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

Construction Monitoring Area

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.

Relocation Schedule

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

Lesson Learned – Trash Removal

Lesson Learned - Security

Lesson Learned – Property Management

Lesson Learned - Celebrate

Lessons Learned

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

INScape

INScape – Before Renovation

Mary Flynn-Gillies

• Stayed within the Art District

• Preserved historic qualities of INScape building

• Community of artists

• Natural Light

Replacement Site

Chris Sheridan & Kate Protage

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.

Questions??