dominican block lewiston, maine executive...

DOMINICAN BLOCK Lewiston, Maine

[email protected] 207-619-2438

Executive Summary

EXECUTIVE SUMMARYThe Dominican Block is located at 141-145 Lincoln Street in downtown Lewiston, Maine, and offers 22,750 square feet of mixed-use commercial space across four floors.

The building, designed by renowned Maine architect George M. Coombs and built in 1882, was added to the National Register of Historic Places in 1980, and is centrally located in Lewiston’s Riverfront Island area. Built as the cultural center for the local mill workers, the Dominican Block is poised to once again become a centerpiece of downtown Lewiston.

The redevelopment plan calls for a mix of uses, including ground-floor retail space, two floors of Class-A office space, and a 4th floor performance/conference space. Ample parking is available across the street in the municipal parking garage.

Lewiston is located on Interstate 95 just 45 minutes northeast of Portland and 40 minutes southeast of Augusta. Along with its twin-city Auburn, it is Maine’s second-largest metropolitan area.

The Dominican Block’s redevelopment is backed by Lyme Properties 2 LLC, a West Lebanon, N.H.-based real estate development firm with a focus on adaptive re-use and green buildings. A portfolio of Lyme’s work can be seen at www.lymeproperties.com.

“A quiet renaissance is underway along Lewiston’s downtown riverfront. Over the last ten years, both Lewiston and Auburn’s central areas have begun to reorient themselves to face 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 deAines the communities. The riverfront can become the region’s great urban destination, a place for recreation, cultural activities, work and urban living.”

Riverfront Island Master Plan, City of Lewiston, May 2012.

mailto:[email protected]


http://www.lymeproperties.com

http://www.lymeproperties.com

“CANADIAN CITY HALL”In January of 1882 the Dominican Fathers of Lewiston, Maine acquired two parcels of land at the corner of Lincoln and Chestnut streets that had been owned by the Franklin Company, owners of the nearby Continental Mills. The Dominicans commissioned the building to serve as a school in conjunction with Saint Peter’s church (the predecessor to the Basilica of Saints Peter and Paul) and to educate the children of the growing French-Canadian population coming to work in Lewiston’s bustling textile and shoe mills.

The Dominicans hired architect George M. Coombs of Auburn, who designed many other landmark buildings of the era, including the Kora Temple and the Lewiston Public Library. Coombs’ architectural firm remains in business today in Auburn, operating under the name Harriman Architects + Engineers.

On January 8, 1883 the school opened its doors with the “Grey Nuns” from the Sisters of Charity of Saint Hyacinthe, Quebec serving as teachers. The Grey Nuns can be seen faintly in the second story windows in Photo 1, but their religious beliefs prevented them from posing for the photograph.

More than 650 children, ages 6 to 13, almost all of whom had never set foot in a classroom, met at St. Peter’s church at Ash and Bartlett streets and to the astonished looks of the Americans, went in great procession from there to the other side of the city to occupy the new school, the Dominican Block.

The Dominican Block quickly became a social and political center of Lewiston’s “Little Canada” neighborhood, and was referred to by the English-speaking press at the time as the “Canadian City Hall.”

DOMINICAN OWNERSHIP (1883–1916)In addition to the academic use, the Dominican Block was originally developed with two ground floor retail spaces, framed by cast iron storefronts which have been preserved and restored. In Photo 1, the southeast retail space is occupied by the Montreal Quebec Furniture Company, which was there from 1884 to 1898 when the Guilmette Company (also furniture) moved in and stayed until 1912.

The Dominicans had a number of different retail tenants during their ownership including furniture stores, jewelers, dry-goods, physicians and hairdressers. Our Lincoln Street neighbor FX Marcotte Furniture first opened for business in 1888, and has been a fixture of Lincoln and Chestnut street ever since!

The Dominicans created not only a school, but a cultural hub for the growing Franco-American community in Lewiston. The crown jewel of the Dominican Block was the soaring auditorium space on the 4th Floor, which was the home to many musicals, plays and operas that were popular among the Franco-American residents at the time (see Photo 3). Performance groups put on shows such as the comic opera “Les Cloches de Corneville,” with local mill workers performing alongside seasoned actors.


