By Patrick Robinson

White Center and the area designated as North Highline may be approaching a significant tipping point regarding its future. 

How does the future look for the community? Since past is prologue it's useful to look at where things stand today and at programs and plans already in progress that will shape not only the community but the lives of those who live there.

 

One of five Welcome to White Center signs that were sponsored by the White Center Chamber of Commerce in past years. In the last few years, that organization has found it difficult to maintain a steady membership. Photo by Patrick Robinson

 

The subject of an annexation plan by both the City of Burien (defeated in a vote), White Center has also been considered for that status by the City of Seattle. The area is wedged between the Seattle City limits on north by Roxbury Street SW,  the Tukwila City limits on the east and by the Duwamish River, on the south by Burien City limits at 116th SW and on the west by 30th SW.

White Center looking north on 16th SW from 98th Street SW. Photo by Patrick Robinson

 

King County set up a new division called Local Services in 2018 to better deliver county services to unincorporated areas of the county. Led by John Taylor the division was in the preparation stages of creating a new “sub area” plan for North Highline, including White Center when the pandemic hit. As the pandemic eased that process got back in motion. The North Highline Subarea Plan will guide development in North Highline over the next 20 years. It will focus on zoning, long-term land use, and issues like housing, commercial and industrial areas, and community character. It's part of the larger King County Comprehensive plan that will guide future development.

That plan is due to be released in draft form this September. Then it goes to the County Council and out to community meetings for public review, then back to Council who will prioritize and work on establishing the most requested changes.

While the area around White Center has changed dramatically in the last 17 years, the core “downtown” business district has remained stubborn to change and has been plagued by a reputation for drugs, violence, and graffiti and the fact that some buildings have not seen improvements in years. Some of this is due to absentee landlords, some due to gang violence, some due to zoning, and some due to an organic resistance to gentrification.

A national study published in 2019 pointed to Seattle in general as the third most “gentrifying” city in the nation. That generally means as new development occurs, housing costs go up, business lease rates go up and affordable housing gets harder to find. In the process existing residents get squeezed out by escalating taxes and rents. Only national chain style businesses can amortize the higher rates and the local character and local business owners are gone. The influence of money and greed has a homogenizing effect on the community. 

White Center however is remarkably diverse and the homegrown business community has meant the character of the neighborhood retains a kind of gritty reality that places like Ballard and West Seattle don’t. 

That business community, while not organized through a traditional type organization like the Chamber of Commerce which over the last few years has functioned in fits and starts, remains resilient. The merchants are typically supportive of one another and can and have come together for events and causes such as a planned block party to help businesses who suffered from the arson fire on July 5.

 

Jubilee Days in White Center usually features a parade with drill teams, custom cars, fire engines and much more. Photo from 2017 by Patrick Robinson

 

In years past, Jubilee Days, an officially sanctioned Seafair event has closed the street and brought thousands of people in for a parade, car show, live music, vendors and more. 

 

The Salvadorean Bakery is a local favorite with a large following. Not just a bakery but a restaurant too, they serve breakfast, lunch and dinner. Photo by Patrick Robinson

 

At this point the penetration of large corporations into White Center is not deep. Most of the businesses are local. But Starbucks, Popeyes, KFC/A&W, Dominos,Taco Bell and Taco Time, Subway, Pizza Hut, O'Reilly's Auto Parts and Auto Zone are all there. McLendon's Hardware, Walgreens, Bartell Drugs, T-Mobile and Chase and Key Bank are there too.

But the backbone of the community is largely small business. Places like Mac's Triangle Pub, the Live Butcher, Center Tool Rental, White Center Glass, Proletariat Pizza, Moonshot Coffee, Crawfish House, Taradise Cafe and Southgate Roller Rink are not only vital thriving businesses, but are involved in the community at multiple levels.

