RENOVATION FAQ
Have a question or two? Please submit via email to renovation@pikeplacemarket.org. Answers will be posted below weekly; questions to this e-mail address will not be replied to individually. Please note that similar questions will be grouped together, so your actual question may be edited and/or read differently from the question you send in.
Will the Market be open for business during renovation work?
Yes, yes and yes. Pike Place Market is a 362-day a year working neighborhood (only closed Thanksgiving Day, Christmas Day and New Year's Day) and will continue to be a (almost) year-round operation during renovation, too. That's one main reason we are tackling the renovation project in phases - as not to disrupt the entire Market at once.
But it's also important to note that while we are working in any one particular phase of the project, some stores or shops will be directly affected while we replace plumbing lines, electrical systems, or are working on seismic stabilization and the installation of new elevators. This could mean that a handful of stores in some parts of the Market may have different hours of operation while work is being done in their shop or in the immediate area, or in some instances if work is being done in one particular area that involves a store space specifically, that shop or business may be closed for a minimal amount of time until work is completed. That said, our first objective is to negate when possible the amount of direct impact for Market merchants.
If I am a commercial or residential tenant at Pike Place Market, what does Phase I work mean for me?
Those residential and commercial tenants who live or work on the western side of the Market - particularly along Western Ave. or in the La Salle, Leland and Fairley buildings (including the DownUnder commercial tenants) are the people who will be most impacted by work during Phase I. The degrees of disruption will be on a scale from minor to major (please visit the Tenant Information page for complete details).
What kind of work is happening during Phase I?
The renovation will be done in phases over the course of five years. Phase I work is underway on the Western Ave. Hillclimb and the Leland and Fairley Buildings. Phase I is scheduled to be complete by Summer 2010.
During Phase I, our current plans entail building natural gas boilers in a vacant space in the garage that will provide hot water heating to replace the existing electric baseboard heating system. Fluid coolers will be located near the garage and will provide cooling for most of the Market and many businesses. This integrated system will be more energy efficient, provide much better air flow to the DownUnder spaces, curtail the water infiltration and draftiness, and make the tenant spaces and common areas more comfortable. This system will be extended to other buildings in Phase II and III.
In addition, plans include a more open staircase on the Hillclimb, directing people toward each level of the DownUnder entrances to improve pedestrian circulation to these floors. Plans also include extending the existing Leland elevator to Western so that there is a new public elevator at the Hillclimb entrance that stops at all floors. Again, this will improve pedestrian circulation to all floors of the DownUnder. As part of the new Hillclimb, we have built a new electrical vault, with new transformers to improve the electrical systems of the Market. We will then rebuild the Preschool playground on the second level in the same location.
During Phase I, we have replaced about 85% of the horizontal waste water lines in the Leland and Fairley buildings into Western Avenue. Work included rebuilding dozens of drains, addition of new grease interceptors and extensive repairs where past plumbing leaks caused damage to the wood building.
There was a loud noise coming from Western Avenue the weekend of November 14 - 15, 2009. Do you know what it was and if it will be happening again?
The loud hum on Western was probably a compressor for a jack hammer that was used for demolition inside the building. The jackhammer work inside the building is complete and we don't think the compressor will be back at night. We will have a big crane delivery the week of November 16 that will have some equipment noise and glare. We are delivering large pipe sections to the top of the Skybridge; these will be welded together in the coming week--likely causing some more glare. We have asked the contractor to make sure the welding glare screens are up around the work area. Thanks for your concern and interest .
The elevator on the garage was not working properly yesterday. Later that day it was working but would not stop at the Western Avenure Floor when the button was pushed from the outside. The elevator situation is important to fix immediately since the other elevator on hill climb is not available.
Both elevators were not working this week, but both were repaired within a few hours. One of the quirks about these elevators is that if one goes down, the other operates in a sort of chaos mode and can act a little abnormal. If people get tired of waiting and start pushing both call buttons--up and down--the elevator gets confused. We do know how important the elevators are for the community and our visitors and will do all we can to get them repaired quickly when they go down. If you notice they're out, please call the PDA office at 682-7453 to make sure we've already been notified.
The Market elevator no longer goes to Western Avenue. What is the best way to ge to Western Ave. during construction?
There are several routes you can use to get to Western Avenue, as shown on this Market to Waterfront detour map (pdf). You can access a detour route on the Hillclimb that's open from 7:00 a.m. - 7:00 p.m. or you can use the Public Market Parking Garage Skybridge to access Western Ave. from 7:00 a.m. - Midnight. For 24 hour access, you can walk from lower Post Alley to Western (past the newstsand, Il Bistro, and the Market Theatre) or you can walk north on Pike Place and wrap around to Western.
Are you following the noise ordinance for construction? I've just received notice of early morning work on May 14. The delivery of the crane at 3 am will wake most residents living on Western Avenue below the Market.