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History

Photo 1This circa 1883 photo shows the nearly 700 students in front of the Dominican Block. Of note are the “Grey Nuns” in the window, whose religious beliefs prohibited them from posing for the photograph.

Photo 2St Mary's school was the third French school in Lewiston-Auburn. It was originally housed in the Dominican Block.


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History

PRIVATE OWNERSHIP (1916-Late 1990s)For the next 80 years, the Dominican Block evolved along with the changing economy of Lewiston. As the Franco-American population expanded and the student population outgrew the building, it was sold into private ownership. The building was first sold in 1916 to Hyman Isaac Glousky, who in turn sold it two years later to Philias Foucher and Ernest Thibault. Thibault and Foucher rented the retail space to a variety of uses until 1930 when they opened their own jewelry store. It is unclear how the upper floors were being utilized during the first years of their ownership, but by 1926 directories listed rooms for rent. By the 1930s the rooms were listed as apartments, and around this time two vertical air shafts were inserted through the building to provide fresh air to the living quarters.

In 1972, Thibault’s heirs sold the building to the Pine Tree Warriors, a local Drum and Bugle Corps that had spun off from the “Le Club Passe-Temps, les Raquetteurs” a popular snowshoe club in Lewiston. The Warriors, also known as “Maine’s Marching Ambassadors,” used the basement as their practice space and the ground floor as their clubhouse. An USM Franco-American Collection oral history from Bert Dutil, the long-time leader of the Warriors, recalled the group’s Color Guard taking advantage of the 4th floor auditorium’s high ceilings when they “twirled and threw flags, threw sabers and rifles in the air so they needed the 28ft high ceiling.”

The apartment use of the 2nd and 3rd floors was terminated as of 1973, and the Pine Tree Warriors used the building for a variety of fundraisers and events until they finally disbanded in the late 1980s as membership dwindled.

In 1980 the Dominican Block was added to the National Register of Historic places, one of the first of Lewiston’s many landmark buildings to be listed.

An August 26, 1994 article in the Lewiston Sun Journal covered the opening of the “Twin Cities Boxing Club,” which was housed in the Dominican Block and run by Bob Eccles, who had been an amateur boxer in Lewiston during the 1970s. The Sun Journal’s coverage at the time of the opening mentions that the ground floor housed a boxing ring once owned by the great Rocky Marciano! The Boxing Club painted the exterior walls their team colors of red, white and blue (as seen in Photo 5).

THE RESTORATIONWhen Lyme Properties 2, LLC bought the property in 2002 the building had deteriorated badly and was occupied by pigeons on the upper floors. The upper windows had long been boarded over, and the façade of the building had been neglected and was covered in a patchwork of paint and temporary fixes. After securing the building and remediating the environmental hazard (mostly pigeon guano), a full building renovation began in 2006.

The exterior restoration has been completed to historical preservation standards, and involved repair and repointing of the brickwork, the installation of custom-made wooden windows to match the originals, and the restoration of the ground-level façade and cast iron storefronts. The vertical air shafts that were added in the 1920s were removed, and the roof restored to its original lines.

Future plans call for an addition on the Southern side of the building, providing an elevator and a secondary egress stair to meet modern ADA and life-safety requirements. The new entry vestibule and elevator will allow for easy and convenient access to all five floors in the building.

Photo 4This circa 1963 photo shows the Pine Tree Warriors Drum & Bugle Corps in formation in front of the Basilica of Saints Peter and Paul. The Warriors bought the Dominican Block in 1972.

Photo 3A scene from a 1896 performance of “Les Cloches de Cornville” in Lewiston. Although the exact venue of this performance is unknown, this scene shows the early days of Lewiston’s arts community.

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Lower Level

Photo 5By 2002 the building had deteriorated badly after being functionally abandoned for a decade on the ground level, and almost 30 years on the upper floors.

Photo 6A full historic restoration of the building’s shell was completed in 2009, preserving the historic facade, installing new wooden windows, a new metal roof, and repairing and repointing the brickwork.