 

On the corner of 16th SW and Roxbury is a building that has been many things since it was built in 1916 but now it's home to a beer and wine seller and three other businesses with parts of it unoccupied, leading to the corner being tagged. Photo by Patrick Robinson

 

There are lots of ideas

The changes being considered are being driven primarily by a Community Needs list that was compiled through meetings and public surveys in November 2019. Among those most requested with high interest are:

• Improve the availability and affordability of childcare and early childhood education 
• Bike lanes 
• Install more street trees
• More traffic calming measures
• More sidewalks
• Road improvements
• Add Pocket Parks
• Department of Community and Human Services should work closely with KC Sheriff to respond to persons in crisis where compassion & assistance is required, in lieu of force
• Increase Community Service Officers
• More police of color
• Prioritize providing culturally appropriate services and assistance to this diverse community.
• Prioritize working on gang, drug issues and long standing nuisance houses/repeat offenders 
• Clean up abandoned or vacant buildings
• A dedicated police force
• Improve transit service
• Early intervention, prevention for kids and youth

 

In areas west of the business district, there are no sidewalks or other street improvements. This is one of the high interest items on the community needs list. Photo by Patrick Robinson

 

See the full Community Needs list thus far here.

 

But local business owners and others have ideas as well.

Miles David Michael owner of The Plant Store in White Center said:

“Turn 16th Ave SW (biz core) into a southbound only street with the other side being converted into a boulevard park with space for extended cafe-style seating for bars and restaurants and small retail kiosk pavilions. this will limit traffic to only going south and force ppl to take the bypass created on 17th ave while still allowing traffic and back-in parking in the area. Cafe style seating creates more space for restaurants, cafes, and bars for more of a neighborhood feel. The small retail kiosk pavilions, such as those in outdoor shopping centers, provide low cost spaces for retail and/or food vendors to start or maintain a small business. This would allow the neighborhood to continue to be a small business incubator even if/when larger store fronts rents rise. More people sharing the space on foot with active businesses seems to me like a good way to engage the community and create safer spaces without rampant gentrification.”

Donna Chan, owner of Macadon’s on 16th SW said:

“I've been a resident here for over 10 years, I love this community so much I decided to open up a business here 7 years ago (storefront opened for 2 years but been in the space for 7). Zoning rule changes can definitely help with the housing issues and grow White Center as a whole but it must be done right. We must make sure new developments is used for affordable housing and also make sure it won't drive existing small mom and pop shops out."

The White Center Community Development Association’s Aaron Garcia said of White Center’s future:

“In the face of growing displacement pressure the White Center Community Development Association envisions a community of diverse, empowered, and connected residents coming together as stewards of the land, the people, and the built and natural assets of White Center. A community that is accountable to sovereign tribal nations and the citizens/descendants of those sovereign tribal nations living in White Center and throughout King County. The White Center community can lead our region in equitable development. Development that centers racial and social equity that create healthy vibrant communities. Development that creates economic mobility and builds generational wealth for White Center families.   Our vision for equitable development is grounded in the principles of community stewardship of land which transforms land into a shared resource that generates community prosperity. Land is a resource to be shared and cared for, used to heal and transform the legacies and ongoing impacts of colonization, genocide, and racism."

Yet White Center and surrounding neighborhoods remain a target for developers due to lower cost of acquisition, and the proximity to transit to downtown Seattle. Some of the properties in the 

A recent fire (being investigated as a hate crime) took out seven businesses, put a massive hole in one of the blocks of White Center. The plans for the now destroyed building await insurance settlements and decisions by the owner Chung and Do Investments LLC. The County has been in contact with the owners who say they are committed to White Center and the area.

 

Restaurants leading change

The community is seeing new restaurants open with what you might call a more “upscale” sensibility. Bizarro Italian Cafe is now there with price points for entrees hovering around the $20 mark and opening in September is TOMO which will offer a $68 five-course menu, led by Brady Williams, the former head chef of the well known Canlis in Seattle. 

 

The new TOMO restaurant in White Center. Photo by Patrick Robinson

Not as expensive but still worth noting are the soon to open Roll Pod (Indian fast food), Boombox Bar (sandwiches and more with an 80’s vibe),  and long time area business Zippy’s Giant Burgers often cited as among the best in the region. Bok a Bok offers Korean Fried Chicken and Drunky Two Shoes has a White Center location for BBQ and it often offers live music. Phorale Way on Delridge Way has been delayed by the pandemic but should open this fall offering a TexMex/Korean BBQ fusion.

