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Organization
Date
International Right of Way Association
June 24, 2014
Emergency Relocations Alaska Way Viaduct Replacement Project
Seattle, WA
Dianna NausleyWashington State
Department of Transportation
Cyndi Whelpley,SR/WA
Universal Field Services
SR 99 Tunnel
• Approximately two miles long.
• Two lanes with eight-foot safety shoulder in each direction.
• State-of-the-art safety systems. Design concept.
Seattle Center
Subsurface Property Rights
• Each subsurface parcel approximately 84 foot by 160 foot “box”.• Limited access requires fee interest.• Reserve easements for existing foundation elements.
Subsurface acquisition area
Protecting Structures Along the Tunnel Route
• Install monitoring equipment on nearly 200 buildings.
• Install 700 instruments under streets and sidewalks to measure any ground changes.
• Track measurements of excavated material as tunnel boring machine progresses.
• Use satellite images to assess any changes in ground condition.
Monitoring equipment installed in Pioneer Square.
Exterior Building Monitoring Equipment
• Automated survey machines continuously survey nearby monitoring points.
• Monitoring points are small, stationary pieces of equipment placed on buildings.
• Any movement of the monitoring point will be detected by the survey machine.
Emergency Relocations
49CFR 24.203(4) Urgent need - In unusual circumstances, an occupant may be required to vacate the property on less than 90 days advance written notice if the displacing Agency determines that a 90-day notice is impracticable, such as when the person's continued occupancy of the property would constitute a substantial danger to health or safety.
Western Building
• Located in the Pioneer Square Historic District.
• Building occupied by an Artist community.
• Building sustained damages during the 2001 Nisqually Earthquake.
• City issued a “red tag” to building owner in 2001.
Western Building before construction.
Western Building
• June 2011 WSDOT began researching building stabilization.
• Risk of further damage because of building’s poor structural condition.
• WSDOT would work with the owner to structurally rehabilitate the building.
• Due to duration of building rehab occupants would be relocated.
Western Building before construction.
Western Building Acquisition and Relocation
• City learned repairs had not been made.
• June 22, 2011 City’s Code Compliance Division issued notice to building owner that repairs needed to be completed or occupants had to vacate on or before October 1, 2011.
• WSDOT, with FHWA concurrence, provided relocation to occupants on an accelerated schedule.
• Full-height cracks – up to eight inches wide.
• Severe settlement and sloped floors.
• Cracking and spalling in central columns and beams.
• Timber floors are separated from concrete walls with up to three inch gaps.
• Concrete parapet is unbraced.
• Slab-on-grade has large, extensive cracks.
• Deteriorating timber pile foundation.
Building Condition – Structural Issues
Western Building condition before construction.
Structural Rehabilitation
Structural rehabilitation work on the Western Building included:
•Repair of existing structure.
•Underpinning and strengthening building foundation.
•Installation of steel brace frames.
•Work to rehabilitate the Western Building was completed May of 2013.
Budget
• Relocation Budget $2.5 M• Cost to Cure – building stabilization,
temporary construction rights, and subsurface fee acquisition - $20 M
• Original relocation estimate - $2,786,500• Actual relocation expenses - $2,150,000
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• Preparing a relocation plan in a relatively short period of time
• Included personal interviews
• Community Buy-In
• Getting 118+ occupants vacated in 45 days (130 displacements)
• Simplifying the move bid process
• Finding available replacement sites – needed to be affordable
Project Challenges
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• Defining landlord eligibility
• Preservation of the Artist Community - identifying areas to relocate artists in Pioneer Square
• Coordinating specialty moves for large artwork, glass, heavy equipment, political pressure
Project Challenges
Western Building Tenants
• 619 tenants played a significant role in the art community.
• A total of 130 displacements were required.
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Relocation Planning
• Numbering displacees by floor & section
• Occupancy Surveys
• Access to artists
• Enlisting 3 commercial movers for move bids of each studio
• Sign up list for elevators (inside passenger & freight elevator) & parking at loading dock
Relocation Planning
• Community Workshops
• Project page on WDOT website for Q&As
• City coordination for available spaces (Artspace USA, 4Culture, SAM)
Relocation Planning
Sam Farrazaino – Art Space Developer/Sculptor
• Landlord at 619 since 1995
• 2011 Top Influential People in Seattle
• Inscape, the historic INS (Immigration and
Naturalization Service) • Four-story building went
from 40 to 125 studios• City contributed a $3
million loan to update previously unusable
sections of the building
• Stayed within the Art District
• Preserved historic qualities of INScape building
• Community of artists
• Natural Light
Replacement Site
Replacement Site
• Shared space
• Chris – In Lieu Payment
• Kate – Self Move Costs and Business Reestablishment Entitlements
Relocation Successes
• Team developed by pooling statewide resources with varied experience and expertise.
• Accelerated schedule achieved through combining notices, simplifying move estimates, and holding mass interviews with relocated tenants.
• Artists were successfully relocated and able to reestablish an art community.
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