Transcript Emergency Relocations - International Right of Way Association

Emergency Relocations
Alaska Way Viaduct Replacement Project
Seattle, WA
Organization
International Right of Way Association
Date
June 24, 2014
Dianna Nausley
Washington 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
Subsurface
acquisition area
• Each subsurface parcel approximately 84 foot by 160 foot “box”.
• Limited access requires fee interest.
• Reserve easements for existing foundation elements.
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.
Monitoring equipment installed in Pioneer
Square.
• Use satellite images to assess any
changes in ground condition.
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 90day 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.
Building Condition – Structural Issues
• 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.
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
Project Challenges
• 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
16
Project Challenges
• 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
17
Western Building Tenants
• 619 tenants played a
significant role in the art
community.
• A total of 130 displacements
were required.
Relocation Planning
• Numbering displacees
by floor & section
• Occupancy Surveys
• Access to artists
19
Relocation Planning
• 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)
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
Replacement Site
• Stayed within the Art
District
• Preserved historic
qualities of INScape
building
• Community of artists
• Natural Light
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??