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DANIEL WINNY

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17 TUDOR STREET CAMBRIDGE MA 02139-4514

TEL 617 571 0139FAX 617 497 8600

[email protected]

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ELEVATION NOTES

1.1 EXISTING CAST IRON COLUMNS TO REMAIN. CLEANED AND REPAINTED ACCORDING TO PRESERVATION BRIEF #27.

1.2 EXISTING DAMAGED, DETERIORATED AND INCOMPLETE GLASS/PAINTED WOOD STOREFRONT TO BE REPLICATED IN NEW MATERIAL TO EXACTLY MATCH ORIGINAL CONSTRUCTION AS FOUND IN VARIOUS AREAS, USING INSULATED GLASS.

1.3 EXISTING DAMAGED AND DETERIORATED NORTH STORE ENTRY DOOR, TRANSOM LIGHTS AND WOOD SIDE PANELS TO BE REPLICATED IN NEW MATERIAL TO EXACTLY MATCH EXISTING.

1.3A EXISTING DAMAGED, DETERIORATED AND INCOMPLETE SOUTH STORE ENTRY TO BE REPLACED WITH NEW TO EXACTLY MATCH NORTH STORE ENTRY.

1.3B NEW ENTRY DOOR, FRAME, AND TRANSOM LIGHTS TO MATCH STORE ENTRIES, REPLACING MISSING ORIGINAL CONSTRUCTION.

1.4 EXISTING ORIGINAL WINDOWS RESTORED AND REPAINTED WITH NEW INTERIOR STORM SASH AND CONCEALED WEATHERSTRIPPING ADDED

1.5 NEW PAINTED WOOD DOUBLE HUNG REPLACEMENT WINDOWS TO MATCH ORIGINAL PROFILES EXACTLY, WITH INSULATED GLASS

1.6 EXITING MASONRY REPAIRED AND REPOINTED TO ORIGINAL DESIGN AND APPEARANCE WITH CUSTOM MATCHING NEW BRICKS AND MORTAR

1.7 EXISTING BRICK INFILLED OPENING TO REMAIN, REPOINTED

1.8 ORIGINAL WINDOW OPENING FILLED WITH NEW PAINTED ALUMINUM HVAC LOUVERS

1.8A NON-ORIGINAL WINDOW OPENING FILLED WITH NEW PAINTED ALUMINUM HVAC LOUVERS

1.9 NON-ORIGINAL MASONRY OPENINGS FILLED WITH NEW CUSTOM MATCHING BRICKS AND MORTAR TO ORIGINAL APPEARANCE

1.10 MATCHING NEW OR RE-USED GRANITE LINTELS AND SILLS WHERE REQUIRED

1.11 NEW PAIR OF PAINTED WOOD DOORS AT SERVICE ENTRY TO EXACTLY MATCH DAMAGED AND DETERIORATED ORIGINALS

2.1 GRAY PAINTED "ALUCOBOND" ALUMINUM PANEL SIDING AT NEW STAIR/ELEVATOR ADDITION.

2.2 ALUMINUM FRAMED STOREFRONT WINDOWS PAINTED GRAY TO MATCH SIDING.

2.3 ACCENT COLOR PAINTED ALUMINUM/GLASS ENTRY DOORS.

2.4 CONCRETE MASONRY UNIT WALL AT SERVICE AREA

2.5 ALUMINUM SERVICE DOOR AND FRAME PAINTED TO MATCH ALUMINUM SIDING

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5

Lewiston-Auburn

LEWISTON-AUBURN, MAINEHaving been named an All-America City by the National League of Cities in 2007, Lewiston along with neighboring Auburn, are known as the “Twin Cities” and are Maine’s second-largest metropolitan area with a population of approximately 107,000. Known colloquially as “L-A”, Lewiston-Auburn boasts a wide array of cultural, educational, culinary, and economic assets. L-A has largely shed its moniker as an old mill town, while finding new uses for these iconic brick mill buildings. L-A is now recognized as one of the state’s up-and-coming communities.

The cities have made multi-million dollar investments in upgrading their high-speed fiber-optic Internet infrastructure, and an increasing number of cafes, restaurants, and other local establishments offer Wi-Fi service. L-A is home to a number of new parks, walking trails, and performing arts spaces, along with natural gems such as Lake Auburn, Thorncrag Bird Sanctuary, and the revitalized Androscoggin River.

