By Patrick Robinson

For homeowners, displaced by public projects like Sound Transit's Link Light Rail the impact, while certainly not their preference, the process is reasonably easy to understand. They are paid market rate value for their home and provided some funds for moving expenses. There have been objections from homeowners of course and the Cettolin House on 32nd Ave SW was given landmark status last April . What that means to the Sound Transit route is unclear. A minimum of 12 homes would be removed under the current plan. One of the homeowners affected, Marilyn Kennell said, "As soon as Sound Transit hinted at the “preferred”, “proposed” route they polluted the market and the value of our homes went down.  From that diminished evaluation they then apply their formula (number of square feet, and number of bedrooms and baths) to come up with a figure that low-balls the amount they will pay.  Real market values are not considered, such as view, location to amenities, neighborhood, or quality of the home."

But for local businesses the process can seem both inequitable and damaging to the community,

Those include all the businesses in the Frye Commerce Center, Ounces Taproom and others along Delridge Way. Then for the Avalon Station, Pecos Pit Bar B-Que, Taco Time 7-11 and Starbucks. Near the West Seattle Junction, Safeway, Bartell Drugs and all the businesses and parking at Jefferson Square.

Sound Transit said "Chapter 4 of the West Seattle and Ballard Link Extensions Draft EIS, published in January 2022, identified the following potential business displacements for the following alternatives that were subsequently identified as the preferred alternative by the Sound Transit Board in July 2022:

• SODO Segment, At-Grade Staggered Station Configuration (SODO-1a): 16-17 potential displacements
• Duwamish Segment, South Crossing Alternative (DUW-1a): 35-36 potential displacements
• Delridge Segment, Andover Street Station Lower Height Alternative (DEL-6): 20 potential displacements
• West Seattle Junction Segment: Medium Tunnel Alternative (WSJ-5): 15 potential displacements. In July 2022, the Board requested further study of the preferred alternative to shift a station entrance to 42nd Ave SW. The Further Study analysis indicated this refinement to the preferred alternative would potentially displace 32 additional businesses.

Updated estimates of potential business and residential displacements will be provided in the West Seattle Link Extension Final EIS, expected to be published later this year."

To provide an example of business effects Westside Seattle interviewed Matt Larson, owner of Skylark Cafe and Club, his direct neighbor Erin Rubin, owner of Mode Music Studios and Mode Music and Performing Arts, and Jordan Crawley, Director of Policy and Operations for childcare provider Alki Beach Academy.

They spoke at length about the challenges they face given the plans now being finalized by Sound Transit for the West Seattle extension forecast to be operational by 2032.

Sound Transit recently offered an updated look at the preferred routes to and through West Seattle after several years of public outreach and meetings.

“I am worried that this is portrayed as a crucial community investment without recognizing the unfair impact to small businesses. This transit project destroys essential local businesses, while making connections longer and more complex for many transit riders when more abundant bus services can benefit everyone” said Martin Pagel who writes for the Seattle Transit Blog.

This summer the final Environmental Impact Statement is due to be released by Sound Transit and then within a year of that, the agency will issue notices to vacate those businesses who then have 90 days to comply.

That's where the issues begin.

Based on the Handbook provided to businesses being displaced, each of them, regardless of size, importance, community impact, or cost to reestablish get the same basic support. Though other costs are not capped.

Rubin explained, "$50K will cover any cost of buildout or rent increase. There are a few ways we can show receipts for that cost. Some we will need to be reimbursed for and in some circumstances they may be able to pay vendors directly. Outside of that, they will pay for “reconnection” to make sure whatever we move can connect in our new location. They will pay for new signage, new business cards, website updates but we must be able to show receipts."

The problem is, she estimates it will cost four to five times that much to move and reestablish or $450,000.

NON RESIDENTIAL HANDBOOK

LINKED HERE

Business owners have the option of accepting a fixed moving payment up to $40,000 in lieu of actual moving expenses. This option typically works best in smaller, less complicated relocations and does not apply if a business chooses the more broad, full suite of relocation benefits.  

Rachelle Cunningham with Sound Transit explained:

"If an eligible business does choose the more broad, full suite of relocation benefits, they are entitled to three categories of relocation benefits including: 

• Moving expenses, which are actual, reasonable and necessary to disconnect, pack, move and reconnect personal property. Moving Expenses are not capped.    
• Reestablishment expenses, which are reimbursed up to a maximum of $50,000. These are for a variety of costs in this category, an example of which would be reimbursing potential differential in rent associated with a new location.   
• The third category is other related expenses. This category includes any number of miscellaneous expenses and are dependent on the particular circumstances of any given business.  

Each move is unique and each relocation requires close work with our relocation team to maximize the resources available. Businesses work with a relocation agent who helps them determine their specific needs and assists them in finding a replacement property."

Why are the amounts set as they are?

Cunningham explained, "Sound Transit’s program is based on state and federal laws, including the Revised Code of Washington (RCW), Chapter 8.26, Washington Administrative Code (WAC) Chapter 468-100, United States Code` (USC) Title 42 (Chapter 61), and Code of Federal Regulations (CFR), 49 CFR Part 24, and the Uniform Relocation Assistance and Real Property Acquisition Policy Act of 1970, as amended, Public Law 91-464 and Public Law 112-114 in connection with the acquisition of real property for, and relocation of, persons displaced by the implementation of Sound Transit’s high capacity transportation projects."

