Slog
News & ArtsSaturday, April 10, 2010
Boom New 25-Story Building in Belltown to Be Demolished
Posted by Dominic Holden on Sat, Apr 10, 2010 at 7:14 PM
The McGuire Apartments, a 25-story building at 2nd Avenue and Wall Street that was completed only nine years ago, must be vacated by the end of the year and demolished due to irreparable safety problems:
The building owner has informed officials at the Seattle Department of Planning and Development (DPD) of the extensive construction defects, which principally involve corrosion of post-tensioned cables and concrete material and reinforcement placement deficiencies. The post-tensioned cables are corroding because the ends of the cables were not properly protected with corrosion preventative paint, and the grout used to seal the cable ends and anchors was not the specified non-shrink grout and was defectively installed. As a result, water leaked into these areas and caused the cable ends to rust, and then corrode. In addition, reinforcement placement in the building's exterior frame is defective, resulting in cracking and spalling of concrete, as well as structural impairment.
- Nick Denny on Flickr
Well shit.
Tip from Cornichon at Seattlest
2
Oh, my god, that's shocking. Who was the contractor? Some lawyers are going to get new yachts out of this one.
3
How do you even take down something like this - 25 stories tall & in the middle of a city - without damaging anything else? I bet there's some really unhappy neighbors, too.
4
Good call - better now than in the big quake.
All the terms refer to poorly done re- inforced concrete.
The big hook is in some insurance companies bank - this is big time liability time, and some big payoffs from insurance companies...
will be interesting to follow.
All the terms refer to poorly done re- inforced concrete.
The big hook is in some insurance companies bank - this is big time liability time, and some big payoffs from insurance companies...
will be interesting to follow.
7
.. Harbor properties - that is the Wheyhauser (sp) land company .... so a deep pocket for payoffs and legal clout and all the rest.
Some contractor duped them ... big time.
The plot thickens - elite players in this state.
Some contractor duped them ... big time.
The plot thickens - elite players in this state.
8
Wow. That will get interesting. I expect some building inspectors (from the time of construction) will be on the hot seat too.
I didn't realize post-tensioning was used in buildings for commercial and residential occupancy; assumed it was for concrete utility poles, parking garages, bridges, etc. Is it supposed to reduce the amount of rebar that would otherwise be needed?
At least this was caught before being brought down by an earthquake (not that it couldn't still happen prior to demolition). They'll probably be looking at all similar buildings, and everything that contractor ever did.
I didn't realize post-tensioning was used in buildings for commercial and residential occupancy; assumed it was for concrete utility poles, parking garages, bridges, etc. Is it supposed to reduce the amount of rebar that would otherwise be needed?
At least this was caught before being brought down by an earthquake (not that it couldn't still happen prior to demolition). They'll probably be looking at all similar buildings, and everything that contractor ever did.
9
This is my general concern with a lot of new construction in Seattle -- it's not so much that I'm attached to the old buildings as that the new buildings are so poorly built. This applies to everything from McMansions to the Bellagio to this fuckup in Belltown.
There are historical precedents for explosive real estate development, leading to lower construction standards, and the results of such lower standards. The Great London Fire of 1666 is probably the best-known example of a widespread calamity resulting from economic pressure to alter building standards, but the Magnolia Bluff collapse in Seattle is another good example -- most of the land in that area was declare unbuildable until the real estate boom from the World's Fair put pressure on city officials to change the standard for some of the green belts.
I think a big earthquake will probably be the thing that leaves us all looking back on this period of development and regretting it, but maybe it'll be something else.
There are historical precedents for explosive real estate development, leading to lower construction standards, and the results of such lower standards. The Great London Fire of 1666 is probably the best-known example of a widespread calamity resulting from economic pressure to alter building standards, but the Magnolia Bluff collapse in Seattle is another good example -- most of the land in that area was declare unbuildable until the real estate boom from the World's Fair put pressure on city officials to change the standard for some of the green belts.
I think a big earthquake will probably be the thing that leaves us all looking back on this period of development and regretting it, but maybe it'll be something else.
12
meks - Yes I believe that is correct. "McGuire" is Peter J. McGuire who was a principle founder of the United Brotherhood of Carpenters & Joiners in 1881.
So much for value engineering.
So much for value engineering.
13
What a waste, and how unfortunate to loose this density. Hopefully it's not a hole/parking lot wasteland for too long afterwards. Let the lawsuits begin!