We are working to follow the noise ordinance as much as possible. For work like this early morning crane arrival and use, we have received a Temporary Noise Variance from the City of Seattle. We're doing this work during early morning hours because of public safety concerns (so we can do it when many people aren't around) and because we will need to close Western Avenue temporarily. Our contractors will be abiding by the requirements in the Noise Variance. We do appreciate our Market neighbors and apologize for any noise disturbance.
Since one of the renovation objectives is to improve public safety, will you be improving or adding sprinkler systems?
We will be enhancing and expanding the fire sprinkler system during Phase I of the renovation, as well as updating and improving the fire alarm system.
The windows on the west side of the Market leak air, fall open and allow dust to blow in. Any plans to change this?
Yes, the PDA plans to replace all of the windows on the west side of the Fairley building with energy efficient operable windows that should allow for better climate control, and fresh air - when tenants want it. The design is subject to approval of materials by the Market Historical Commission
Will the renovation include replacement of the Leland Apartment windows with new energy saving, lower maintenance windows?
The renovation work does include replacement of all windows on the west facing side of the Leland Apartments, subject to approval by the Market Historical Commission on design and materials. The windows on the other three sides of the building are not included in the scope of current plans, but may be considered for replacement with energy conserving windows at a later date, subject to priorities and funding.
Will future construction plans (in Phase II, specifically for the Corner Market Building) require some businesses to close for remodeling or involve construction inside tenant spaces?
Yes, although the extent of closures is not known at this time as designs plans are at schematic level and final designs for building improvements not yet agreed upon. The Levy funded improvements include new utility infrastructure, a new elevator and seismic bracing, all of which will require some work in tenant spaces.
What considerations have been made to ensure security and to minimize vandalism and offensive activity in the new elevator when it is brought back into service, especially on the Mezzanine (Level 5) landing?
The PDA will meet with businesses on that floor to discuss the current plans and proposals to address these issues.
Will there be new crosswalks on Western Avenue providing mid-block crossings for the Lasalle building and the Main Market elevator?
New crosswalks could be a helpful way of providing detours around the construction zone which will close the sidewalk on the east side of Western Avenue. However, the Seattle Department of Transportation (SDOT) generally discourages mid block crossings because of safety reasons. We will investigate the feasibility of providing these crosswalks during construction but the final decision may be up to the SDOT.
Will the tower crane be safe?
Our general contractor, Turner Construction, Special Projects, will be responsible for safely erecting and operating the tower crane. Their crane safety plan is among the best in the county and described as a model for the industry.
Will construction of a new tunnel to replace the viaduct be a threat to Market buildings?
Some of the initial discussions of a new tunnel have described a deep bore tunnel under First Avenue. If that is the location, we expect that any new tunnel would be below the existing train tunnel which runs under the Corner Market. We are confident that state transportation engineers will provide for the safety of all structures above the tunnel, when/if it is built.
How will the detour on Western Avenue work if the elevator to the Hillclimb skybridge is broken?
The PDA is making arrangements to repair and reactivate the elevator to the Hillclimb skybridge, which we expect will continue to work as an important pedestrian entrance to the Market through the summer. The PDA is also working on plans to sign the detours. Our goal is to make the detours and construction a new, positive experience for Market customers, as much as possible.
Where will the construction fence close off Western Avenue?
The construction fence will extend from the northwest corner of the Lasalle building to just below Mobeta Shoes and block off the entire sidewalk and parking lanes through construction. There will be gates at the Fairley elevator entrance for deliveries and garbage removal but this may not work well for a pedestrian entrance much of the time.
The PDA's new central plant outside the garage will have compressors and cooling equipment. Will this be a noise problem for residents of the Fix building?
The new equipment for the central plant will be located on the north side of the garage and at a grade below street level about as far away from the Fix Building as possible. There is little reason to expect operation of the equipment will ever be noticeable by residents of the Fix or any other apartments.
Will the renovation include adding heat to the Main Arcade?
No. The Main Arcade will continue to be open air. The increased electrical service being provided may make it more practical for business tenants in open air spaces to install infrared heaters which are the most suitable means of removing the chill from their sellng spaces.
Will the PDA replace the leaky windows in the Constituency office above Chukar Cherries?
Yes, pending approval of the Market Historical Commission on deign and materials.
Will the PDA replace or repair the aged condensers on the farmer coolers?
Yes. A key element of the renovation plan is to provide a central plant for efficient operation of cooling equipment throughout the Market. These coolers are owned and operated by the PDA and will be connected to the new system.
I live across from the Market on Western Avenue. In July 1998 the 20-inch water main on Western Avenue broke and flooded our building so I'm anxious to know more about the plans the Market has for hooking up to the City's water main and sewer system.
The Market renovation plans do not involve new connection to the City water main under Western Avenue. We are proposing to rebuild the sewer lines serving the Market buildings. These lines run under the sidewalk on the east side of Western and connect to a Seattle sewer line around Pike Street, downhill from the Fix building. We expect no disruption of service to the Fix building at any time because of this work.
How will renovations affect shoppers and visitors accessing the Market?
