Can we please stop the “Downtown needs a grocery store before anyone will move there” nonsense?

I often have conversations with others about what it’s going to take to get people to live downtown. The discussion can range from housing to safety to transportation to affordability. But one of the more puzzling opinions I encounter is that people won’t live downtown unless there is a grocery store. Without this amenity, residential cannot take hold in Downtown Stockton, or so the argument goes.

I understand and respect these views, but I wholeheartedly disagree. While some may base their housing decisions on proximity to packaged foods and laundry detergent, the revitalization of Downtown Stockton is not predicated on the presence of a grocery store. It’s true that a large grocery store would certainly be a catalyst for downtown residential, but it’s definitely not a requirement. Based on their housing preferences over the last 20 years, Stocktonians have shown that it doesn’t really matter if they are close to a supermarket or not when it comes to choosing where to live. Let’s stop fooling ourselves into thinking that Stocktonians are so picky that we refuse to live anywhere without a grocery store.

Case in point, the lack of grocery stores has hardly impeded growth in newer Stockton developments elsewhere in the city. Largely recognized as Stockton’s ritziest neighborhood, Brookside has no grocery store. None. Yet homes in this area regularly sell for well above average, with some valued higher than one million dollars. Rents are far above average as well. Ten thousand people live in the Brookside census tract, and somehow they manage to survive without a grocery store. The nearest is the S-Mart on the other side of I-5 on March Lane. For some residents, the drive to this S-Mart is more than two and a half miles away. But when Brookside was built, I have a hard time believing anyone said no one would live there because there wasn’t a supermarket in close proximity.

Does Downtown Stockton need a grocery store?

Does Downtown Stockton need a grocery store?

An even better example lies in the area near Eight Mile Road where residents are not just marooned from a supermarket, they have almost no amenities to speak of whatsoever. The nearest grocery stores are on Hammer Lane (Raley’s) and the Wal-Mart Super Center as well as Target in Trinity Parkway. For many families, these two options are up to four or five miles away. As one family member once described to me, getting groceries from North Stockton feels like “going into town just to get milk.” But even that trek didn’t deter the roughly 22,000 people who decided to make North Stockton their home despite no grocery store in sight.

That brings us to downtown. While there is no grocery store squarely in the neighborhood, there are two within two miles: Food 4 Less in Eastland Plaza and S-Mart on Pacific and Alpine. In theory, that means a resident of Downtown Stockton is closer to a grocery store than most people who live in the Brookside or Spanos areas.

Yes, one of the points of living in an urban core is being able to walk to amenities and use your car less. It would be fantastic to have a grocery store downtown and hopefully one day we will get there. But a grocery store is not a requirement to downtown residential success, at least not initially. In other cities, the renewal of neighborhoods takes hold well before a national supermarket chain takes notice and decides to make an investment in the area.  The same will most likely be true of Stockton.

This brings me to another point: Downtown Stockton will succeed as a residential destination because it has historic character, waterfront views, a classic grid layout and an authentic sense of place. It’s a real urban core. We won’t get people to relocate to downtown simply by replicating the comforts of suburbia, such as a grocery store.

Supermarkets as we know them are an inherently suburban amenity. They take up around 30,000 square feet and require hundreds of parking spots (that go mostly unused), not to mention easy alley access to deliver food in a seamless and timely matter. All of these prerequisites make it hard for grocers to commit to dense, urban areas without a strong base of people living there first. Many downtown areas lack a grocery store anchoring their communities, yet they continue to thrive. Instead, things like public markets, food co-ops and farmers markets are what drive the cores of other cities.

In our case, I don’t think the absence of a grocery store is what’s holding downtown back. A grocery store would certainly make it a much more attractive destination, but we don’t need one to get the first wave of people to move into Downtown Stockton.

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Categories: Community Commentary

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

2 Comments on “Can we please stop the “Downtown needs a grocery store before anyone will move there” nonsense?”

  1. October 9, 2014 at 9:18 am #

    People also forget that there is the Saturday farmer’s market downtown – so at least a once a week place to get fresh quality produce.

    Seems like a quality bodega or corner store (one with produce and basic amenities, not just cigarettes and soda) would also fill many needs, perhaps better than a large supermarket. Without underground parking, where would one fit, anyway?

  2. Jon Seisa
    October 16, 2014 at 7:43 pm #

    Who wouldn’t want their grocery store to be mere steps away? But that’s truly an ideal. I fortunately live in a moderately dense urban/commercial neighborhood (here in East Long Beach, CA) that has recently opened (after a whole year of a dreary vacant structure) a splendidly snazzy “Smart & Final – Extra” market located a mere ½ block away. The convenience is a true godsend. It also has greatly enhanced our neighborhood, and encouraged the locals in walkability to the store where their visible presence on the streets adds more community awareness and most likely a deterrent for the criminally minded, due to the many eyes going to and fro into the evening. Immediately, safety seems greatly enhanced.

    But I understand that to get a grocer established in an area foremost requires numbers crunching above the desires of the local residents, and it’s also a bit like the “chicken and egg” scenario… amenities first vs. increased population first. Typically, the population density factor must be around 5,000 to 7,000 occupied residential units within 1 square mile in the location to insure and sustain the grocery store’s projected annual profit margins.

    Unfortunately, Central Stockton has averaged about a -10% to -20% population loss from the period of 2000 to 2010… this needs to radically change:

    Central Stockton needs to shift into urban infill development to attract population density, transforming the vacant and underused office structures into residential living, as well as developing new mid-density to high-density residential structures and towers in order to produce the vibrancy needed for the other community and daily amenities to follow, ie. an urban grocer.

    I think David’s excellent article from 2012 on Whole Foods is also a great compendium on this latest topic…

    June 12, 2012 | David A. Garcia
    “The anti Wal-Mart: How a Whole Foods in Stockton could increase economic development and revitalize neighborhoods”…





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