simard-Pae Par cld becme a majr cmmi desiai he Rierwal.
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Transorm Simard-Payne (Railroad)Park into a true riverrontdestination.
Simard-Payne Park has the potential to be the
centerpiece o Lewistons public waterront. Te park
hosts the Great Falls hot air Balloon Festival, the
Dempsey Challenge and other community events and
recreational programs but is missing many o the key
elements o a true waterront destination park: access
down to the waters edge is not in place or people
or boats; view o the River are limited by vegetation;
the park lacks visibility rom surrounding streets;
park inrastructure and amenities needed to attractpeople or host events are not in place; and much land
around the park is currently vacant or underutilized.
Planned development o the new Museum L-A at the
edge o the park is a very important step orward but
additional steps will be needed both to support the
Museums success and to create a public destination:
Add a amphiheare, seps he waer ad
small-ba dc where he Rier mees he
Crss Caal. Tis has the potential to be a signa-
ture public destination or waterront events andactivities and might include a removable foating
dock or waterront programs and events.
Cie ad expad he prgram par
ees/esials.
Explre he peial r seasal cae/
aa real wihi Simard-Pae Par,
potentially in conjunction with the proposed
Lincoln Street/waterront hotel.
ta he power of he River:Continuous public riverfrontaccess, new riverfront destinations, and access to the waters edge
MsemL-A
Icrprae a ew Rierwal
segme ard Islad Pi haers ie iews he alls
Creae a Rierwal cecibelw he Mai Sree Bridge liigHeriage Par Simard-Pae Par
Cieal Millwaers edge
The annual Great Falls
Balloon Festival draws
100,000 people to
the Lewiston-Auburn
waterront.
DAnIEL J. MARquIS
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Explre he peial he par accm-
mdae seasal ccessis/vendors in small/
temporary structures. Over the long-term, incor-
poration o more permanent ood venues might
be considered along or adjacent to the Riverwalk.
Tese venues should be designed and sited so as
not to impede views or access to the River or Riv-
erwalk. Service and access should be accommodat-
ed in context sensitive ways that do not interere
with public use o the park. Each structure should
be no more than one story in height and 3,500
square eet in area.
Seleciel rim ad maage rierr egea-
i pe p Rier iews. Icrprae a ba-fshig lcai as
prpsed b he Adrscggi Rier
Greewa iiiaie.
Add a desiai plagrd wihi he
Par, potentially including a ountain and other
water activities, drawing kids rom downtown
neighborhoods and the wider region.
Creae a ew gaewa erace Simard-
Pae Par Licl Sree on a publicly
owned parcel beside the Depot building; extend a
path rom Lincoln Street across Oxord Street to
the existing Park entrance.
Add a ew pedesria access pi he Par
ia a ew bridge er he caal a he iersec-
i oxrd ad Crss Srees.
Impre he oxrd Sree edge he Par
along the Lower Canal.
A destination playground
in Simard-Payne Park
could be a magnet
attracting children and
their amilies to the
riverront.
Waterront perormances at Bemus Point in upstate New York
attract hundreds o people a ll through the summer.
Impre bridges, ehiclar access,
ad iliies serig he par sp-
pr expaded prgrammig, with
inrastructure improvements to include
repair or replacement o the vehicular and
pedestrian bridges at Beech Street.
Fser ew deelpme a he Pars
edges.
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i p: Uninterrupted public
access along the each segment o
downtown riverront is critical. The
Riverwalk should extend through
Heritage Park and along Island Point,
linking back to Main Street at the Upper
Canal and should be incorporated into
uture development plans or Island
Point. Overlooks along this segment o
the Riverwalk could provide dramatic
views o the Great Falls.
