The limits of density in Stockton

As you probably know, this site advocates for smart growth policies to help address the issues facing the city. A key aspect of smart growth is managing density, and on the surface, the city of Stockton has not planned very well in this regard. Specifically, Stockton has experienced an incredible proliferation of low density single family home development over recent years, which was one of the big reasons the city fell so hard when the housing bubble burst. But is Stockton really less dense the other cities? And is the solution a simple increase in density, cramming more people into tighter spaces?

When you look at it from a pure numbers standpoint, the Stockton area is actually pretty dense when compared to other metro areas. In 2002, Stockton ranked as the 10th most dense metropolitan statistical area (MSA) in the country, with about 4,218 people per square mile, ahead of areas like Chicago, Washington DC, and Denver. But using MSA’s is a bit misleading since Stockton’s MSA covers far fewer miles than the MSA’s of larger cities. However, when assessing just cities themselves, Stockton still ranks higher in density than anyone probably imagined. In 2011, the city of Stockton ranked as the 28th most dense city with a population over 250,000, averaging 4,730 residents per square mile, surpassing the density numbers of several major cities, including smart growth darling Portland, Oregon. These stats seem contradictory to many of the issues I have raised on this site. If Stockton is one of the worst offenders of sprawl, shouldn’t the city rank lower in terms of density?

Not necessarily, because density is just one characteristic of sprawl . Building strong communities involves many other factors outside of people per acre. Looking purely at density numbers overlooks critical aspects of smart growth as planning and building for higher densities alone cannot solve the issues facing the growth of Stockton.

As Kaid Benfield notes on his informative blog, sprawl is not identified by density alone. Many communities, including many in Stockton, exhibit high densities for the simple fact that almost all of the space is reserved for houses, many of which are squeezed on to tiny parcels to maximize home sales. Almost no parks, storefronts or office spaces are planned in these massive subdivisions. The result is development that does a great job of maximizing acreage for selling houses, but includes virtually no other amenities for miles. This may be “dense,” but it is still sprawl, and it is the wrong way to design a neighborhood.

Sensible planning and development includes not only higher densities, but close access to goods and services, greater street connectivity, and a variety of housing types. Without these other elements, a dense development is simply condensed sprawl. You may be cramming more houses per acre, but this high volume of residents remains isolated from the rest of the city and  must still rely heavily on their cars to do anything.

For example, take the Glen Oaks townhouses just off of Thornton, across the street from Bear Creek High School. Built by Kimball Hill Homes, this development is very dense in comparison to the subdivisions surrounding it, and contributes to a higher person per acre average. Some of these homes even appear to use alleys for parking, moving cars to the back, increasing curb appeal, which is a big deal for new urbanists such as myself. But despite these features, Glen Oaks still qualifies as sprawl for a number of reasons. There are no amenities for miles, meaning that all residents of this area must rely on their cars just as much as those who live in much larger houses. Moreover, the street pattern of Glen Oaks and the surrounding developments limits both car and pedestrian access to adjacent areas. If someone in Glen Oaks wants to visit a friend in the subdivision immediately to the west, the street design forces that person to walk or drive a much greater distance.

the Glen Oaks townhomes in North Stockton

Density does not help if the things you need for everyday life are still only accessible by car, which is the unquestioned way of life in Stockton. In North Stockton, if you have a craving for Starbucks, it will probably take a 30 minute round trip car ride to get your hands on a venti cappuccino. Likewise for getting to an ATM, grabbing a quick gallon of milk or going to the park.

The point is while subdivisions such as Glen Oaks contribute to higher densities, they are not necessarily better communities. While density is important to maximize the value of land, it doesn’t really work unless all the elements that make a neighborhood memorable are present. Greater street connectivity, proximity to retail and shopping, and a mixture of housing types are all key to creating better neighborhoods in Stockton. This kind of growth retains value better and creates a greater sense of place, something that is completely devoid in Stockton’s newer subdivisions. But while trends nationwide show consumers preferring better planned, walkable neighborhoods, real change won’t happen unless the city commits to planning better places for its citizens, both current and future.

Tags: , ,

Categories: Smart Growth

Author:David A. Garcia

David A. Garcia created SCL in March of 2012. Garcia is a Stockton native with a background in urban policy and planning, holding a Bachelor's Degree from UCLA as well as a Master's Degree in Public Policy from the Johns Hopkins Institute for Policy Studies. He currently serves as the Policy Director at the UC Berkeley Terner Center for Housing Innovation. David was also COO at Ten Space, a real estate development firm focused exclusively on Downtown Stockton, and continues to advise on their projects. Prior to that, he worked three years as a researcher/analyst for a Congressional research agency in Washington, DC. The views expressed on this site are entirely of the author's

3 Comments on “The limits of density in Stockton”

  1. November 8, 2012 at 1:50 pm #

    Sorry, David but you have no clue what you are talking about.

    Take your Glen Oaks example. How do you suggest attracting retail at the edge of the city? Don’t you understand that the master plan which Glen Oaks is part of is considered a 180 degree development since nothing exists north of 8 Mile Road? How could you ever attract neighborhood retail at the edge of the city?

    Staying on Glen Oaks again. Don’t you know that in walking distance from it at the corner of Davis and 8 Mile Rd. there is a retail zoned site for a grocery that is unable to attract a user? Why do you think is that? Do you think that zoning dictates where merchants would prefer to locate or actually business volumes?

    And what sort of amateur would ever attempt doing neighborhood retail without any study to back up the need for such development or its economics?

  2. Stockton City Limits
    November 8, 2012 at 5:16 pm #

    Dean, I respectfully disagree, I know exactly what I am talking about. The issue here is that, to you, “retail” is a large shopping center, or grocery store with a big parking lot. These types of retail centers do require large populations to draw from. When I say retail, I am referring more to local, neighborhood businesses, like a coffee shop, or corner convenience store, or dry cleaners, not a Target or Lowe’s. I am simply making the argument that better neighborhoods include amenities within walking distance, or at least a reasonable drive away. Glen Oaks (and really that entire Spanos east development for that matter) was just an example of a community that, while fairly dense, lacks easy access to goods and services. As far as the economics, neighborhood retail is done successfully in cities all around the country, no reason to think that our segmented land use is the only way Stockton can grow. Thanks.

    • November 9, 2012 at 2:28 pm #

      I will give you the answer on FB. You still don’t get what the real issue is.

Leave a Reply to Stockton City Limits Cancel reply

Fill in your details below or click an icon to log in: Logo

You are commenting using your account. Log Out /  Change )

Google photo

You are commenting using your Google account. Log Out /  Change )

Twitter picture

You are commenting using your Twitter account. Log Out /  Change )

Facebook photo

You are commenting using your Facebook account. Log Out /  Change )

Connecting to %s

%d bloggers like this: