The Ballard Independent

Project Description

The Independent at 24th & Market is a seven-story mixed-use development in the Ballard neighborhood of Seattle. The project is located at the corner of NW Market Street and 24th Avenue NW and extends north to NW 56th Street. The property is composed of an assemblage of seven different land parcels.

The project encompasses 238 residential apartment homes, 10,000 square feet of retail space, parking for 167 vehicles, and 238 bicycles. Amenity spaces include residential fitness space, work pods, a rooftop club room, and an exterior deck. Two courtyards facing NW Market Street will provide public space to future tenants, as well as private space for residents. 

During the Month of October 2024 

• Level L7 Club House countertop and backsplash installed.
• Level L7 Amenity Deck landscaping ongoing.
• Level L4 corridor MEPF trim installed.
• Level L4 zone A closets, mirrors, and blinds installed.
• Level L4 zone A MEPF trim installed.
• Level L4 zone A final clean ongoing.
• Level L3 zone B MEPF trim install ongoing.
• Level L3 zone A doors and millwork install ongoing.
• Level L2 casework installed.
• Level L2 lobby painted. 
• Level L2 lobby casework install ongoing.
• Level L2 BOH casework installed.
• Level L2 mailboxes installed.
• Level L2 custom millwork wall and ceiling install ongoing.
• Level L1 fitness casework install ongoing.
• Stair 2 and Stair 3 handrail installed.
• Exterior siding complete.
• Street Use Impacts – SIP work ongoing along market St and starting at the corner of 24th and Market
  • Market sidewalk – no access, planter work ongoing along Market ST.
  • 24th parking and travel lane – no access on project side. 
  • 24th AVE sidewalk– no access on project side, use detour route. 
  • 56th parking/travel lane– no access on project side, use detour route.
  • 56th sidewalk– no access on project side, use detour route.

During the Month of July 2024 

• North exterior siding install ongoing.
• East exterior brick install ongoing.
• West exterior standing seam metal panel install ongoing.
• Central courtyard Architectural concrete ongoing.
• Level L2 MEPF rough-in ongoing
• Level L2 landscaping ongoing.
• Level L3 Zone B GWB ongoing.
• Level L3 Zone C taping ongoing.
• Level L4 Zone A painting ongoing
• Level L4 Zone B gypcrete poured.
• Level L5 Zone A casework installed.
• Level L5 Zone B flooring installed.
• Level L5 Zone C doors and millwork install ongoing.
• Level L6 Zone A countertops and backsplash installed.
• Level L6 Zone B MEPF trim install ongoing.
• Level L7 appliances installed.
• Level L7 closets/mirrors/shades install ongoing.
• Level L7 storefront glass installed.

Street Use Impacts

• Market sidewalk – overhead protection remains.
• 24th parking and travel lane – no access on project side.
• 24th AVE sidewalk– no access on project side, use detour route.
• 56th parking/travel lane– no access on project side, use detour route.
• 56th sidewalk– no access on project side, use detour route.

During the Month of April 2023 

Final Excavation in progress

Underground footings in progress

UMP work at the corner of NW 56th and 24th Avenue NW is complete. Pending last SCL wing arm.

Below-grade waterproofing is in progress.

B1 slab on grade in progress.

Start forming elevated decks.

Street Use Impacts

Traffic control plans are in place for NW Market Street, 24th Avenue NW, and NW 56th Street.

Parking lanes are closed on 24th Avenue NW and NW 56th Street.

Sidewalks closed on 24th Avenue NW and NW 56th Street.

During the Month of March 2023 

Tower crane erection slated for March 11, 2023

UMP underground work March 8, 2023 - March 20, 2023

Massive Excavation and shoring completed by March 20, 2023

Below-grade waterproofing to begin the week of March 20, 2023

First footings pour week of March 20, 2023

Underground plumbing structures in progress.

Street Use Impacts

Traffic control plans are in place for NW Market Street, 24th Avenue NW, and NW 56th Street.

Parking lanes are closed on 24th Avenue NW and NW 56th Street.

Sidewalks closed on 24th Avenue NW and NW 56th Street.

During the Month of January 2023 

Wrapping up abatement at all buildings.

Demolition is to begin at 2248 NW market Street moving eastward towards Ballard Station. The stand-alone building at 24th Avenue NW and NW 56th Street to be demolished last. 

Street Use Impacts

Traffic control plans are in place for NW Market Street, 24th Avenue NW, and NW 56th Street.

Parking lanes are closed on 24th Avenue NW and NW 56th Street.

Sidewalks closed on 24th Avenue NW and NW 56th Street.

Project Schedule Overview

Abatement: December 2022 - January 2023

Demolition: January 2023

Shoring and Mass excavation: January 2023- March 2023

Concrete structure: March 2023- September 2023

Wood framing: July 2023-December 2023

Exteriors enclosure: September 2023-May 2024

Interiors: January 2024-September 2024

Temporary certificate of occupancy: November 2024

Working Hours

The City of Seattle approved construction hours are as follows:

Monday – Friday from 7:00 am to 6:00 pm (excluding holidays) for construction activities that are louder than 90 decibels. 

It is Holland Construction’s corporate policy to not work on Saturday or Sunday.  There will be limited times as required by the City of Seattle where work will need to occur on a Saturday and/or Sunday to accommodate construction traffic such as oversized loads. If weekend work is required, it will occur between 9:00 am and 5:00 pm.

Typically, work will not take place on Sundays or on any of the following holidays: New Year’s Day, Memorial Day, Fourth of July, Labor Day, Thanksgiving Day, and the day after, and Christmas Day.

If it is required that work be performed at night, outside of standard working hours, on a Sunday or Holiday, then it will be coordinated in advance with City approval and community notification.