Rrw r M sr: Awalkway under the Longley Bridge,
beneath Main Street, is critical to
continuous access along the Rivers
edge. On the south side o the bridge,
this sister path to the under-bridge
segment o the Auburn Riverwalk could
begin approximately halway up the
grade toward Main Street, bear toward
the River traversing the riverbank
contours, and then ollow the riverbank
(likely on an elevated structure) under
the bridge beore returning to grade in
Heritage Park.
smr-p pr M sr:
The Simard-Payne Park segment o the
Riverwalkwhich now ends abruptly
near the intersection o Lincoln and
Main streetscould be ully connectedto Main Street through a walkway along
the top o the riverbank. The existing
walkway and handrail in this area
could be replaced with a restored stone
parapet along the top o the mill walls.
bh smr-p pr
cc:The Riverwalk will have a major
cross axis intersection with the bikepathat the end o the Railroad Bridge, and
that location should be a ocal point or
people gathering and waynding.
smr-p pr hcm:
Several Simard-Payne Park
enhancements are proposed: improved
park connectivity with connector walks
on the northern end o Oxord street;
development o a public amphitheatre
acing the River at the northern end o
the park; development o a more ormal
walkway to the waters edge, also at thenorthern park area where topography
allows.
amhhr: A tiered stone
amphitheatre or outdoor perormances
and observing the balloon estivals is
proposed on the northwest corner o
the park.
Wr-cc : Stone steps and
a ramp or ADA access and boat walk-in
to the shallow shorelines at the ends o
the branch canal exit are also proposed
so that boats and people can access thewaters edge in the park landscape. This
location could include a kayak-rental
operation.
C crg: Placement o a bridge
close to the canal terminus is also
proposed so that the bridge oers views
up and down the River.
northern SegMent
Island Point to Simard-Payne (Railroad) Park
Central SegMent
Simard-Payne Park
em lw Rrw:Showcasing a Great Riverront and connecting it to the community
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31
Cr sr/ pc brg
Gw: Create a Riverwalk gateway
that denes the pedestrian entrance to
the area, provides parking or Riverwalk
users as part o the Continental Mill
redevelopment, reclaims old paved
areas as greenspace or the pathway,
provides overlooks to the River, and
includes reclamation o a natural
riverbank environment and integration
o stormwater treatment or the
Continental Mill property.
C M r crg
r h fm gw wr
cc: Open the back yard o the
mill to pedestrian access to the River
and the unique fumes that carry
exiting waterpower rom under the mill.
Rehabilitate the open area where the
fumes were blasted open or a sewer
line project. The collapsed fumes oer
access to the River or paddlers in a
dramatic yet protected way. The fumes
that exit through the stone arches
monitor sae water levels (i the water
level o the River is too high, they are
impassible). Stabilization o the slopeswith stonework and other retention
will make the area sae or access via
an elevated walkway and ramp/stair
system to the water level. A drop o
approximately 2025 into the chamber
will be required, and a way to sluice
kayaks into the basin will need to be
devised. Once in the basin, kayakers can
paddle through the fumes to the main
River or river tours and recreation. A
Southern SegMent
Cedar Street to Simard-Payne Park
kayak-rental outlet could also be staged
rom this location.
brch c crg: Crossing
rom the Continental Mill site to the
Museum L-A Property and Simard-Payne
(Railroad) Park requires a bridge over
the canal. Recent site clean-up on the
Museum L-A site elevated grades to a
long gradual slope, so the bridge will
need to be sited and designed to t an
exit path at ADA grades and to meet the
grade o the path at the Railroad Bridge
entrance. It would also be desirable
or the pathway to have a sight line
o visibility rom the walkway at the
Continental Mill to the Museum L-A
site. The elevated grade or the bridge
will require its Continental Mill end to
meet an equal elevation. Many types
o bridges could be considered or this
site, with cost and design being strong
infuences.
Rr r: A unique river-over-
look opportunity exists above the stone-
arched-fume exits to the Androscoggin
where kayaks and canoes can access
underneath. An elevated platorm couldoer dramatic views up and down the
river and interpret the sites waterpower
history.
Mm l-a acc brch
C w: At the Museum L-A side
o the canal, walkways would head in
two directions: along the branch canal
towards Oxord Street and toward
Simard-Payne Park.