The businesses on Delridge, the first to be flattened according to Sound Transit's plans, agree that the money to move and reestablish is woefully inadequate not to mention the high likelihood that they would face substantially higher rent wherever they went.

For all these businesses and others the cost to move, re-establish in a different location, even if they could find one is exponentially higher than Sound Transit can provide.

Cunningham said, "Sound Transit is fully committed to ensuring the successful relocation of businesses. There are many challenges and intricacies involved in moving a business, and our relocation team is prepared to go above and beyond to provide support throughout the entire process. We prioritize the unique needs of the business and try to minimize disruptions. We also strive to find ways that will enable the business to continue operations with minimal stress and maximum efficiency."

Crawley, whose space is the largest at 20,000 square feet, said they have estimated their re-establishment costs at $3,000,000.

But beyond the higher costs to the businesses, the impacts to the larger community are largely unspoken. 

Skylark Cafe has been a restaurant in what is otherwise a food desert in North Delridge for over a decade. Plus it's been one of very few all ages music venues in Seattle, hosting numerous shows for bands often performing for the first time. They are also a hub for community events and LGBTQ gatherings.

Mode Music Studios Mode Music Studios (3805 Delridge Way SW) has 9 teaching studios and over 500 students. Mode Music and Performing Arts (MMPA) (3801 Delridge Way SW) houses classes during the school year and pay-what-you-can summer camps with a 15 kid capacity throughout the summer, where they can reach 150 kids with affordable weekly camps for families. But more importantly 60 employees many of whom began as students and MMPA also provides enrichment in over 18 schools in SPS, including free programming in Title I schools like Highland Park and Sanislo Elementary.

The Alki Beach Academy program currently serves 127 children. They will add 74 this year, another 60 by early 2025, and still another 40-50 by the end of 2025. They currently occupy a 20,000 square foot space in the Frye Commerce Center providing day care and Pre-K education. The loss of this facility would mean West Seattle families might have to seek other daycare.

All three of these business people explained that they are not opposed to light rail, and believe it is necessary.

They are simply hoping for a more equitable financial arrangement. Sound Transit however is bound by law to certain limits. Those limits mean they can't cover the higher costs of moving these businesses say they will incur.

The businesses are also in a bind based on timing. Once they get the notice they have 90 days to vacate. That means no opportunities to move can be acted on beforehand since they would get no financial support. And there is no provision in the rules for what to do if moving is not possible after the 90 days are up.

Sound Transit's Cunningham explained, "Property owners and tenants become eligible for benefits once the Sound Transit Board authorizes acquisition of a property. In other words, the Sound Transit Board must first establish that the property is required for the project before an offer of financial assistance can be made. This generally occurs after the Sound Transit Board selects the project to be built, the Federal Transit Administration issues a Record of Decision, and we have confirmed which properties need to be acquired to build the project. From there, we begin the formal acquisition and relocation process and go above and beyond to provide support to property owners and tenants with relocation or other benefits.

(To clarify, Sound Transit would not issue an eviction notice. Eviction is a legal process that applies when a tenant is in violation of lease terms and would not apply to a property that Sound Transit does not already own)."

For many the cost/benefit ratio of the entire extension plan seems out of balance.

The Sound Transit plan, as expressed in the Draft EIS confirms that the plan will have little impact on traffic, removing only 400 cars daily from the over 100,000 + now using the various bridges to commute.

In a post in September on the blog www.whereIamnow.net Marie McKinsey details the fact that Sound Transit itself makes a convincing case for "No Build" option (see page 52 of the draft EIS).

She points out that in everything from the large amount of CO2 emissions caused by construction, to environmental disruptions affecting wildlife to the less than 1% reduction in vehicle traffic, to the predicted low ridership, the extension into West Seattle makes little sense. When considered in concert with the business closures and moves and the 7 to 8 years of traffic disruptions, the case for construction of light rail into West Seattle becomes harder to justify.

The group RethinkTheLink.org also favors the No Build option.

It's certainly possible that some people are unaware of how the full system will be developed despite an extensive outreach program from Sound Transit that has featured multiple meetings, news releases, online open houses and much more. The potential confusion about how it will be developed and operate was explained in an article by Ray Dubicki published last March on the Urbanist.org.

That story succinctly explains that the West Seattle and Ballard extensions are not part of the same line and that West Seattle (Line 3) will link to Everett and that Ballard (Line 1) will link to SeaTac.

Dubicki also maintains that $54 billion is not enough to build the system noting, "It is vital to understand that we are looking at extensions that rewrite and rewire the system. What works today will require transfers tomorrow. Poorly done extensions and transfers will deteriorate the system."

The current routes and station plans from Sound Transit for the West Seattle Link Light Rail extension

How you can help these businesses

You can sign up for in-person and online music lessons and summer rock band camps at modemusicstudios.com or sign up for classes and summer camps at modemusicandperformingarts.org. Supporters can also donate to the studios' private lesson scholarship program and in-school programs at modemusicandperformingarts.org/donate

You can support The Skylark Cafe by being there when they host events like trivia nights, drag bingo, open mic events, karaoke plus weekend brunches open from 10am to 3pm. Check their website for the schedule.

The Alki Beach Academy is at capacity with a waiting list but you can follow them on Facebook to stay aware of their status.