15
Holy shit. My husband and I were all but committed to renting an apartment there last spring. Luckily, the many apparent lies from the rental agent, including (but far from limited to) "all the construction to 'fix the facade' will be done by early summer" squashed that.
For the record, the same in-house sales guy tried to explain away construction on a brand new building as "salt air from the sound corrodes concrete."
For the record, the same in-house sales guy tried to explain away construction on a brand new building as "salt air from the sound corrodes concrete."
17
I just had a flashback to SimCity 2000. Knock down that building and put up one of the arcologies.
18
@13 *lose*
Sorry. I can understand the "there/they're/their" and the "you're/your" confusion, but really, "lose/loose"?
Does anyone ever confuse "nose/noose"?
Sorry. I can understand the "there/they're/their" and the "you're/your" confusion, but really, "lose/loose"?
Does anyone ever confuse "nose/noose"?
21
Looks like the builder was McCarthy and the architect was Hewitt. I can't find much on McCarthy buildings in Seattle, but Hewitt's got a ton - including the new light rail stations.
http://www.northshoresheetmetal.com/dcon…
http://www.northshoresheetmetal.com/dcon…
23
Where is your copy editor, Dominic? It's "Well, shit," unless you are referring to feces in a deep hole used for drinking water.
24
Bummer about the inefficiency and all, but a day off work, cooler full of Dale's, lawn chairs, flashmob dance party/controlled demolition, maybe some bocci afterward...can't wait.
25
@18: I've been seeing the "lose"/"loose" problem a lot on here lately. A corrosion of the collective vocabulary to match the corrosion of the poorly build "boom buildings."
Still not as grating to me as "weary"/"wary"/"leery" confusion.
Still not as grating to me as "weary"/"wary"/"leery" confusion.
26
(That would be "built," not "build." It's probably worth copy-editing my own complaints about word usage...)
29
"Well shit" is perfectly good casual written usage, since it reproduces what it sounds like in real life. Do you say "Well (pause) shit?" No.
Grout? They use grout in a building like that? Good lord.
Grout? They use grout in a building like that? Good lord.
30
d.p., congrats on your ability to manifest symptoms of every one of Theodore Millon's five compulsive personality subtypes while typing just fifty-two words.
31
@8: Use of PT concrete is fairly common for highrise residential & commercial buildings. It usually allows for the most efficient (i.e thinnest) floor structure, meaning you can pack more floors into your height limit and minimize the concrete and (especially) rebar cost...typical developer math
32
A friend of a friend of mine (I know that is a completely reliable source /s) called today and said that he was moving out ASAP, and he lives in this building. I heard this all second hand (again that pretty much makes me an expert with respect to this building). Anyway, as a renter he is being compensated for moving out. Not going to mention how much compensation, but lets just say I wish I lived there.
33
I thank me for submitting my manuscript; however, I regret to inform myself that it does not meet my needs at the present time.
Sincerely,
I
It's probably worth copy-editing my own complaints about word usage...Dear me:
I thank me for submitting my manuscript; however, I regret to inform myself that it does not meet my needs at the present time.
Sincerely,
I
34
Second Avenue and Wall must be cursed. Belltown Court - before and after it went condo - had leaky windows even after several fix-its and a year-and-a-half wrapped up in Saran. I'd heard it had fallen off its foundation, too. The company that actually did the construction went into bankruptcy.
The property was owned by the Carpenters' Union as was the building that was on it before it was demolished to make way for the Maguire.
The property was owned by the Carpenters' Union as was the building that was on it before it was demolished to make way for the Maguire.
35
But their website promises vibrant urban living in a resort-like atmosphere, and features stock photos of attractive people, and wine glasses full of what undoubtedly is some amusing little pinot. How could that be unsafe?
But if we must take it down, I say take it down Vegas Style! We wouldn't be able to pull it off, of course, but it would be fun to see Seattle's attempt to do something with a little pizazz.
But if we must take it down, I say take it down Vegas Style! We wouldn't be able to pull it off, of course, but it would be fun to see Seattle's attempt to do something with a little pizazz.
36
@25 You do know that many of us intentionally do things like that just to piss people like you off because grammar nazis are quite funny when there mad.
38
@31, thanks.
@36, !#$*&%#!accept%^$%#except%$%^%^&)_&&_(*+-affect%$&@effect$@%%*their%$%#%they're#$%@there%$!!!!1!!1
@36, !#$*&%#!accept%^$%#except%$%^%^&)_&&_(*+-affect%$&@effect$@%%*their%$%#%they're#$%@there%$!!!!1!!1
39
Jesus, @30. I saw a typo in my own post, and I decided to fix it rather than wait for people like you to point out the misused word in a post about misusued words. Instead, you mock the correction. Congrats on your ability to prove you're a dick in a single sentence.