Not directly in the primary business district but also noteworthy are The Greenbridge Cafe on 8th Ave SW, Future Primitive Brewing on 13th SW who in the last two years added outdoor seating, and The Blu Grouse on 17th SW offering pub fare and cocktails. Still in the wings and likely so for another 18 months at least is the Unicorn White Center, a sprawling 24,000 square foot carnival themed restaurant, bar, entertainment and event space, also 17th SW.

 

The Unicorn White Center, which had been scheduled to open in 2021, had to be put on hold due to the pandemic. The 24,000 square foot restaurant/bar/event space, all carnvial-circus themed has likely been delayed until 2023. Photo by Patrick Robinson

 

Considered together with El Tiburon, Chemos, Patrick's Cafe, Viva Mexico, Tacqueria La Fondita, Carniceria El Paisano, Juan Colorado, Muy Macho, Jalisco, Mi Fondita Del Itsmo, Castillo's Supermarket, La Carreta, several food trucks,Tung Kee Mi Gia, Da Lat Quan, Gõ Seattle Grab & Go, Huong Xua, Pho 99, Pho White Center, Seattle Lotus Vegetarian Restaurant, Pho Thai, Pho Thu Thuy, Hung Long Market, and more the dining scene in White Center is vibrant and echoes the multi cultural influences of the area.

Housing

One of the biggest issues facing White Center and the entire greater Seattle area is housing. Not just affordability but availability.

The Park Terrace Apartments on 16th SW were built in 1969 and while there are no vacancies, the rent for similar apartments in the area is around $1300 for a 640 Sq.foot space. Photo by Patrick Robinson

 

According to RentCafe.com the current cost for an 846 Sq Ft. apartment in White Center is $1597. 2,055 or 35% of the households in White Center, WA are renter-occupied while 3,799 or 64% are owner-occupied. Seattle as a whole has an average rental rate of just over $2000 per month.

 

Materra at Greenbridge has 80 homes and prices start at $541,000. Photo by Patrick Robinson

 

While home ownership remains a distant dream for many White Center does have homes in a new development named Materra at Greenbridge, a few blocks east of White Center proper.  There are 80 units each having up to 4 bedrooms with square footage ranging from 1,757 to 2,267 sq. ft. Prices start from $541,554 and reach up to $664,900 for a 4-bedroom unit. 120 more are due to be open in 2022.

 

Altamura, now under construction will bring 107 new homes to the larger Greenbridge development in 2022. Photo by Patrick Robinson

 

In 1994 plans were developed for White Center (see the 185 page document here) which led to variety of improvements from transit to zoning that led to further changes taking place even now.

Mara Haveson of Compass Realty in West Seattle (and half of the ownership of STS Construction who are building apartments in the area) shared that White Center homes for sale are as of August 2021 selling for an average of $588,000 with the low at $280,000 and the high, over $1,000,000.

SEE THE WHITE CENTER AREA MARKET SURVEY HERE

SEE RECENT WHITE CENTER HOME LISTINGS HERE

 

 

 

The biggest new thing

The most recent wrinkle that may have the most significant impact is the recent hiring of a company called Framework whose work includes the “lid” over I-5, the Langley Second Street project , an arts and culture plan for SeaTac,  The 3rd Avenue Street Concept Design.

Clearly reflecting the early status of their involvement, Senior project manager Lesley Bain said, “Framework is a Seattle-based planning and design firm that has written design standards for communities including Seattle, Bainbridge Island, Sammamish and Sequim. They work with communities on both physical planning and cultural planning, with recent arts & culture plans for SeaTac,Tukwila and Olympia. They have built well-received pedestrian plazas in Lakewood and Langley.

We are just starting in on the project, but we see the North Highline Design Standards as an opportunity to have the community help guide the neighborhood's future. We will be studying the urban form and how people use their neighborhood, and how design standards can best align with community values. We are looking forward to a wide range of input and making the most of the project to support the community's vision for their future.”

 

Zoning and land use are central issues

White Center has what you might regard as an older, lower height style of architecture. The reasons for this are that in fact many of the buildings in the central business core were built well over 75 to 100 years ago. The were zoned for what was then a 30 foot height limit. That limit is still in force (see below) but may see some changes as new plans are being developed in the Subarea plan

The North Highline Subarea zoning map reveals some interesting aspects and the code that accompanies this zoning may be changed depending on the changes eventually adopted by the King County Council. 

 

This link will take you to King County Code 21A.38 which is a section where alternative development standards are identified.   Within this, there are alternative standards covering parts of 16th Ave SW (identified at the link above as Special District Overlay – economic development).  Among a number of provisions, it says for height:

3.  The building height limits of this title shall be waived, provided that the height limit within 50 feet of the perimeter of the overlay district shall be 30 feet.

In other words, notwithstanding other development regulations that may apply to development of a specific property, the buildings in the area identified below do not have a height limit unless they are within 50 feet of the edge of the area included in the overlay. 

What that means in effect is that the edges of the business district must remain (under current code, now being reconsidered) at a 30 foot height. In effect it gives the district a more approachable feel by keeping building heights lower at the edges.

If you visit https://gismaps.kingcounty.gov/iMap/  and click on parcels around 16^th Ave SW and SW 98^th, you can begin to see which are the affected parcels.

For example, in this “snip” for a parcel on the corner of 16^th Ave SW and SW 98^th, the ‘pop-up’ shows ‘Districts and Development Report’.  Clicking on that takes you to the second ‘snip’. Which identifies, (with a link), that the parcel is covered by the “SO-090” development conditions – which is the economic redevelopment development conditions.

This economic development special district overlay also includes design requirements.

The subarea plan public review draft, due out within the next couple of months, is reviewing development regulations in North Highline and so, depending on what action gets taken by Council next year, the building requirements could change.  But these are in place unless or until amended.

• King County selects Community Investment Committee members to guide $10 million investments in urban unincorporated areas
• Participatory Budgeting Project

 

King County has published an overview of the Subarea plan, online. 

 

North Highline (White Center) Subarea Plan Initial Proposal Overview 

A subarea plan is a detailed land use plan for a small, defined area. Subarea plans focus on land use issues such as zoning, longterm land use, and other topics related to how land is used in the area such as housing, commercial and industrial areas, and community character. 

Community outreach County planners attended more than 20 public meetings between July and October 2019 to share knowledge about land use and zoning and learn about the community’s values and priorities. 

Planners also received over 100 responses to a survey about land use (see below). Planners have developed draft concepts based on this engagement. 

 

Key community values 

• Diversity and inclusivity 

• Parks and green spaces 

• “Small-town” feel 

• Housing affordability 

• Supporting local small business community 

• Self-reliance and creativity Key community priorities 

• Housing affordability 

• More housing options 

• Sidewalks / pedestrian infrastructure 

• Preventing displacement 

• Protecting neighborhood character Housing – draft concepts 

• Increase housing options in primarily single-family neighborhoods near transit lines and commercial areas 

• Encourage new development to match the scale of the surrounding neighborhood 

• Encourage the construction of affordable housing units in the downtown core (16th Avenue SW) Commercial and industrial – draft concepts 

• Encourage walkable mixed-use (business and housing) buildings in commercial areas near 16th Avenue SW 

• Phase out industrial uses in White Center downtown core; encourage mixed-use development 

 

Additional considerations 

Changes in land use rules can result in a range of outcomes that can benefit some groups and place a burden on others. 

County planners are studying the potential effects of these changes and encourage the community to help identify additional topics to consider. Community’s role 

Planners will continue to work with the community to improve these initial proposals before releasing a full draft of the Plan in March. 

Public engagement will include public meetings and a survey at https://bit.ly/2Za2cZV. 

To sign up for e-mail updates and view other planning documents, visit http://kingcounty.gov/northhighlineplan

But what does a plan mean other than a guide to the way forward? Is it more than just cosmetics with planter boxes, light poles, painted curbs and design standards that any new construction must meet? 

The head of the team leading the development of the Subarea plan is John Taylor.

"The plan in and of itself is going to serve the purpose that all plans do, which is it's going to give you a, I believe, because the way we've approached it, a really clear articulation. of what it is, the community wants White Center to be. How they see white center. How they see it changing and what they want to see it change into from a landform perspective, from a land use perspective,' Taylor said. 

The planners won't be dictating to the community what they get. The plan is the product of an extended dialog with the community and then with the King County Council who will deal with directing resources to implement it.

"Bring the technocrats to the community and have the community have a dialogue with the technocrats and create better public policy. That's the goal of the Department of Public Community Services, and it isn't about banners. And it's not about benches, and it's not about painting things, it's actually about How do we bring more service with the limited resources that we have to a place in the right way at the right time for the people who really need it."

