Pike Place Market – Where to Find Everything

If you and your guests are thinking of visiting Pike Place Market over the holiday season, you may be in for a few surprises when visiting your favorite spots.  Well into Phase 2 of its $68.6 million, four-year renovation project, a number of businesses are now undergoing relocation and in a few cases, closure within the Market.  This part of the renovation will run into the spring of 2011.

However, construction is now in “slowdown” mode for the rest of the year. Business is currently brisk, with the vendors in full holiday mode.  Shopping is always a fun and festive event at Pike Place Market, and their website now has a link where you can get the latest news about your favorite shops and restaurants.  Click on this construction summary site for more details.  You can also sign up for an online feed to keep you abreast of the latest Market news.

For example, five portable containers fitted with power, ramps, and water supply will be in operation in front of the Market and in place until springtime.  Choice Produce and El Mercado Latino are currently located in these containers, with Quality Produce to follow. Quality Cheese and Pike Place Market Creamery will also share a container.

Public Restrooms received a makeover too.  Rebuilding the designated women’s room in the First and Pine building is nearing completion, and a new unisex restroom on the First Avenue floor of the Corner Market should now be open.  New restroom transformation of the Rummage Hall has also been completed. You can find the Rummage Hall’s inside location at the rear of the Soames Dunn building for the winter, and its Western Avenue location will remain open until springtime.

The focus of the renovation work is to upgrade the Market’s core infrastructure.  This includes all mechanical, electrical and plumbing (MEP) systems, installing a four-pipe system serving each of its eight buildings, and implementing new main switch gear.  Leading the renovations is Turner Construction, which is also in charge of  all seismic work, adding three new elevators serving all Market floors, and upgrading the Market’s exterior skin to now withstand salt air and UV rays. 

The Pike Place Market Preservation & Development Authority (PDA) is working with all affected tenants on everything from packing up to temporary relocation, as well as arrangements to keep business activity going in each venue.  PDA is determined to keep the Market fully operational to vendors, residents and tourists during renovation. 

The Market will be closed on Christmas and New Years Day.  And, when construction gets back into full swing on January 3rd, a number of businesses will be affected. Keep tabs on construction with the construction summary link above, and you can also check out the entire website at  http://www.pikeplacemarket.org/

Last Dance at the McGuire

There’s a lot of mixed feelings as you pass by the McGuire Apartments.  This 25-story, 272-apartment high rise is only nine years old but steps are being taken to finally begin demolition and arguably, it’s the first time in Pacific Northwest history that a high rise is being de-constructed due to structural defects.  

 

The last of McGuire’s renters moved out in August and most of the street level venues are gone. FedEx/Kinko’s looks to be the last retailer to turn out the lights. They’re working nearly round the clock to relocate to Fourth and Cedar, in space formerly occupied by Katie’s Formal Wear and The Christian Science Reading Room. They expect to be relocated by the second week of November or sooner.

But let’s move to the tale of a project gone horribly wrong. McGuire was built in 2001 at a cost of $32 million. Its owners, Carpenter’s Tower LLC, is a property-owning collective of Carpenters Union Local 131 and the Multi-Employer Property Trust (pension funds).  The contractor, Mc Carthy Building Companies Inc., was founded in 1864 and is now employee owned.  Headquartered in St. Louis, they are one of the top ten commercial builders in the U.S., with $3.5 billion in annual revenue and nine offices nationwide.  The McGuire location was prime Belltown property at Second Avenue and Wall Street.  This looked like a partnership made in heaven.

Until 2007, that is, when Carpenter’s Tower filed a lawsuit against McCarthy over construction problems. Reports surfaced that the post-tensioned steel cables reinforcing the concrete slab floors were corroding because the ends were not properly protected with corrosion-preventive paint. Claims arose that the grout used to seal the cable ends and anchors was not the specified non-shrink grout and was defectively installed. This resulted in water leaking into these areas, causing cable ends to rust and corrode.  Deficiencies in the concrete material and reinforcement placement were also getting notice.  

After a number of inspections by a number of firms, it was concluded that the cables were likely to start breaking in 2011, and nearly one-third of them would fail by 2019. The Department of Planning and Development declared that the city intended to issue an order calling the building unsafe and if the problems couldn’t be fixed, that McGuire be demolished.   After trying to work out ways to save the building, it was decided to let it go.  Recently, legal questions were finally resolved between Carpenters Tower and McCarthy about the decision to raze the building and they have reached agreements with all the project’s subcontractors.  Settlement terms were not disclosed. Applications have now been made to the city for a demolition permit. A contractor has not been selected and a timeline has not been set.

So, a project filled with promise takes a final bow before fading away in plain sight. The dreams of Carpenter’s Tower LLC will be taken down piece by piece, a slower death than usual because of the building’s location.  One can’t help but feel the pain and anger of the union and the pension funds, and astonishment as to how McGuire’s construction could have so bad to have warranted an actual demolition. We’re sure we haven’t heard the last of this tale, and will keep you apprised of further developments.

1200 Stewart – 1200 Stewart St., Seattle, WA 98101

Status: Proposed: 2011
Neighborhood: Downtown

CONDOS FOR SALE

Here you can find all active listings at 1200 Stewart. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new 1200 Stewart condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

1200 Stewart is slated for two 40-story mixed-use towers, including residential, hotel and street level retail. The building will be LEED silver certified and is being designed by Thoryk Architecture and Scalter Partners Architects.

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.

ESCALA New Construction Photos

Wow, have we have been lucky with the weather.  We were fortunate enough to have fairly blue skies while taking a hard hat tour of ESCALA today with John Midby.  Since there is yet to be any interior walls at the construction site, it’s really difficult to paint the picture of what everything will look like.  Therefore, our photos are focused on the amenity space, quality of construction, and views.

After climbing up and around a little boys hot wheel car playground paradise, we entered the enormous lobby.  Midby pointed out the where the winding staircase will attach to the 3rd floor.  The long-time developer assured us the staircase would be, “smashing.”

From here, we went down the east wing of the building where there will eventually be a plush lounge and fireplace for guests and residents to relax.  Which restaurant will occupy the northern portion of the luxury development is still up in the air.  However, based on the chuckle and “we don’t know yet” response by John, there’s plenty of interest.

One of things that was most impressive about the tour was not only the views and the spacious floorplans, but just the amount of concrete.  Before our exit, John stated that, “We want the quality of our work to represent everything we do.  We spared no expense on quality.”

With much of the construction materials scattered about, it was difficult to get a good shot of the spectacular views for those who have, or will be purchasing units in the northeastern corners.  However, there’s a straight shot down a corridor that will give these homeowners a spaceneedle view.  In addition, many of those same floorplans will offer homeowners lake views.  Personally, I really enjoyed the view down 4th Avenue which is shown below.

And these guys…  They just wanted to say hi to mom, dad, and the rest of the fam.

We’ll follow up this post soon with renderings of the amenities, which are not yet ready to be released.

Mosler Lofts Getting Soaked in Legal Disputes

A puddle of lawsuits have been reported in the P.I. since we last posted about the $6.7 million lein on Mosler Lofts last week. A battle between who’s responsible has erupted between JE Dunn and the Schuster Group. The Schuster Group has responded to JE Dunn claiming that they (Dunn) were in breach of contract for substantial and costly delays.

Additionally, more liens on the property have flowed over to subcontractors and suppliers.

In its lawsuit, Belltown Development Partners says it paid JE Dunn for subcontractors’ work and materials suppliers furnished, but Dunn did not pass on the money.

If that wasn’t enough, another lawsuit filed in December is asking the developer for a minimum of $325,000 to repair damages to the Kroll’s Map Co.–Mosler Lofts neighbor. The claim is asking to compensate Kroll’s for lost business and physical damages from not properly protecting the building during construction.

Unfortunately, it doesn’t look like anyone will be swimming out of this one anytime soon.

Mosler Lofts Slapped with $6.7 Million Lien

General contractor JE Dunn NW is preventing the purchase or sale of any units at Mosler Lofts by filing a lawsuit to collect $6.7 million. The letter below states that the lawsuit could take weeks, months, or even years before the settlement restores homeowners titled rights.

The immediate impact of this situation on our homeowners and potential homeowners is that they will be unable to obtain clear and free title to transfer ownership or receive title insurance – no buying, no selling, no use of equity as collateral.

This is an unfortunate circumstance for those who have, or have been thinking of buying at Mosler Lofts. The award-winning building is one of the first to set the standard on building green in Seattle, and we should all cross our fingers that the lawsuit is settled quickly for the benefit of it’s homeowners.

Details regarding what JE Dunn NW is specifically holding the lien for could not be found.

click to image enlarge

Four Seasons Tower Crane Removal Milestone

To disassemble the tower crane, general contractor Lease Crutcher Lewis stationed one of the West Coast’s largest mobile cranes to the west of the building, along Western Avenue. Transportation of the mobile crane’s parts to the site required 14 semi-truckloads. Operators used the mobile crane first to remove the jib, counter jib, mast and operator’s cab, and then to dismantle sections of the tower crane from top to bottom, finishing with removal of the crane’s base. The tower crane’s components will be hauled away in 12 semi-truckloads. The mobile crane reached 300 feet from lower Western Avenue to the top of the First Avenue building, making it the highest, longest “pick” in the area. Lease Crutcher Lewis can now finish the interior spaces the crane had occupied on eight of the 21 floors.

Only 11 Private Residences remain available.