Meanwhile, @36, when did I say anything about grammar? Are you actually defending someone who suggests that Belltown "looses" (frees from restraint) rather than "loses" (fails to keep, sustain, or maintain) density when its buildings collapse? Or someone who insists that he is "weary" (exhaused) when he wants to say that he is "wary" (cautious)?
Grammar involves properly setting a word in its context. Choosing the wrong word entirely is a whole different pile of stupidity.
Sorry if I expected anything more in a city whose buildings fall down eight years after being built. (Or a city that a year ago still believed itself a triumphant exception to the real estate bubble!)
Meanwhile, @36, when did I say anything about grammar? Are you actually defending someone who suggests that Belltown "looses" (frees from restraint) rather than "loses" (fails to keep, sustain, or maintain) density when its buildings collapse? Or someone who insists that he is "weary" (exhaused) when he wants to say that he is "wary" (cautious)?
Grammar involves properly setting a word in its context. Choosing the wrong word entirely is a whole different pile of stupidity.
Sorry if I expected anything more in a city whose buildings fall down eight years after being built. (Or a city that a year ago still believed itself a triumphant exception to the real estate bubble!)
42
@40: Good eye. Not sure how "misusued" would even be pronounced, never mind what it would mean.
Some of the the so-called "neighborhood blogs" allow after-the-fact comment editing. I really like that feature.
Some of the the so-called "neighborhood blogs" allow after-the-fact comment editing. I really like that feature.
43
Belltown Court was a Hewitt building as well. sounds like someone wasn't paid to do enough construction administration on the project...
and it was done in concrete because the concrete formwork is all framed in wood -- ie, jobs for carpenters on the project. typically a building like this would be steel framed with post-tensioned slabs.
McCarthy is generally pretty good; I've worked with them on a lot of projects in the NW.
and it was done in concrete because the concrete formwork is all framed in wood -- ie, jobs for carpenters on the project. typically a building like this would be steel framed with post-tensioned slabs.
McCarthy is generally pretty good; I've worked with them on a lot of projects in the NW.
44
@29 -- Apparently they don't use the correct grout.
Heck, grout is the new duct tape. Aren't they using grout to fix the Howard Hanson Dam?
http://www.nws.usace.army.mil/PublicMenu…
@31 -- I think you're talking about pre-tensioned concrete, not post-tensioned concrete. Pre-tensioned concrete is encased in the concrete and doesn't need grout to seal the ducts.
http://en.wikipedia.org/wiki/Prestressed…
Heck, grout is the new duct tape. Aren't they using grout to fix the Howard Hanson Dam?
http://www.nws.usace.army.mil/PublicMenu…
@31 -- I think you're talking about pre-tensioned concrete, not post-tensioned concrete. Pre-tensioned concrete is encased in the concrete and doesn't need grout to seal the ducts.
http://en.wikipedia.org/wiki/Prestressed…
45
@34, I remember that. Wasn't water getting in between the exterior skin and the structure at the top, causing the skin to separate all the way down? It sounded like a nightmare.
Who remembers the construction disaster that was the Newmark before they fixed it? Shoddy construction all over this city.
Who remembers the construction disaster that was the Newmark before they fixed it? Shoddy construction all over this city.
48
@44: You're right, a subtile but critical distinction between pre- and post-tensioned concrete! You can see how use of the wrong grout (non-shrink vs one that does shrink as it cures) would be potentially (and apparently) catastophic
49
Just about every building in Seattle that was clad with fake stucco (EIFS) had to be redone because it wasn't done correctly (or couldn't be done correctly, as was the case with other exteriors like LP siding). I had a friend who owned a 300 sq ft condo In Belltown who was charged $30K as her share of the HOA expenses for her building. Obviously no one learned from those experiences.
50
This building is owned by Local 131 Carpenter's union which was more than likely built by union tradesmen.
So much for union quality.....looks like the GM of high rises.
So much for union quality.....looks like the GM of high rises.
52
I have been wondering about that building -- it has *always* looked like it was being re-worked/worked on. I feel bad for those that bought units. What a waste :(
53
With all these instana-shit looking condos littering the downtown skyline I would not be surprised to see this story repeart itself more than once.