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elemes he isi Arac a ial mix ew ses
Since 2000, dramatic progress has been made in bringing
new uses and activities to Riverront Island. Establishment
o the Franco-American Heritage Center has created a
new cultural anchor or the area; the successul reuse o
portions o the Bates Mill Complex has brought new oces,
restaurants and medical uses. Tese new uses complement
the existing mix o businesses and residences that are an
essential ingredient o success. oday, Riverront Island is
home to our restaurants with another currently planned.
With the development o new los currently under
construction at the Bates Mill Complex, the addition
o a planned new hotel on Lincoln Street, renovation o
the Grand runk Depot building as a restaurant now
underway, and continued development o Museum L-As
new home on the waterront, the district will take a
dramatic urther step. New amenities such as creation oa Lewiston Riverwalk will urther enhance the districts
appeal and attract more uses to the area.
Lively downtown neighborhoods need a critical mass o
people living within them, and Riverront Island is no
exception. Over time, attracting a critical mass o new
housing (a minimum o 400 new units) will be especially
critical to the success o the area. Both the Bates Mill
Successul urban riverront districts incorporate a vital mix o uses that are drawn to a
riverront location while also attracting new people and events. Te mix o uses must
support activity over the course o the day, weekdays and weekends, in all seasons.
Te right mix o uses combines workplaces, arts, cultural, educational and recreational uses,
retail, restaurants and hotels, and a strong residential mix. Riverront Island already includes
several o these uses but in combination they have not yet reached the critical mass needed to
be ully successul.
Rese Rierr Islads
Mill Bildigs
Adapie Rese oher ke
Hisric Srcres
Islad Pi
Ifll Deelpme
Isiial Achrs
Ge Creaie wih Parig
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Lisbon street is Lewistons
commercial Main Street with smaller
stores, civic and institutional uses,
restaurants and some new housing;
activity generated in Riverfront Island
can spill over the canal and benet
Lisbon Street.
CanaL street can have the feel of an
alley today, but with improvements to
the canals it can become a gracious,
pedestrian-friendly corridor lined
by a diverse mix of uses, including
housing; improvements along the
canals can change the feel of this
street from a divider to a connector.
MiLL street can become more fullydeveloped as a pedestrian spine
linking a number of mill complexes.
oxford street can feel like a
forgotten alley today but has greatpotential for transformation as a
vital pedestrian-friendly street that
combines arts and cultural activities
(Franco-American Heritage Center
and Museum L-A) with major new
housing and open space amenities.
riverfront island master plan
35
orgz h rc:The riverront area is structuredaround a series o streets that run approximately parallel to the River.The master plan establishes a general ramework or determining theuture character and mix o uses appropriate to each street.
People drawn to recreational and cultural activities
along the River can flter back to Lincoln Street
and Lisbon Street with their restaurants, retail and
other service businesses.
LinCoLn street is the districts
commercial and vehicular spine,
with major ofce space, restaurants,
retailers, and two parking garages.
With a planned hotel and potential
for more food-oriented retail uses,
Lincoln Street can strengthen its
primary role for the district.
Complex and Continental Mill are excellent
locations or lo housing, while the areas along
Oxord Street and Simard-Payne Park have the
potential to include new townhouse development
overlooking the park.
Te properties and potential uses described
on the ollowing page o this section are key to
accomplishing the goals o the master plan.
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Reuse o Riverront Islands MillBuildings
bates Mill CoMplex
Tis approximately 700,000 square oot mill com-plex extends rom Chestnut Street to the Cross
Canal and between Canal Street and Lincoln Street.