The Market's renovations may have an impact on shoppers and visitors as areas of the Market and some shops may be closed temporarily. At this time, we do not have a final schedule of where work will take place and at what time. We will post information on this site as more details are known. Please note that not all of the Market will be affected at any one time, so we encourage shoppers to support Market businesses during this transitional time.
Have you considered closing Pike Place to traffic (or limiting it to deliveries and disabled drivers)?
Thanks for your interest in Pike Place Market and by extension what is one of the longest-running debates around here: A closed Pike Place to cars - or not. This is easily one of those issues where everyone has an opinion and it's usually split 50-50, that is one half of locals asked say "close the street to cars permanently" and the balance say "no, it's always been open to cars and that's just part of the Market's ambiance." Like everything Market-related, it's a little complicated.
We face a multitude of issues when we even think about street closure. First and foremost our merchants along Pike Place, or "stores with doors" as we call them, as well as produce vendors or "highstalls" as they're known, are absolutely opposed to street closure as many of their customers especially during the first part of the day, drive in, park quickly and dash into their favorite shop, pick up what they need and are on their way. Also, some longtime customers call ahead throughout the day and some shopkeepers will actually run items out to the customers who drive through the Market. Talk about customer service! Deliveries happen seven days a week here from 6am till 8pm at night. And, our merchants (240 of them) use hundreds of different distributors for delivery. Permitting all of them would be difficult to say the least and, who would pay for the permitting of each delivery service to enter the Market?
Last year we closed the street to cars for five days during Centennial. Our merchants told us they'd lose revenue that week and they did - sales were down about 3% despite the fact that we were jam packed with people.
This is a relevant issue, but it is one that will not get solved anytime soon, one way or the other. I hope you'll continue to support Pike Place Market. It is our treasure here in Seattle.
Will the price of space for the current farmers and merchants rise during or after the renovation?
The daystall rates increase every year in conjunction with the annual budget process. Merchants rents increase as well as specified in their individual leases, and is negotiated at each renewal. There is no plan to change this process or increase rents a stated amount due to the renovation. The reason for a publically supported tax levy is so that the renovation does not have to be debt financed and paid back through tenant rents.
What percentage of new spaces are you planning for? How will the price of these spaces compare with current prices?
The renovation is to replace worn out systems and components of the existing Market buildings. There are no new spaces in the plans supported by the tax levy. There are some plans for additional seasonal space along Pike Place for farmers, but this would require other funding, as it is not included in the proposed tax levy.
Are there guarantees for maintaining the low rent for the 500 low income residents who live in buildings throughout the Market?
The Pike Place Market Preservation and Development Authority (PDA) owns and operates 340 units of housing, the majority of which are low income Section 8 subsidized units. The remainder of the housing in the Market is owned and operated by other agencies and owners. The PDA renovation plans are to repair and upgrade the building systems: heating, electrical, plumbing, elevators. There are no plans to change the operation of the housing, and as long as the federal government continues to support and renew the Section 8 programs, they will continue.
Are the Sanitary Market restrooms going into the Rummage Hall? If so, will there be another opportunity for that sort of use?
Excellent question. The short answer is yes, we are looking hard at other areas around the Market to move the Rummage Hall, as it so popular and a well-known part of the Market and what makes this place special. There are no plans to discontinue the Rummage Hall because of renovation work, but it will more than likely be moved to another place in the Market.
I like the idea of a central plant. Where will it go? Will it link all the Market's buildings?
We are proposing that a Central Plant be situated at the Western Ave. Hillclimb on the Market's west side. The goal is to link all buildings via the Central Plant so that systems can run as one vs. a building-by-building approach as they currently are. This Central Plant would allow systems like heating, cooling, electrical and HVAC to housed under one roof and become more economical and streamline functioning as one unit.
What farmer feedback has been received regarding plans to alter their street-vending space?
First, there are very minor suggested changes to the vending areas and to be exact the only thing would be the addition of some vending on Pike Place. We are looking at adding a few stalls on the south end of the street. Farmer input has been limited to-date. We hope more of our farm community will engage in the conversations and meetings we've had as they are an integral part of Pike Place Market.
Some of the drawings show new farmer tables being built parallel to the entire length of the arcade. Is this still the proposal?
That is something that very few have expressed interest in and may not make it to a final plan.
In a survey of Market farmers from a dozen years ago, they said they wanted increased cooler and storage space more than they wanted more space to sell? Is finding additional room for cooler space possible?
This is one of the most difficult issues we deal with in the Market. Adding and taking away space here is a zero-sum game. While we have worked hard to maintain current cooler space that will continue to be used, as of now there are no plans to add to that through construction of additional (cooler) space.
Are any improvements proposed for the produce-buying customers so that they will have an easier shopping experience -- for example, a place for them to store their purchases as they continue to shop elsewhere?
As of now, plans do not include something like this.
What is the latest on changing the outside slabs in any way versus keeping them as they are?
The slabs at the north end of Pike Place are slated to remain as-is.
Any thought to adding a public notice board?
We're trying this forum to start, and may enhance the feature as we get closer to a final plan.