Watermark Tower – 1107 1st Avenue, Seattle, WA 98101

Address: 1107 1st Ave., Seattle, WA 98101
Neighborhood: Downtown

CONDOS FOR SALE

Here you can find all active listings at Watermark Tower. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new Watermark Tower condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

Designed by Bumgardner Architecture, the Watermark Tower is located on 1st Avenue with SAM, Pike Place Market, Benaroya Hall, fine restaurants and shopping right outside the front door. The first five floors are offices with the residential units on the upper floors. This ensures that most units in this luxury building command some of Seattle’s best sound views and home feature oversized decks to enjoy them. Residential units tend to be larger than most other buildings downtown with floor plans ideal for entertaining. Amenities include an exercise facility, party room with kitchen, rooftop deck, secured entrance and parking, resident manager and tennis court. The building was built by Sellen Construction, landscape architecture was by The Berger Partnership and engineering by Putnam, Collins, and Scott.

BUILDING DATA

• Year Built: 1983
• Number of Units: 95
• Number of Stories: 22
• Exterior: Cement/Concrete
• Parking: Common Garage
• Pets: Subj to Restrictions
• H/O Dues Included: Cable TV, Earthquake Ins., Garbage, Water/Sewer
• Common Property Features & Amenities: Athletic Court, Cable TV, Disabled Access, Elevator, Exercise Room, Fire Sprinklers, Game/Rec Room, Lobby Entrance, Sauna, Security Gate

NEIGHBORHOOD BUSINESS

• Cicada
• Diane’s Market Kitchen
• Isis on First
• John’s Wok on Western
• KidsCentre
• Las Margaritas
• McCormick & Schmick’s
• Nijo Sushi Bar & Grill
• North Face
• Nubia’s
• Online Coffee Co.
• Pike Place Market
• Post Alley Pizza
• Riveted a jeans store
• Seattle Art Museum

VIEW NEIGHBORHOOD MAP

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.

1200 Stewart Development May Be the New Home for College Club

Lexas Companies and principal John Midby (high-end mixed-use developers) have permits to develop approximately 500 residential units in two 36-story towers, which may also be the new home 98-year-old College Club. While some feel that the move for College Club will be detrimental, based on a four-year temporary relocation to the Columbia Tower, leaders of the club have expressed some excitement in a residential rather than commercial location. ESCALA already has a social club planned and current sales have been…very successful. The Puget Sound Business Journal reports that Midby could finalize the deal within the next week or two, but construction wouldn’t commence for another 4 to 5 years.

ENSO – 820 Blanchard St., Seattle, WA 98121

Address: 820 Blanchard St., Seattle, WA 98121
Neighborhood: Denny Triangle

CONDOS FOR SALE

Here you can find all active listings at ENSO. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new ENSO condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

ENSO is a more commercial environment and different than many other developments in the Denny Triangle area (there are two distinct entrances… the residential lobby is entered off of Blanchard and the Commercial Lobby is entered off Westlake). This Vulcan community is comprised of a 19-story residential tower and adjoining 16 floor commercial building. Sellen Construction has developed ENSO community directly across the street from 2200 Westlake’s Whole Foods only steps away from the street car. The concrete and steel building is LEED certified featuring energy efficient heat and cooling pumps from water that is heated and cooled by the association via a central system, dual-flush Toto Aquia toilets, low-flow Kohler shower heads and concrete countertops. Designed by Callison Architects and Interior Designers, German cabinetry by Eggersmann, local artisan concrete countertops, sandblasted glass tile backsplashes and Bosch stainless steel appliances are featured in all 135 kitchens (top three floors have optional Miele Appliances). Each home also has Lunada Bay hand poured tile, Eggersmann cabinetry, floating vanity, built in linen closets (remove) ability to upgrade to california closets and the choice of a large shower or huge soaking tub in each bathroom.

PICTURES

VIDEO

BUILDING DATA

• Year Built: 2009
• Number of Units: 135
• Number of Stories: 19
• Exterior: Cement/Concrete, Metal/Vinyl
• Parking: Common Garage
• Pets: Subj to Restrictions
• H/O Dues Included: Central Hot Water, Earthquake Ins., Garbage, Water/Sewer
• Common Property Features & Amenities: Community Room, Disabled Access, Elevator, Exercise Room, Fire Sprinklers, Game/Rec Rm, Guest Suite, Lobby Entrance, Lounge Areas, Rooftop Terrace

NEIGHBORHOOD BUSINESS

• Autosport Seattle
• City Limits DVD
• Ducky’s Office Furniture
• Elephant Car Wash
• Glenn Richards
• Hurricane Cafe
• Jones Soda Seattle
• KEXP 90.3 FM
• Laadla Cuisine of India
• Seattle Wine Storage
• Subway
• Whole Foods Market

VIEW NEIGHBORHOOD MAP

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.

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