It is the cornerstone o the districts success to
date with major tenants including oces or D
Bank and Androscoggin Savings Bank, Bates Mill
Dermatology, Baxter Brewing Company, AAA, and
two restaurants (DaVincis Eatery and Fish Bones
American Grill). As o 2009, the complex had at-
tracted $30 million in private sector investment and
employed 1,000 people. Renovation o this propertyhas been done to the highest standards and is a
model or other buildings within the district. Te
recently completed atrium space, accessed rom the
intersection o
Canal Street and
Pine Street, al-
lows pedestrians
to travel through
the building
between the Lis-bon Street area
and Riverront
Island. With
48 units o lo
housing due to
be completed
in late 2012,
the complex
will continue its evolution as a major anchor o the
district. Future planned uses or the roughly 200,000
square eet o remaining mill space include retail
amenities as well as continued growth o oce and
residential uses. Much o the remaining available
space is located on the east side o the building
acing Canal Street. As this portion o the building
sees use once again, it will present a more lively ace
to downtown and Canal Street. Development o a
Canal Walk with trees and lighting will be essential
in linking the Lisbon Street area to the r iverront.
bates Mill #5
Bates Mill #5 has been a ocus o public discussion
or years within Lewiston. Te City o Lewiston
acquired Bates Mill #5located near the
intersection o Main and Lincoln Streetsin
1992 ollowing cessation o most manuacturing
activities and nonpayment o taxes. Te mill is a
346,000-square-oot, two-level building designed
by noted architect Albert Kahn and completed
in 1914. Since 1997, in order to preserve the mill
structure and secure a new use that could serve as
an important anchor or the downtown, the City has
studied the easibility o uses such as a convention
center; advertised the availability o the structure
or reuse as private-sector redevelopment; invested
in stabilization o the acility; established a task
orce to evaluate reuse options; and most recently,
supported reuse o the building as a casino acility
which ailed to attract necessary voter support
on a statewide ballot initiative in 2011. Te City
continues to incur costs associated with repairs and
insurance. It is estimated that approximately $20million would be needed to stabilize the exterior
envelope in advance o any reuse. Te buildings
layout, large and deep foor plates make it generally
unsuitable or most uses, including oce or
residential. Having remained unused or over 10
yearsaer several decades o very limited use
the buildings condition continues to deteriorate,
increasing the barriers to viable reuse. Over the
course o this master planning process, extensive
public discussion has centered around the utureuse o the Bates Mill #5 site. Several possible reuse
scenarios were considered: reuse o the structure
or a major downtown anchor; partial or complete
demolition and replacement with a new signature
park; or demolition and replacement with a new
structure to house retail uses and associated parking
in line with likely near-term market potential.
While there was not unanimous public agreement
DAnIEL J. MARquIS
The Bates Mill Complex can add
to its mix o restaurant, housing,
and ofce uses over time.
Bates Mill #5 presents signifcant barriers to reuse.
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Adaptive Reuse o Other KeyHistoric Structures
doMiniCan bloCk
Tis 4+-story, approximately 25,000-square-ootbrick building at the corner o Lincoln Street and
Chestnut Street was built in 1882 to house retail
space, classrooms, and a large community room. Te
Dominican Block has recently been rehabilitated
to a very high standard and is well-suited or
cultural/educational, retail, oce and/or restaurant
use. Te building is especially notable or its large
upper foor assembly/perormance space, which
eatures 17-oot-high ceilings. Te buildings elegant
proportions and ne details make it especiallyattractive and noteworthy.
GRand tRunk depot buildinG
An adaptive reuse renovation now underway at the
ormer railway depot will create a unique new res-
taurant space on Lincoln Street. Establishing a new
gateway to Simard-Payne Park on the undeveloped
lot next to the Depot building will help link the
River to Lincoln Street.
Island Point
North o Main Street and adjacent to the Great
Falls, the area known as Island Point is one o the
citys most prominent and visible locations. It oers
exceptional views o the Falls and River. Formerly
the site o the Libbey Mill Complex, destroyed by
re in 1999, Island Point is now home to Heritage
(Veterans) Park, a hydro acility, and Pedro OHaras,
a restaurant, bar and banquet acility.