Taylor explained, "In the end, what we want to see happen in White Center is for White Center to have a plan that enables White Center to have prosperity without completely annihilating all the things that make White Center unique and special. 

The communities that live there, the traditional businesses that are there. The kind of the polyglot of people and cultures that are there. We've seen in Seattle. What happens when you upzone and pursue redevelopment without thinking about the unanticipated consequences of gentrification on communities."

How do you guide changes going forward?

"If you're going to build something new, you can access more density, but you do that by having more and more affordable housing embedded into the structure. So there's a mix of market rate and affordable you do it. By having displacement provisions in code. 

You do it by having programmatic things that enable Department of Community, Human Services, and other entities to give support to people and businesses that are already there. 

All of this is going to be forthcoming in the next couple of months, but we've been hard at it for the last year and there's a lot of really good thinking that's going into it."

What about buildings that have stood vacant for years?

"We have pretty limited code enforcement tools that we use ... if they are creating a public nuisance. If there are rodents or things like that, we can take code enforcement action against them. But we don't have the authority, and I don't think any jurisdiction has the authority to compel someone to undertake redevelopment." 

Taylor explained that since we are capitalistic, it's up to the property owners to sell, or develop the land or buildings. Changes made around them sometimes create an atmosphere of motivation and that's where a plan, guided by the wishes of the community can have the most effect. 

 

Demographics by the numbers provide a portrait

According to DataUSA, “In 2019, White Center, WA had a population of 15.8k people with a median age of 35.2 and a median household income of $58,704. Between 2018 and 2019 the population of White Center, WA declined from 15,852 to 15,834, a −0.114% decrease and its median household income grew from $51,898 to $58,704, a 13.1% increase.

The 5 largest ethnic groups in White Center, WA are White (Non-Hispanic) (39.1%), Asian (Non-Hispanic) (15.5%), Other (Hispanic) (13.4%), Black or African American (Non-Hispanic) (10.6%), and White (Hispanic) (6.57%).  83.1% of the residents in White Center, WA are U.S. citizens.

In 2019, the median property value in White Center, WA was $383,900, and the homeownership rate was 51%. Most people in White Center, WA drove alone to work, and the average commute time was 30.6 minutes. The average car ownership in White Center, WA was 2 cars per household.”

Across the nation new census data shows that we are becoming more diverse at a faster rate than predicted. Four in 10 Americans identify as a race other than white and this is happening largely among the youth, according to the the Brookings Institution. In many ways White Center is a leader in that sense.

 

Public Safety is a story unto itself

White Center has gone through many episodes of bust and boom. In the mid 1960’s the area was home to an array of family friendly businesses and showed community pride with very few empty storefronts, and a look and feel in the community of self awareness. Crime was at a level that was manageable.

The County has been transitioning to a new crime statistics system and as such the latest stats published online are from July of 2020. 

But according to the King County Sheriff’s office some more recent are available and say that, Aggravated Assaults on a pace to surpass the last two years with 44 already recorded in 2021.Yes homicides have doubled but from two to four. Intimidation crimes look to be on the rise and Simple Assaults are around the same. Vandalism is happening at a steady rate In better news the rate of commercial burglaries is down as is residential burglary. Shoplifting is way down and auto theft is declining.

Business owners however report that property crime remains high with vandalism, attempted break ins and other damage.

Crime is ranked on a scale of 1 (low crime) to 100 (high crime)

According to Bestplaces.com

King County violent crime is 13.0. (The US average is 22.7)

King County property crime is 43.3. (The US average is 35.4)

White Center violent crime is 18.5. (The US average is 22.7)

White Center property crime is 53.7. (The US average is 35.4)

 

The Lumberyard Bar, a mecca for LGBTQ patrons was burned in an arson fire on July 5. The fire also destroyed 7 other businesess who shared space in the building. Photo by Patrick Robinson

 

 

