OCCIDENTAL SQUARE PARK KIOSK RELOCATION EVALUATION
AUGUST 28, 2019
Ron Wright & Associates / Architects, P.S. 2003 Western Ave, Suite 610 Seattle, WA 98121
CONTENTS I. INTRODUCTION A.
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BACKGROUND
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II. BUILDING INFORMATION
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A. B. C. D.
EXISTING CONDITIONS HISTORIC EVALUATION DEFICIENCIES STRUCTURAL ASSESSMENT
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III. RESTORATION & RELOCATION OPTIONS A. B. C. D.
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OPTION 1: MOVE & RESTORE AS A UNIT OPTION 2: DISMANTLE & RESTORE OFFSITE OPTION 3: DISMANTLE & DISCARD SCHEDULE
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IV. BUDGETS A. B. C.
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OPTION 1: MOVE & RESTORE AS A UNIT OPTION 2: DISMANTLE & RESTORE OFFSITE OPTION 3: DISMANTLE & DISCARD
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V. IMAGES
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VI. ARCHITECTURAL DRAWINGS A. B. C.
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PLANS ELEVATIONS CONCEPTUAL SITE PLAN FOR PROPOSED PIONEER PARK
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This project is supported by a grant from 4Culture.
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I. INTRODUCTION A. BACKGROUND This relocation evaluation of the Occidental Square Park Kiosk was prepared at the request of the Alliance for Pioneer Square. The report will assist in determining the best course of action to address the need for relocation and restoration of the kiosk. A new Pavilion should be completed to replace the existing kiosk by Spring 2020. The Pavilion features a larger information and concierge center for enhanced park activation. The preference is to remove the existing kiosk from its present location prior to installation of the Pavilion. There has been discussion to potentially relocate the existing kiosk to Pioneer Park. The Occidental Square Park Kiosk is constructed of portions of an ornate elevator cab dating from 1897 as part of the historic Maynard Building. The cab was donated by owner Alan Black and reconstructed by Strand, Inc. in 1977. The kiosk was originally located in Occidental Mall (on the south side of Main Street) and was relocated to where it currently stands as part of the 2005-2006 Occidental Square Park Redesign. This report presents three options for the kiosk structure; relocate the structure intact, remove and restore portions of the structure to be installed as part of a new building at a new location, and remove the structure with the possible salvage of key elements. Each option is described and an estimated budget provided for each. Maps, images and drawings of the kiosk are located at the end of the report for reference.
II. BUILDING INFORMATION A. EXISTING CONDITIONS Walls:
The walls of the kiosk are comprised of a light-weight structural frame with a storefront type infill system. The structural frame is composed of both metal angle and hollow metal tube. The metal angle components are not part of the original elevator cab but the hollow metal tube components do appear original to the assembly and are integrated with decorative connection panels. The storefront system has both obscure and transparent panels with (2) transaction drawers integrated into the north and south elevations. Overlaid on the exterior of the storefront system are two types of decorative metal panels. The lower panels are a basket weave pattern and the upper panels are metal scrollwork. In addition to metal panels, there are temporary fiber-reinforced plastic (FRP) panels bolted onto the exterior to cover damaged sections of the storefront glazing.
Foundation:
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The kiosk sits on a 6� concrete pad with only four connection points visible: two L-angles fastened from storefront mullions into concrete and two L-angles connecting the door frame to the concrete. -3-
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Ceiling & Roof:
The roof is standing seam metal panel. Exterior soffits are metal panel. The interior ceiling is also metal panels.
Door:
There is one hollow-metal door and frame located on the south side.
Interior:
Conditions are deteriorated with gaps between enclosure elements. To conserve heat, staff using the kiosk have added rigid insulation where possible. This has been tacked into recesses of the storefront system.
Lighting and Power:
There are interior lights mounted on the ceiling and four exterior lights, one in each corner of the overhanging roof soffit. Power is supplied to both interior and exterior lights.
Signage:
Existing “Information� signs on the roof are metal. Existing dedication and historic information signs attached to wall panels are cast metal.
Site Conditions:
There is an electrical cabinet directly west of the kiosk. The cabinet is freestanding with its own concrete base but is visually conjoined with the kiosk. Removal of the kiosk will leave the electrical cabinet without any mitigating screen, resulting in an obelisk-type edifice. Surface material of the plaza is brick.
B. HISTORIC EVALUATION Based on our analysis, it appears that there have been multiple modifications to what was originally an elevator cab. The roof, door and storefront materials are all known to be new materials without historic relevance. Items that do have historic relevance, and appear to be original to the elevator cab, include the basket weave metal panels, the scrollwork panels and the tube frame pieces. The tube frame has also been modified to accommodate installation and reinstallation of the kiosk which leaves the metal panels as the only non-compromised items for historic evaluation. Overall, there is nothing in the building form or materials that would indicate to an observer that the building was originally an elevator cab.