Tere is signicant potential or new high-prole
development on Island Pointparticularly
on land overlooking the Falls, where the mill
buildings once stood. Much o the property is
publicly owned. Island Point is well-suited to
accommodate a substantial medical acility, a major
build to suit corporate oce building, housing,
and/or retail. Island Point is not considered an
appropriate location or large-ormat big box
retail stores. Because the topography o Island Point
rises dramatically rom Heritage Park, it oers
opportunities to reduce the cost and visibility o
structured parking that would serve uses on the
property.
Future development o the property should:
AccommodateextensionoftheRiverwalk,
providing continuous public access to the waters
edge rom the Longley (Main Street) Bridge,
around the point, and on toward Canal Street to
enable a strong pedestrian link to the Upper Canal
AdvanceeortstomakethissegmentofMain
Street more walkable, with buildings that ront
Main Street
HelptoreinforceHeritageParkasanaccessible,
inviting, and attractive destination or the
community and region.
Island Point and the Great Falls beore demolition o
the Libbey Mill Complex.
Dominican Block in 1882 and today.
LyME PRoPERtIES LyME PRoPERtIES
DAvE GuDAS
The long-vacant Grand Trunk Depot building, built in
1899 and once known as the Ellis Island o Lewiston-
Auburn, is being renovated as a restaurant space
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Inll Development
linColn stReet Hotel
A new 90-plus-room hotel currently planned or
Lincoln Street near its intersection with Main Street
will urther strengthen the mix o uses within the
riverront area, add lie to the Riverwalk, and sup-
port businesses by increasing the customer base
or area
restaurants
and attrac-
tions. Te
hotel can
also help
generate
activity
around the
edges o
Simard-
Payne
Park, improving its attractiveness and visibility. Use
o the red house over the Cross Canal as a ca or
boat-rental acility as contemplated by the hotel has
great merit and can also contribute to bringing this
area to lie.
linColn stReet infill developMent
Te portion o Lincoln Street between Main and
Cedar has undergone signicant change over the
last decade, with removal o several structures
and signicant investment in streetscape, site and
ment along Lincoln Street. On-street parking on
Oxord Street, however, could help accommodate
visitors to the park.
Institutional Anchors
MuseuM l-a
Museum L-A is working to construct a new home
along the riverront, beside Simard-Payne Park.
Museum L-A would be a tremendous anchor or the
riverront area.
fRanCo-aMeRiCan HeRitaGe CenteR
Te Franco-American Heritage Center is a key an-chor within the riverront area. As a cultural destina-
tion and event venue, the Center draws 20,000 people
annually. Te Franco-American Heritage Center will
continue to play an important role in the areas vital-
ity, and should continue to receive strong support.
building improvements. Over time, attracting new
uses to vacant parcels will help to urther activate
the riverront area, and better connect the River to
the Bates Mill Complex. Stand-alone retail, service,
or oce space will likely be attracted to Lincoln
Street because o its trac volume and visibility.
Te central portion o Lincoln, between the
proposed hotel site and Chestnut Street, represents
an optimal location or a small grocery store. Te
corner o Lincoln and Cedar is another potential
location. Tese land uses should be developed on
the Lincoln Street edge with parking adjacent or
behind the buildings. Lincoln Street uses must
allow or additional buildings to abut Oxord Street,
and parking or Lincoln Street building should not
extend to the edge o Oxord Street.
oxfoRd stReet infill oppoRtunities
Over time, Oxord Street can develop with a particu-
lar ocus on residential development at the Conti-
nental Mill and other locations. Improvements adja-
cent to Simard-Payne Park and its associated street
edges will make Oxord Street more appealing as a
site or inll development. Additional inll housing
would be an especially attractive use in this location,
benetting rom the amenity o the park and provid-
ing a round-the-clock presence at the edge o the
park, overcoming it current isolation rom the area.
Parking should not be provided on lots along the
street edge in this location, particularly any parking
associated with commercial or residential develop-
Preliminary site plan or the proposed
Lincoln Street hotel.