Lewiston is home to two of Maine’s finest health care providers, Central Maine Medical Center and St. Mary’s Health System. Both institutions are long-time anchors in the community, and are now the top two employers in the Twin Cities. Private companies are also flourishing, with TD Banknorth, LL Bean, and Liberty Mutual among the regional companies that have chosen to do business in Lewiston-Auburn.

Lewiston is home to Bates College, consistently ranked among the top private colleges in America, as well as the University of Southern Maine Lewiston-Auburn, Central Maine Community College, and Kaplan University. Other local attractions include the Basilica of Saints Peter & Paul, Museum L-A (a museum of labor and industry focused on telling the story of work and community in Lewiston- Auburn), and the beautifully renovated Franco-American Heritage Center.

Lewiston has been undergoing a culinary renaissance in recent years, with restaurants such as Fuel, Fish Bones, Marché, and the expanded Davinci’s leading the revitalized downtown Lewiston restaurant scene. Maine beer pioneer Gritty McDuff’s opened a Maine Brew Pub on Auburn’s Main Street in 2005, their third location in the state. Baxter Brewing Company opened up in the former Bates Mill in 2010, and recently announced plans to quadruple their production.

When it comes to the arts, the caliber and accessibility of the offerings in L-A is unparalleled in Maine for a community of its size. That’s why Lewiston-Auburn was named one of the 100 Best Small Arts Communities in the country by John Muir Publications. The Public Theatre, acknowledged by many as Maine’s most successful equity theater, along with Community Little Theater and special productions by L-A Arts and area schools, produce a broad mix of performing arts. Concerts and other events are held at the Androscoggin Bank Colisée, the Franco-American Heritage Center, and smaller venues including The Maple Room, Café Bon Bon, and outdoor gathering spaces like Festival Plaza, Railroad Park, and Fountain Park. A number of festivals are gaining regional recognition, including the Great Falls Balloon Festival, the Dempsey Challenge, and the Lewiston Auburn Film Festival.


6

Ground Floor

GROUND FLOOR – Retail, Restaurant, and/or Bar space (4,113 sf)

The Dominican Block’s ground floor boasts two grand entrances on Lincoln Street. The frontage is enhanced by original cast iron, brick and granite columns, and new historically accurate replicas of the original wooden storefronts and doors. The new entries have been retrofitted with modern insulation and glazing, preserving the historic character while making them highly energy efficient and welcoming from the street.

The ground floor is programmed for retail use, and is suitable for restaurant, café or bar use. With original brick detailing and soaring 13ft+ ceiling heights, the space presents a strong corner location with dominant retail frontage on Lincoln Street. For a restaurant/bar use the kitchen can be located in the rear of the space, or in the basement space to provide more seating on the ground level. Lyme has prepared plans that show a possible seating layout.

The retail space can be subdivided for two tenants and/or connected to basement space by a private stair at the south side, an internal stair in the north space, and by the new fully handicapped accessible 3,500lb elevator. Fully compliant handicapped access is available through the new main building entrance set back from Lincoln Street across a granite paved and lighted courtyard. Alongside the public sidewalk on Lincoln Street, a granite paved front yard area is suitable for exterior displays or tables and chairs.

Signage is available on the upper sign band as well as on and behind storefront glazing; all in accordance with the building signage standards and with the Lewiston signage ordinance.

Service access is provided from the Lincoln Street Alley via a new service vestibule offering step-free access to the first floor and to the new 3,500lb fully accessible elevator, as well a dedicated service stair also connecting the basement space and utility rooms.

The space is fully outfitted with modern HVAC and life-safety systems, and state-of-the-art utility systems are metered for individual tenants.