C. DEFICIENCIES The kiosk is in a state of disrepair such that to list individual deficiencies would not be constructive. In general terms, both the connection of structure to ground and structural connections within the frame do not meet the building code and present a possible safety hazard. All components of the structure show signs of deterioration including moderate to severe corrosion. The roof shows signs of age with replacement recommended. The structure does not provide acceptable working conditions during cold or inclement weather.
D. STRUCTURAL ASSESSMENT RWAA reviewed the kiosk with Ted Ryan of PCS Structural Solutions and based on initial review of existing conditions, it was determined a full structural analysis would not contribute to the re-use evaluation process. This is predicated on the systemic lack of structural connections and viability of Relocation Evaluation Occidental Square Park Kiosk
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materials in their current configuration to be modified or strengthened. In simple terms, the structure is a collection of found elements assembled together without a true structural support system. There were two options for reuse of existing materials discussed, one would require structural stabilization designed by the moving company, the other would require structural design for a new structure. These options are discussed in more detail later in the report.
III. RESTORATION & RELOCATION OPTIONS A. OPTION 1: MOVE & RESTORE AS A UNIT This option includes keeping the existing kiosk intact, requiring a moving company to provide the structural reinforcing necessary to move the entire structure intact to Pioneer Park. The approach for moving the kiosk keeps the kiosk attached to the existing concrete slab and moved as a unit. This would require infill at the existing location (Occidental Square Park) and brick pavers to match adjacent landscape.
B. OPTION 2: DISMANTLE & RESTORE OFFSITE This option includes disassembling the kiosk, storing historically relevant pieces, fabricating a new structure (either on or off site) to incorporate historic elements, then installing the components within a new structure at a new location. This option would discard most items including the concrete pad, roof, storefront walls and windows, metal frame and signage. Items to be retained include metal basketweave panels and scrollwork panels. The existing site would require infill and brick pavers once removed.
C. OPTION 3: DISMANTLE AND DISCARD This option is predicated on the existing materials not being feasible for reuse or integration with new kiosk. All materials would be discarded; infill and brick pavers to be installed at existing location. A completely new kiosk would be designed and built in the new location.
D. SCHEDULE OPTION 1: MOVE AS A UNIT Schedule for this option is predicated on related project schedules including replacement of the kiosk in Occidental Park and the desired, but not yet planned, work for Pioneer Park. Optimally, the kiosk would be moved directly from its current location to the new one in Pioneer Park. Estimated time to complete direct move is (2) days and (1) night. Due to the unknown variables of construction, an alternate option is to temporarily store the kiosk offsite. This would require (2) moves and a place to store the structure (duration unknown). Initial discussions with both public entities (Seattle Parks Department, etc.) and private companies based in Pioneer Square did not result in any options for temporary storage space. Additional research would be required for this option. Prior to installation of the kiosk at the new location, allow (6) months for new structural design and utility coordination at new site. Relocation Evaluation Occidental Square Park Kiosk
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OPTION 2: DISASSEMBLE, STORE AND REASSEMBLE ON NEW FRAME Disassembly of the structure and repair of existing site estimated to take (2) weeks. Duration of storage for metal panels is to be determined pending construction schedule for Pioneer Park. Design, bidding and award of contract for new kiosk estimated to take 16 weeks. The cost for base structure for the new kiosk is not incorporated into the estimate. It is assumed this work would be incorporated into the design for the new park. The costs indicated are for the removal and future inclusion of key elements into the new design.
OPTION 3: DISASSEMBLE, PARTIALLY SALVAGE Disassembly of the structure and repair of existing site estimated to take (2) weeks.
IV. BUDGETS A. OPTION 1 Move as a Unit Move Structure New Base for Structure Electrical Utilities (Heat) Repair Existing Site General Contractor Contingency
$25,000 $16,000 $16,000 $6,500 $5,400 $10,335 $15,847 $79,235
B. OPTION 2 Disassemble, Store and Reassemble on New Structure Disassemble $7,500 Storage (allowance) $10,000 Selective Reassemble $3,500 Repair Existing Site $5,400 General Contractor $6,000 Contingency $6,480 $32,400 Cost is for incorporating existing elements into new structure only. The cost for new structure, including connections to utilities, would range from $80,000 to $95,000, depending upon the complexity of the design.
