Sunnyvale developments could result in food deserts

A Sunnyvale initiative aimed at developing walkable, interconnected neighborhoods faces potential setbacks as advocates worry that crucial retail services may be lost.

City officials have pinpointed seven aging shopping centers throughout the city—home to various grocery stores and restaurants—that are underused. The plan is to redevelop these sites, known as village centers, into mixed-use areas featuring housing alongside retail spaces like grocery stores, restaurants, or pharmacies.

Among these centers, the city is currently evaluating two proposals in North Sunnyvale: one for Lakewood Shopping Center and another for Fair Oaks Plaza. North Sunnyvale, historically an underserved, low-income area, raises concerns that the projects may not provide sufficient retail space to serve local residents.

Sunnyvale spokesperson Jennifer Garnett noted that city planners are still reviewing the proposals to ensure they meet development standards before they are presented to the Planning Commission for approval.

State legislation, specifically Senate Bill 330 from 2019, restricts the city’s ability to reject projects. While some advocates urge the city to implement strict design standards for these centers, state density bonus laws may permit developers to reduce or eliminate retail spaces.

Sunnyvale City Attorney Rebecca Moon highlighted the challenges: “The state has made it difficult for cities to deny housing applications. We are exploring all options to preserve retail and will pursue all legal avenues.”

Resident Peggy Shen Brewster expressed concern that losing retail could further marginalize the community. “It’s already a food desert, and losing three markets will make it worse,” Brewster told San José Spotlight. She also noted that the redevelopment would remove local restaurants, important as community gathering spots.

The proposals involve constructing townhomes: 62 units at 911 East Duane Ave. and 95 units, 16 accessory dwelling units, and approximately 36,605 square feet of commercial space at 1119 Lawrence Expressway.

New Wing Yuan Supermarket, a key grocery store in Lakewood Shopping Center, would close if the redevelopment is approved. 

In addition to the two pending proposals, the city has already approved redevelopment plans for two other locations: 166 and 102 E. Fremont Ave. and 877 W. Fremont Ave., both south of El Camino Real.

Councilmember Richard Mehlinger criticized the current zoning density of 18 units per acre as insufficient for supporting mixed-use developments. He suggested that increasing density might better accommodate retail spaces in future village centers.

While Mehlinger could not comment on the specific proposals due to their quasi-judicial status, he emphasized the need to consider them impartially. He noted that North Sunnyvale has long been underserved by amenities and that the village center proposal was meant to address this issue. “Instead, we risk losing the limited retail we currently have,” Mehlinger said.

The city is planning additional resources for North Sunnyvale, including a branch library. However, residents still travel significant distances for services like pharmaceuticals. Brewster, for example, travels two miles to her pharmacy on El Camino Real, while Gail Rubino, another North Sunnyvale resident, goes to a Walmart pharmacy in Santa Clara.

Rubino, a member of Livable Sunnyvale, expressed concerns about the impact of redevelopment on community spaces. She noted that older retail spaces, which are more affordable for small businesses, could be replaced by higher-rent spaces, making it difficult for local businesses to survive. “It’s not the same retailers in the same spaces; the rent will likely double or triple,” Rubino said. “It’s like redeveloping Murphy Avenue and losing all those restaurants.”