From right entryway, looking into both bays From the rear of building, facing the left entryway


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Ground Floor

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FIRST FLOOR LEASE PLANRENTABLE AREA 4,113 SF

DAN WINNY Tel 617 571 0139 [email protected]

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BUILDING COMMON AREA


8

Lower Level

LOWER LEVEL – Bar, Restaurant, Fitness Studio, Storage, and/or Utility (4,035sf)

The Lower Level of the Dominican Block has the potential to be a beautiful and functional space in and of itself, or a creative expansion of the Ground Level tenants. The 9ft+ ceilings and original red brick walls, along with the unique archways and nooks (photo above), make an interesting canvas for a “rathskeller” style bar or expanded restaurant seating, or the space can supplement and support retail use(s) on the ground floor. It can also be configured as a stand-alone fitness studio, as seen in an sample floor-plan prepared by Lyme.

There are two possible “main” entrances to the Lower Level space. The original school entrance on the Lincoln Street sidewalk at the southeast corner of the building, will be fit with a new entry door leading to the lower level elevator lobby. Alternatively, the building’s new elevator addition provides main entry doors set back from Lincoln Street across a granite courtyard, and a fully accessible elevator. In addition, two new enclosed egress stairs are provided, one at the elevator lobby and the other at the west side, exiting onto Chestnut Street.

Signage for the Lower Level tenant(s) is available at the old schoolhouse door on Lincoln Street, as well as on the new illuminated pedestal sign on the sidewalk and in the main building lobby.

Service access is provided from the Lincoln Street Alley via a new service vestibule offering step-free access to the first floor and to the new 3,500lb fully accessible elevator, as well a dedicated service stair also connecting the basement space and utility rooms.

Exterior walls are waterproofed and insulated, and the new concrete floor slab will be installed after tenant plumbing has been designed, to maximize flexibility for layout of kitchen, toilet drains, and grease traps etc. Foundation drains are provided at the building perimeter.


The blue door, at left, provides access to the Lower Level

Unique archways, original brickwork, and high ceilings allow for creative use of the space.


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Lower Level

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ARCHITECTDOMINICAN BLOCK143 LINCOLN STREET LEWISTON MAINE

LINCOLN STREET


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LOWER LEVEL LEASE PLANRENTABLE AREA 4,035 SF


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Second Floor

SECOND FLOOR – Office Space (4,859sf)

The Second Floor is programmed for single or multi-tenant office use, suitable for a variety of academic, professional, or medical tenants. With almost 4,900 square feet of usable space and limited existing interior walls, the open plan of the second floor can be flexibly configured to meet the needs of future tenants.

Lyme has prepared sample layouts showing a mixture of small offices and cubicles, that provide for approximately 30-37 full-time employees. The co-working space trend calls for a more space-intensive layout plan of approximately 100sf/person, allowing for 45-50 full-time users on each floor, and more with part-time and/or fractional memberships.

On the east side the original double hung windows have been restored and fitted with weatherstripping and storm sashes. On the north, west and south sides new exact reproductions of the original windows have been installed, with weatherstripping, insulated glazing, and screens. Exterior walls are fully insulated, and windows fully finished with new painted wood trim matching the original historic construction.

Entry to the space is via a new, fully handicapped accessible elevator from the main building lobby and entry courtyard on Lincoln Street. The main building entry doors, elevator doors, and tenant entry doors are prepared for electronic access and security controls. The floor can be subdivided, if needed, with a corridor connecting the elevator lobby with the rear egress stair, and creating a variety of possible suite sizes.

New handicapped accessible toilet rooms and drinking fountain, janitor’s closet, electrical closet, and mechanical room are provided. The space is fully outfitted with modern HVAC and life-safety systems, and state-of-the-art utility systems are metered for individual tenants.

The new windows along the front of the Second Floor, facing Lincoln street.

The north wall of windows bathes the space in natural light throughout the day.


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Second Floor

UP DN

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SECOND FLOOR LEASE PLANRENTABLE AREA 4,859 SF


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206JAN.

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12

Third Floor

THIRD FLOOR – Office Space (4,471sf)

The Third Floor is programmed for single or multi-tenant office use, suitable for a variety of academic, professional, or medical tenants. With almost 4,500 square feet of usable space and limited existing interior walls, the open plan of the second floor can be flexibly configured to meet the needs of future tenants.

Lyme has prepared sample layouts showing a mixture of small offices and cubicles, that provide for approximately 30-35 full-time employees. The co-working space trend calls for a more space-intensive layout plan of approximately 100sf/person, allowing for 40-5 full-time users on each floor, and more with part-time and/or fractional memberships.