FRAnCo-AMERICAn HERItAGE CEntER
The Franco-American Heritage Center is an important
anchor or the riverront area.
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bates ColleGe, usM leWiston-aubuRn
ColleGe & kaplan univeRsity
Colleges and universities can be important catalysts
in downtown redevelopment eorts, drawing people
and activity. Opportunities or locating college-related unctions within the riverront areaor
instance, administrative oces, perormance ven-
ues, housing, and continuing education centers that
may benet rom a downtown locationshould be
explored on a regular basis with Bates College, USM
Lewiston-Auburn College and Kaplan University.
CentRal Maine MediCal CenteR & st.
MaRys ReGional MediCal CenteR
Currently, most medical oces are located withinthe hospital complexes on the other side o Lewis-
tons downtown. Demand or medical-related oce
space in the region is projected to grow. Some o this
growth may be suitable or locations within with
Riverront Island area (or instance, a new acility on
Island Point).
Get Creative with Parking
Parking is a key issue or Lewiston, as it is or all
downtowns. Te City o Lewiston has been proactive
in developing parking structures within the down-
town area to advance economic development goals.
oday, ve public parking structures serve the down-
town area. Te two parking structures built by the
City on Riverront Island since 2001the 610 space
Chestnut Street Garage and the 337 space Lincoln
Street Garagehave been integral to the success o
recent redevelopment eorts (e.g., in the Bates Mill
Complex), providing nearby parking or employees
and visitors. oday, those structures are well used
during the work week, with peak weekday utiliza-
tion rates o 85% and higher. During weekends and
evenings, signicant capacity remains available.
As redevelopment o the Riverront Island area
continueswith potential or more retail, oce, and
housingnew destinations will, over time, bring
Expad LiclSree garage
Expad ChesSree garage
PArkinG StrAtEGy
DevelopSharedUseAgreementswithowners
o udeulzed pvae pag los
Improvesignageto,around,andwithinpublicpag aeas
Renesharedparkingprovisionsinzoningo maxmze avalabl o pag spos omulple uses
ExpandChestnut&LincolnStreetgarageswheneeded o suppo addoal developme(appox 700 addoal spaces)
prg :Additions to public parking structures and increasedutilization o existing parking can meet increased demand as the district evolves
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demand or more parking. When the districts public
parking supply is operating at ull capacity during
peak periods, additional structured parking will
likely be needed i the area is to continue to attract
new businesses and housing. Additional structured
parking can be provided through expansion o
Riverront Islands existing parking garages. In total,
expansion o the Lincoln Street and Chestnut Street
Garages could provide approximately 700 additional
parking spaces, with roughly 2/3 o the total expan-
sion occurring at the Chestnut Street Garage.
During high demand periods when Riverront
Islands public parking garages are nearing capacity,
there are well over 1,000 available parking spaces
within the district in privately owned surace lots.
Many o these spaces will ultimately be needed
to serve the buildings they are adjacent to (e.g.,
Continental Mill, Hill Mill). In the interim, how-
ever, property owners, the City, and the Riverront
Island area could benet rom an arrangement that
allowed temporary public use o private lots as an
interim alternative to more structured parking. Con-
tracts called Shared Use Agreementsused across
the country in places such as Albany, NY and San
Diego, CAenable temporary public use o private
lots under terms agreeable to both cities and owners.
Shared Use Agreements with key property owners
would enable Lewiston to make sure that, as de-
mand or parking grows, the areas existing parking
supply is ully used, to the extent possible, beore the
signicant expense o building structured parking is
undertaken.
Parking demand varies across use and time o day.