54
Labor and Industries will give any contractor a license. The contractor does not have to attend any formal schooling on the trade or they can even have a history of fraud. I know because I was a victim of one of the scrupulous contractors that was allowed to be licensed.
55
What? the Mcguire? hey! i friggin live there!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! well that sux big ball balls! i had the best veiw of seattle. thanx while it lasted. but can you tell me why i still hear banging of construction. Jobs over. go home. let me sleep! its 2 in the afternoon!!!
56
There are a lot of facts yet to be determined.
1) The structural design was by ABKJ, not Hewitt. Unless Hewitt provided the specification for defective grout, they were probably not the main designers.
2) The grout was probably installed by a speciality subcontractor, not by McCarthy employees. (Fact to be verified.) Before doing the work, the specialty subcontractor should have provided a submittal of products to be used. If they did not submit the grout specified, the general contractor and the structural engineer should have caught the error. If they submitted the specified grout but used an unapproved grout, the general contractor, the test lab and the city inspector will have questions to answer. Almost certainly, carpenters were not used in installation of steel or grout.
If the defect was primarily the fault of a specialty subcontractor rather than design, it is likely that the subcontractor does not have the insurance or financial resources to pay for the fix, which would leave McCarthy holding the bag, as the general contractor has overall responsibility for construction quality, and does not get free of liability by subcontracting work. McCarthy will probably seek to defend by showing a design flaw.
3) Concrete spalling is usually caused when the rebar is too close to the exterior face; there is not enough concrete cover to prevent water from getting in. As the steel rusts, it expands and opens cracks, causing accelerated corrosion. Failure to provide adequate cover is a problem for the steel installer, general contractor, test lab. While the city inspector may not have a financial liability, there will be a political liability if people conclude they are not keeping the public safe.
4) When the building was built, there was a local building boom. This creates a problem of too many dollars chasing too few good craftsmen. Many of the problems that cause buildings to be shrouded in Tyvek are the result of untrained workers failing to follow a few simple, important rules for construction. Failure to use a non-shrink grout sounds like the sort of decision made by a contractor foreman or engineer who was not trained or supervised properly.
5) Many of the records for the project may not be available any longer. If the facts cannot be determined to allow for a courtroom defense, a negotiated settlement is more likely, and we may never know exactly what happened. However, from the standpoint of public safety, the city must show that the right lessons are learned so this does not happen again.
More...
1) The structural design was by ABKJ, not Hewitt. Unless Hewitt provided the specification for defective grout, they were probably not the main designers.
2) The grout was probably installed by a speciality subcontractor, not by McCarthy employees. (Fact to be verified.) Before doing the work, the specialty subcontractor should have provided a submittal of products to be used. If they did not submit the grout specified, the general contractor and the structural engineer should have caught the error. If they submitted the specified grout but used an unapproved grout, the general contractor, the test lab and the city inspector will have questions to answer. Almost certainly, carpenters were not used in installation of steel or grout.
If the defect was primarily the fault of a specialty subcontractor rather than design, it is likely that the subcontractor does not have the insurance or financial resources to pay for the fix, which would leave McCarthy holding the bag, as the general contractor has overall responsibility for construction quality, and does not get free of liability by subcontracting work. McCarthy will probably seek to defend by showing a design flaw.
3) Concrete spalling is usually caused when the rebar is too close to the exterior face; there is not enough concrete cover to prevent water from getting in. As the steel rusts, it expands and opens cracks, causing accelerated corrosion. Failure to provide adequate cover is a problem for the steel installer, general contractor, test lab. While the city inspector may not have a financial liability, there will be a political liability if people conclude they are not keeping the public safe.
4) When the building was built, there was a local building boom. This creates a problem of too many dollars chasing too few good craftsmen. Many of the problems that cause buildings to be shrouded in Tyvek are the result of untrained workers failing to follow a few simple, important rules for construction. Failure to use a non-shrink grout sounds like the sort of decision made by a contractor foreman or engineer who was not trained or supervised properly.
5) Many of the records for the project may not be available any longer. If the facts cannot be determined to allow for a courtroom defense, a negotiated settlement is more likely, and we may never know exactly what happened. However, from the standpoint of public safety, the city must show that the right lessons are learned so this does not happen again.
57
@48, 44... I'd like to add that architects like to use Post Tensioned slabs for residential and office buildings because it requires fewer columns which opens up floor space and window-space (I think architects like to use the word "volumes" a lot).