White Center Crime Stats
Crimes Against Persons	2019	2020	2021 Through 7/31
Aggravated Assault Offenses	70	50	44
Simple Assault	143	135	72
Intimidation Offenses	47	39	30
Homicide Offenses	2	2	4*
Human Trafficking Offenses	0	0	0
Kidnapping	2	0	2
Sex Offenses	19	16	5
Violation of NC/Protection Order	51	51	34
*Homicide offenses are only reported through June 2021 and do not include July 2021.
Crimes Against Property	2019	2020	2021 Through 7/31
Commercial Burglary	63	100	38
Residential Burglary	99	57	20
Fraud Offenses	46	132*	33
Vandalism	111	227	96
Shoplifting	55	41	7
Other Larceny	403	458	154
Auto Theft	294	259	103
Robbery	53	50	14
Other Crime Against Property	40	38	8

*Fraud offenses in 2020 are high due to the amount of unemployment fraud reporting. This was high stat was seen consistently throughout the entire county.

While no crimes or gun fire took place in or on the grounds of the Taradise Cafe, several shootings in White Center took place near there. The Cafe itself and owner Tara Scott deplored violence and did everything they could to prevent it, Scott said. Her untimely passing in July marked a change for White Center that no one expected. A huge turnout for her celebration of life proved the positive impact she had on the community. Photo by Patrick Robinson

 

Transit is a major factor

Transit into and out of White Center is a major factor in the area’s economic health of course and over time it has evolved. Public transportation provides people with mobility and access to employment, community resources, medical care, and recreational opportunities. Better bus service literally affects the quality of life in an area and White Center is no exception. Since it has existed across two major transportation routes from the beginning in Roxbury Street SW and 16th SW the mobility of residents and visitors has figured prominently in housing development, business investment and other areas such as public safety, cultural richness, and the diversity of the population.

 

The new sidewalks at Steve Cox Park are part of the new H Line Rapid Ride transit stop being built there. Photo by Patrick Robinson

 

The Rapid Ride H Line, launching in the fall of 2022 is replacing the current route 120. Route 120 was implemented in September 2004.  it will come more often and be more reliable than Route 120 is today. It will provide connections from neighborhoods in Burien, White Center, and West Seattle to downtown Seattle along Third Avenue and South Lake Union. RapidRide H Line will also provide needed connections to other bus service and Link light rail.

 

The Rapid Ride H Line which broke ground in White Center this summer will add more stops and increased frequency meaning getting to and from the area will be greatly improved. King County Metro graphic

 

SEE A VIDEO ABOUT THE H LINE HERE.

Service along the Ambaum-Delridge corridor has historically been provided by portions of four different routes, the 20, 135, 136 Local, and 136 Express. Ridership increased along Delridge Way Southwest and Ambaum Boulevard Southwest over the last five years according to Metro and they say that mprovements to service frequencies, hours of operation, and coach capacity have been persistent requests from riders.

Route 120 consolidated portions of the four routes listed above. Combined with other efficiencies, Route 120 has provided frequent service operating at least every 15 minutes in both directions along the Ambaum-Delridge corridor on weekdays until about 7:00 p.m. The proposal to create Route 120 received a high level of public support during the Winter 2004 public outreach, and was one of the service recommendations of the Ambaum-Delridge project sounding board.

The Westwood Village routing revision was implemented as part of the RapidRide C Line restructure in Fall 2012.   

The C Line RapidRide terminated at Westwood Village, along with routes 21 Local, 60, and 125. Revising Route 120 to serve Westwood Village provided access to a major shopping destination and two grocery stores for residents of the Delridge-Ambaum corridor, and allowed connections to be made with RapidRide and three other routes. 

Other transit speed and reliability projects for the Route 120 corridor consolidated bus stops in Spring 2012 and through 2013 including a number of facility improvements. 

 

The new Rapid Ride H Line stops will add lighting and be roughly every 1/3 mile with shelters and curb improvements. King County Metro graphic

The shape of the future

White Center, as it has in the past, is evolving in the way an edge community does, benefiting from the proximity to a large city in terms of customers, access to employment, and cultural richness, but struggling to deal with crime, urban blight, and a growing fear of a loss of identity.

The Subarea plan is the latest and to date the most ambitious effort to be inclusive of community voices, while coupling those ideas to the work of an independent design agency. The path forward looks organic, likely fitful but for the first time in a long time, promising.

 

What will White Center look like in a decade or two? The residents who have provided input to the process will be the first to know. Photo by Kevin Henry - Atomic Aerials