For instance, peak parking demand or housing oc-
curs at night and on weekends, when residents are
home, but decreases signicantly during weekday
mornings and aernoonswhen demand is highest
or most businesses. Lewistons zoning ordinance
allows or shared use o parking areas, enabling
developers to pledge the same space to two dierent
uses i they can demonstrate that the two uses have
dierent periods o peak demand. o ensure that
parking is not overbuiltat a cost o valuable land
and dollarsor under-built, which could threaten
the areas ability to attract new businesses, residents
and activity, Lewiston could rene this approach by:
UsingmodelsdevelopedbytheUrbanLand
Institute (ULI) and Institute or ransportation
Engineers (IE), which can calculate parking
needs or proposed uses based on the precise use
and time o day.
Maximizingtheextenttowhichparkingisavail-
able to all, rather than dedicated to particular uses
or destinations.
Improvingsignageto,within,arounddowntown
public parking areas, which will help maximize
use o the existing parking supply.
Design o parking structures can have a signifcant impact on streetscapes.
Riverront Islands two well-used parking structures were designed to ft in with their
surroundings.
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elemes he isi Mae he disric mre walable
Riverront Island is a compact place. Distances between
destinations are shortyou can walk almost any place
within the district within 57 minutes. Te biggest chal-
lenge is the quality o these connections or pedestrians
and bicyclists. Te same can be said o connections to the
district rom surrounding areas: walking distances areshort, but its hard to get rom Lisbon Street to Riverront
Island and the River. Poor walking conditions along the
canals and the need to travel around rather than through
the 2.5 block long Bates Mill Complex are particularly
signicant barriers.
o unlock Riverront Islands many assets or the Lewiston-
Auburn community to ully enjoyas well as to attract a
next wave o residents, businesses and visitorsproviding
an easily walkable, inviting, and well-connected environ-
ment is critical. Reclaiming the Cross Canal as an attrac-
tive, tree-lined place to walkrom Canal Street all theway to the River at Simard-Payne Parkwill be particu-
larly important. Making key streets like Oxord, Main, and
Cedar more walkable will also be important.
hriving downtowns benet rom strong walkable connections between destinations.
When destinations arentclustered or well connected, downtowns generally lack the
critical mass they need to remain lively places.
Lewiss ew Caal Wal
Impre oxrd Sree
Cie deelpme a L-A
Heriage trail
Mae Mai Sree a Beer
Gaewa
Cie impre LiclSree
Mae he Cedar Sree &
he Peace Bridge Mre Walable,
Bieable Places
Li lcal ad regial rails
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Lewistons new Canal Walk
Lewistons network o canals harnessed the
Androscoggin to power the citys great mill
complexes. oday, the canals play almost no role
in power generation but continue to be owned by a
power company (NextEra Energy, ormerly Florida
Power & Light). Early photographs and postcards
show the canals as gracious tree-lined waterways
that were a unique and attractive amenity or the
city. oday the tree canopy is much deteriorated and
the canals are requently treated primarily as saety
hazards, surrounded by unattractive ences and
other barriers. Te City o Lewiston is working with
NextEra to acquire ownership o the canal network,
opening the door to reestablishing the canals
as attractive and unique community amenities.
Trough establishing walking and bike paths along
the canals, Lewiston can create much stronger and
more inviting connections among key destinations,
highlighting a unique community asset in a new
way.
Oxord Street could become a much more
walkable and attractive place through creation
o a canal walk and development o new infll
housing around Simard-Payne Park.
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Lewiston can
reestablish the
network o tree-
shaded paths that
once lined the
canals.
Full development o a comprehensive Canal Walk
network will take time and will likely require phased
implementation as unding becomes available. At the
point that the City acquires ownership o the canals it
will be possible to begin this eort.
Te initial phase o work might ocus on Oxord
Street along the edges o the Lower Canal and
Simard-Payne Park extending to the Continental
Mill.
Tesecondphaseofworkcouldfocusoncreat-
ing an attractive walkway along the Cross Canal
beginning at Simard-Payne Park and extending to
Canal Street and Lisbon Street via Ash Street. Tis
pathway would connect through a new Canal Park
at the Bates Mill #5 site, travel past the Lincoln
Street Garage (opposite Fishbones) and meet the
River near the proposed hotel.