There are some problems with PT slabs as they are prone to vibrations and creeping of the concrete can make them droop over the years (esp if they use shoddy grout to seal the conduit). For a lot of reasons, they are very finicky, but if they are designed/constructed properly they provide all of those benefits mentioned by @31.
Very few residential buildings use Pre-Stressed concrete construction as it usually requires fabrication off site, adding transportation costs to the budget...Pre-Stressed construction is much more common for bridge and over-pass construction, where they Post-Tension Pre-Stressed sections together (such as with the light-rail line on the way to the airport). This way they don't have to have the form-work in place in the field for all the time it takes the concrete to set. This way they can install a freeway overpass practically overnight instead of closing the freeway for weeks.
Sorry for the encyclopedia entry...guess sometimes it's therapeutic to write about work rather than actually doing it :D
There are some problems with PT slabs as they are prone to vibrations and creeping of the concrete can make them droop over the years (esp if they use shoddy grout to seal the conduit). For a lot of reasons, they are very finicky, but if they are designed/constructed properly they provide all of those benefits mentioned by @31.
Very few residential buildings use Pre-Stressed concrete construction as it usually requires fabrication off site, adding transportation costs to the budget...Pre-Stressed construction is much more common for bridge and over-pass construction, where they Post-Tension Pre-Stressed sections together (such as with the light-rail line on the way to the airport). This way they don't have to have the form-work in place in the field for all the time it takes the concrete to set. This way they can install a freeway overpass practically overnight instead of closing the freeway for weeks.
Sorry for the encyclopedia entry...guess sometimes it's therapeutic to write about work rather than actually doing it :D
58
@56, regarding #3, I'd have to see the spalling (spawling?) that occurred to be sure, but it can also be caused by deflections in the concrete causing tension cracks at a column, beam, or shear-wall interface, as well as by inadequate cover.
If it was caused by deflections, it's more likely because of the failing of the PT system, but I suppose since it's on the exterior frame it is quite possibly due to inadequate weather-cover.
If it was caused by deflections, it's more likely because of the failing of the PT system, but I suppose since it's on the exterior frame it is quite possibly due to inadequate weather-cover.
59
@25, the weary/wary thing makes me CRAZY. It's something I never saw or heard before moving to the Pacific Northwest but I now I see it all the time on Yelp and Slog and I hear it in person as well. What the hell is that?
60
There are probably several other buildings in Seattle that are built in such a shoddy manner. The next big quake will tell us which ones. Just stay out of Belltown. Some of those buildings went up way too fast.
61
@59: To be fair, I've encountered the weary/leery/wary thing all over the country (not just in the Northwest). It seems to be an under-30 thing. Perhaps it's because they all grew up typing more than speaking. I imagine that the correct meanings used to be associated with the correct spoken words but were misspelled in texts and IMs, leading to the conflation. The conflation has since spilled over into spoken speech.
As for 9-year-old buildings built so poorly and with such little oversight that they are about to collapse... THAT might be a Northwest-specific phenomenon!
As for 9-year-old buildings built so poorly and with such little oversight that they are about to collapse... THAT might be a Northwest-specific phenomenon!
62
Is Mayes Testing using pretty stupid inspectors to miss all of this. Beware by low cost inspections their slogan is "Professional Solutions That Stand" guess its not standing now! They are growing to fast and this is what they give, and yet people will still use their services watch the damage control used. they should have used damage control on the inspectors.Good job Mike Mayes like you say EXPAND EXPAND EXPAND everything else will FALL into place. well its falling!
Advertisement
Most Commented on Slog
-
Hating People Doesn't Make Them Thinner by Jen Graves
-
Los Angeles Gay Bar Bans Bachelorette Parties Until Marriage Equality Is Attained by David Schmader
-
Fill in the Blank by Grant Brissey
-
This Reminds Me of the Great Calculator Scare of the Late '70s/Early '80s by David Schmader
-
Idiot Tries to Defend Bigoted Anti-Gay-Marriage Preacher on Anderson Cooper by Paul Constant
-
Six Moms with Too Much Time on Their Hands and a Shitty Website Decide to Fight Gay Superheroes by Paul Constant
-
The Saturday Morning News by Unpaid Intern
-
Why Mayor McGinn's Wife Canceled Her Family's Seattle Times Subscription by Eli Sanders
-
What the Hell Is Wrong With Seattle's Pride Parade? by Dominic Holden
-
NYC Man Ticketed for Not Riding in the Bike Lane by Jonathan Golob
RSS
Facebook
Twitter
Comments (62) RSS