On the east side the original double hung windows have been restored and fitted with weatherstripping and storm sashes. On the north, west and south sides new exact reproductions of the original windows have been installed, with weatherstripping, insulated glazing, and screens. Exterior walls are fully insulated, and windows fully finished with new painted wood trim matching the original historic construction.

Entry to the space is via a new, fully handicapped accessible elevator from the main building lobby and entry courtyard on Lincoln Street. The main building entry doors, elevator doors, and tenant entry doors are prepared for electronic access and security controls. The floor can be subdivided, if needed, with a corridor connecting the elevator lobby with the rear egress stair, and creating a variety of possible suite sizes.

New handicapped accessible toilet rooms and drinking fountain, janitor’s closet, electrical closet, and mechanical room are provided. The space is fully outfitted with modern HVAC and life-safety systems, and state-of-the-art utility systems are metered for individual tenants.

The open floor plan of the Third and Second floors provide a blank canvas for a variety of configurations.


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Third Floor

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THIRD FLOOR LEASE PLANRENTABLE AREA 4,471 SF


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14

Fourth Floor

FOURTH FLOOR & MEZZANINE - Flexible Performance Space (5,272sf)

The Fourth Floor is an impressive auditorium with over 20 feet of ceiling height, tall windows on three sides, and stunning, panoramic views of downtown Lewiston. With a total capacity of up to 292 people depending on configuration, the 50-foot wide hall can be arranged for meetings, banquets, receptions and lectures. In keeping with the building’s original use as a social and cultural center of downtown Lewiston, it can also be used for music, theater and dance performances, as well as a variety of educational uses.

A mezzanine to be built along the west side of the building, replicating the original balcony of the auditorium, adds an additional 890sf of storage and mechanical space.

Access to the space is via the new south-side addition, which provides main entry doors set back from Lincoln Street across a granite courtyard, to the new, fully accessible elevator and egress stairway. Signage for the space is available at the main lobby entry doors, within the lobby, and on the new illuminated pedestal sign at the Lincoln Street sidewalk; all in accordance with building signage standards and the Lewiston signage ordinance.

At the west end, new fully accessible public toilet rooms are provided to meet the requirement for 292 people; together with drinking fountain and janitor’s closet. Above the toilet rooms is a mezzanine level containing mechanical equipment and storage space. The east end allows for a possible stage area, and back of house/storage rooms can be constructed.

The walls and ceiling are fully insulated, and the windows are new exact reproductions of the original historic construction, fitted with insulated glass and weatherstripping, and finished with matching wood trim.


The original auditorium space has been restored, boasting 20ft+ ceilings and an unencumbered 4,400sf+ of flexible performance space overlooking downtown Lewiston.


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Fourth Floor

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FOURTH FLOOR LEASE PLANRENTABLE AREA 4,429 SF


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Fourth Floor - Mezzanine

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MEZZANINE LEASE PLANRENTABLE AREA 890 SF


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Contact Us

LYME PROPERTIES

The Dominican Block is owned by Lyme Properties 2 LLC, a West Lebanon, N.H. based real estate development company. Lyme purchased the vacant Dominican Block in 2002 and completed the exterior restoration in 2009.

Lyme Properties is nationally known for excellence in architecture, adaptive re-use, and mixed use environments targeting life science research space. Lyme is the recipient of numerous national awards including:

• 2010 Forbes Magazine: The Five Most Important Green Buildings• 2008 Harleston Parker Medal for the “Most Beautiful Building” in Boston• 2006 EPA Phoenix Award Grand Prize Winner – National Recognition for Excellence in Brownfield

Redevelopment• 2005 U.S. Green Building Council LEED Platinum Rating• 2004 AIA Excellence in Sustainable Design Award

For more information about Lyme Properties, visit our website at www.LymeProperties.com or call 603-676-7800.

CONTACT US

To learn more about the Dominican Block please contact Chet Clem at [email protected] or 207-619-2438.

http://www.lymeproperties.com/Lyme_Properties_2_LLC/Under_Construction.html

http://www.lymeproperties.com/Lyme_Properties_2_LLC/Under_Construction.html



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