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C. OPTION 3 Disassembly of the structure and repair of existing site estimated to take (2) weeks. Disassemble $6,500 Disposal $850 Repair Site $5,400 General Contractor $7,500 Contingency $5,000 $25,250
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V. IMAGES
FIGURE 1: MAP OF THE NEIGHBORHOOD. NORTH IS UP. (GOOGLE MAPS)
FIGURE 2: AERIAL PHOTO SHOWING SUBJECT SITE. PARCEL INDICATED BY RED LINE WITH ARROW POINTING TO KIOSK. NORTH IS UP. (GOOGLE MAPS) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 3: NORTH ELEVATION
FIGURE 4: EAST ELEVATION
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FIGURE 5: SOUTH ELEVATION
FIGURE 6: VIEW OF WEST ELEVATION OBSCURED BY ELECTRICAL CABINET
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FIGURE 7: DOOR INTO KIOSK SHOWING CONCRETE PAD FOUNDATION AND RIGID INSULATION AT INTERIOR
FIGURE 8: METAL SCROLLWORK PANEL ABOVE WITH BASKET WEAVE PANEL BELOW; ADJACENT TO FREESTANDING ELECTRICAL CABINET
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FIGURE 9: CORNER DETAIL SHOWING HOLLOW METAL TUBE FRAME WITH METAL INFILL PANELS; FRP TEMPORARY PANEL AT CENTER ; METAL SOFFIT
FIGURE 10: CORNER DETAIL AT BASE OF WALL - BASKET WEAVE PANEL WITH SOME CORROSION VISIBLE
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FIGURE 11: FRP TEMPORARY PANEL; HOLLOW METAL TUBE TO SOFFIT INTERFACE
FIGURE 12: CENTER BAND CONNECTIONS AND HOLLOW METAL TUBE FRAMEWORK Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 13: HISTORIC INFORMATION SIGN (CAST METAL)
FIGURE 14: DEDICATION SIGNAGE (CAST METAL) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 15: TRANSACTION WINDOW AT NORTH ELEVATION
FIGURE 16: TRANSACTION WINDOW (COVERED) AND DOOR AT SOUTH ELEVATION Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 17: INTERIOR – TRANSACTION WINDOW NORTH
FIGURE 18: INTERIOR – STOREFRONT SYSTEM WITH RIGID INSULATION TACKED IN BETWEEN MULLIONS
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FIGURE 19: INTERIOR – STOREFRONT SYSTEM GLAZING
FIGURE 20: INTERIOR – STOREFRONT SYSTEM TRANSITION FROM TRANSACTION WINDOW TO FIXED GLAZING (EAST PORTION OF NORTH WALL) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 21: INTERIOR – STOREFRONT SYSTEM AT TRANSITION FROM TRANSACTION WINDOW TO FIXED GLAZING (WEST PORTION OF NORTH WALL)
FIGURE 22: INTERIOR – SOUTH WALL STOREFRONT SYSTEM Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 23: INTERIOR – TRANSACTION BOX AT SOUTH WALL (WEST SIDE)
FIGURE 24: INTERIOR – TRANSACTION BOX AT SOUTH WALL (EAST SIDE) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 25: INTERIOR – L-ANGLE CONNECTION AT DOOR FRAME TO CONCRETE PAD (WEST DOOR JAMB)
FIGURE 26: INTERIOR – L-ANGLE CONNECTION AT DOOR FRAME TO CONCRETE PAD (EAST DOOR JAMB) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 27: INTERIOR – DOOR HEADER AT ANGLE METAL FRAME AND STOREFRONT SYSTEM
FIGURE 28: INTERIOR – CORNER DETAIL OF STOREFRONT SYSTEM WITH RIGID INSULATION TACKED BETWEEN MULLIONS Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 29: INTERIOR – TRANSACTION WINDOW NORTH WALL (EAST SIDE)
FIGURE 30: INTERIOR – TRANSACTION WINDOW NORTH WALL (WEST SIDE) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 31: INTERIOR – METAL SOFFIT AND LIGHTING
FIGURE 32: ROOF SIGN – SOUTH ELEVATION, SAME OCCURS ON NORTH ELEVATION Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 33: METAL SCROLLWORK PANEL DETAIL AT TOP CORNER (SW CORNER)
FIGURE 34: METAL SCROLLWORK PANEL DETAIL AT CENTER BAND (SW CORNER) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 35: METAL SCROLLWORK PANEL CONNECTION DETAIL
FIGURE 36: METAL SCROLLWORK PANEL DETAIL Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 37: METAL SCROLLWORK, CENTER BAND AND BASKET WEAVE PANEL AT DOOR JAMB
FIGURE 38: METAL BASKET WEAVE PANEL AT TRANSACTION BOX DETAIL (SOUTH WALL) Relocation Evaluation Occidental Square Park Kiosk
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FIGURE 39: INTERIOR – L-ANGLE CONNECTIONS AT STOREFRONT TO CONCRETE INTERFACE
FIGURE 40: INTERIOR – ELECTRICAL SWITCH ADJACENT TO TRANSACTION BOX (NORTH WALL) Relocation Evaluation Occidental Square Park Kiosk
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VI. ARCHITECTURAL DRAWINGS
FIGURE 41: ROOF PLAN
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FIGURE 42: FLOOR PLAN
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FIGURE 43: NORTH ELEVATION
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FIGURE 44: EAST ELEVATION
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FIGURE 45: SOUTH ELEVATION (ELECTRICAL CABINET NOT SHOWN)
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FIGURE 46: WEST ELEVATION (BEHIND ELECTRICAL CABINET (NOT SHOWN))
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FIGURE 47: CONCEPTUAL SITE PLAN FOR PIONEER PARK
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