In order to ensure that the Canal Walk network has
a cohesive design identity, work on the initial design
phase should establish a consistent vocabulary
o elementspaving, lighting, encing, trees, and
signage that can be used throughout the network in
subsequent phases.
City ownership will also open the door to
consideration o use o the canals themselves or
water-based recreationin small boats, or ice
skating and other purposesurther enhancing the
appeal o canal edges or pedestrians. Each orm o
water-based recreation will have its own needs and
constraints, and the easibility o these uses will need
Richmond has restored
its downtown canals as a
high amenity pedestrian
network that has helped
attract investment to that
part the city.
to continue to be considered as the City works with
the power company to ensure that adequate water is
provided within the canals to preserve their amenity
and acilitate use.
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A network osidewalks,
trees, lighting and
overlooks along both
sides o the canals
built in segments
over timewould
transorm these
waterways into
special places or the
L-A community.
A new ped-bikebridge to Simard-
Payne Park at Oxord
and Cross streets,
along with rehab o
bridges that already
serve the park, would
link the riverront
to Lewistons
downtown
neighborhood.
new Caal Par cecs Disric dww/Lisb Sree.
Exed sreescapeimpremes Mai Sree maea beer gaewa.
A Caal Wal ewr
pahs, rees, lighig,ad decraie eceslies he caals, liigdesiais hrghhe disric.
A L-A Heriage trailhighlighs e desiaishrgh dww L-A.
Sreescapeimpremes oxrd Sree li hePar, he Rier, adclral desiai.
Msem L-A
Frac-AmericaHeriage Ceer
LISBONST
CONNeCTIONThrOugh
BaTeSMILLCOMpLex
aShST
CedarST
CheSTNuTST
LINCOLNST
M h rc mr w:A Canal Walk network, an L-A Heritage Trail,and improvements to key streets knit downtown neighborhoods to the Riverront.
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Improve Oxord Street
oday, Oxord Street is an alley-like place in an
important location. Oxord Street is the route to key
destinations: to Simard-Payne Park and the River, tothe Franco-American Heritage Center, to the uture
home o Museum L-A, and to the Continental Mill.
Yet, north o Chestnut Street and along the edge o
Simard-Payne Park, Oxord Street oers no trees,
ew street lights, many overhead wires, and no buer
between the asphalt sidewalk and the curb. With
some improvements, as suggested in the rendering
on page 43, Oxord could become a great street that
draws new investment and helps link some o the
downtown riverronts most important places. Add rees, lighig, ad impred sidewals:
Just as Lincoln Street once did, Oxord Street
needs streetscape improvements: trees,
pedestrian-riendly sidewalks and lighting.
Plantings at the elbow o Cross Street and Oxord
Street, where the Lower Canal meets the Cross
Canal, are a good rst start.
Ies i he Caal Wal: rees, lighting and
improved sidewalks and encing along the Lower
Canalat the edge o Simard-Payne Parkwill
link the park back to the neighborhood, and link
the neighborhood to the River. rees, lighting and
improved sidewalks and encing along the Cross
Canal will link the park and the River to emerging
destinations as ar east as Lisbon Streetinclud-
ing the proposed hotel and Red House reuse
project; restaurants and businesses in the Bates
Oxord has the ingredients to become a great street, linking the Continental Mill, the Franco-American
Center, Museum L-A and Simard Payne-Park.
Mill Complex; and a potential new Canal Park at
the Upper Canal.
Add a ew Lwer Caal pedesria bridge: A
new pedestrian bridge across the Lower Canal at
the elbow o Oxord and Cross Streets will enhance
use o the park and open a new connection to the
Rivers edge.
RehabilitateorreplacetheLowerCanal
bridges serig he sher ed Simard-
Pae Par ad he re hme Msem
L-A: Te pedestrian and vehicular bridges that
link this portion o Oxord Street to the riverront
are in poor condition, and should be repaired or
replaced. Along wit