It's easy to exaggerate the economic effects of retail projects. Store developers like to boast about jobs created and projected spending and so forth. But retailing is the tail on the economic dog. Consumer spending pretty much is what it is, and a few more or less stores in a region won't change that. Stacy Mitchell of the Institute for Local Self-Reliance puts it well in her comments on the proposed Walmart and Lowe's project in Baltimore's Remington section.
First, it's important to note that retail development does not expand the amount of
economic activity in a given region. The amount of retail spending in the Baltimore area is
a function of the size of the population and their incomes. New retail development may
shift the location of spending, but it cannot increase the overall amount of spending.
The relevant geography for Baltimore policymakers, however, isn't necessarily the region. Baltimore has not shared equally in the region's prosperity in recent decades. The boom in Howard County, for example, has not helped Baltimore that much. One of City Council's top tasks should be pulling regional development back inside city borders. That's what the 25th Street Station project is supposed to be about.
A new Lowe's and a new Walmart in Remington won't increase regional retail sales or regional employment. They may, however, shift retail sales and employment back inside the city by attracting shoppers who now drive to big box stores in Baltimore County. I'd say that's a reason to OK the project, despite the generous tax breaks being offered.
Opponents including Mitchell may disagree, partly because Walmart's higher productivity may mean fewer jobs per sales dollar than in the stores it displaces. They also note correctly that some of those displaced stores and lost jobs will be in Baltimore. But as I've argued, the net effect on the city should be positive.
I couldn't find Mitchell's letter online, so I have reproduced it in full below.
Dear Baltimore City Council,
Thank you for this opportunity to submit testimony regarding the proposed rezoning to
accommodate the development of a Wal‐Mart and Lowe's as part of the 25th Street Station.
I am a senior researcher with the Institute for Local Self‐Reliance, a nonproKit research and
educational organization focused on sustainable and equitable community development.
My area of expertise is on the economic impacts of retail development. I have served as
advisor to numerous communities around the country, assisting them in evaluating impacts
and formulating policy.
The purpose of my testimony is to draw your attention to a number of serious flaws in the
study titled "The Community Economic and Workforce Development Impacts of The 25th
Street Station Mixed Use Development," submitted in support of the proposed rezoning, and
to urge you to obtain a comprehensive and independent economic analysis from a qualiKied
consultant before proceeding with this project.
First, it's important to note that retail development does not expand the amount of
economic activity in a given region. The amount of retail spending in the Baltimore area is
a function of the size of the population and their incomes. New retail development may
shift the location of spending, but it cannot increase the overall amount of spending.
A comprehensive analysis, therefore, must look at the net impacts: spending and job gains
at a new shopping center are invariably offset by spending and job losses elsewhere. This
study does not offer an estimate of net impacts and therefore does not provide the city with
an accurate picture of the employment impacts.
In addition to this fundamental problem, the study has numerous more specific flaws:
It states that the number of jobs created by the operation of the retail portion of the project
will be 703. This Kigure is based on average employment figures for retail operations as
provided by the International Council of Shopping Centers.
However, one of the key
characteristics of the large‐format retailers proposed is that they employ fewer workers
per unit of sales than other retailers competing in the same lines of goods. The average
Wal‐Mart store employs 360 people. The average Lowe's employs 140. A more accurate
estimate therefore is 500 jobs, not 703.
The study indicates that the retail stores in the project will do $57.5 million a year in sales.
It's unclear where this number comes from. The average Wal‐Mart of this size does $70
million a year in sales, while the average Lowe's does $28 million.
If the local market conditions are such that this project does post annual sales that are 41
percent lower than average for these two retailers, then one can expect that the number of
jobs created will likewise be 41 percent lower, or just under 300 jobs.
As noted earlier, this gain of 300 jobs is only half the picture. In order to estimate the net
employment impacts, one needs to analyze the likely sales impacts to existing businesses in
the neighborhood and the resulting job losses as these businesses either downsize or close.
This study does not provide the comprehensive market and economic impact analysis
needed to determine the net employment impact.
Given that the area around the proposed project has an overall retail spending surplus, it is
safe to assume that a significant share of the sales at the proposed development will come
at the expense of existing businesses within the neighborhood. This will produce job losses
in the neighborhood that offset some or all of the job gains.
A nationwide study conducted by economists at the University of California that analyzed
the impact of Wal‐Mart stores developed nationwide found that the job losses caused by a
new Wal‐Mart store exceed the gains by an average of 150 jobs.1 This is because, as stated
earlier, Wal‐Mart employs fewer workers per unit of sales than many of the retailers it
competes with.
(If the estimated sales of $57.6 is really closer to the national average of $98 million, then
the "bite" taken out of existing businesses in the neighborhood will be even greater.)
A recent study that examined the impact of the opening of a Wal‐Mart on the West Side of
Chicago in 2006 confirms that these type of developments often provide little or no net gain
in employment. The study by researchers at Loyola University found that the opening of
the new Wal‐Mart led to the closure of about one‐quarter of the businesses within a fourmile
radius. These closures eliminated the equivalent of 300 full‐time jobs, about as many
Wal‐Mart added to the area.2
In terms of grocery spending leakage, the study of the 25th Street Station project estimates
that 75% of the area's grocery needs are being met by retailers within a one‐mile radius. It
estimates a leakage of $16 million. But it greatly overestimates the amount of square
footage needed to meet this demand. It suggests the area can support 47,000 SF of new
grocery retail. But the average supermarket does $592 in sales per SF, meaning this gap can
support only 27,000 SF of grocery retail. Wal‐Mart will create about double that amount of
grocery space, which would likely lead to the vacancy of about 25,000 SF of existing grocery
retail elsewhere in the neighborhood and a similar level of job, tax, and economic losses.
A better solution to the grocery leakage woutl be the development of small supermarkets
that provide better job and wage beneKits to the neighborhood.
Thank you for the opportunity to submit this testimony.
Sincerely,
Stacy Mitchell
smitchell@ilsr.org
612-379-3815 x213
Institute for Local Self-Reliance
1 The Effects of Wal‐Mart on Local Labor Markets ‐ ‐ by David Neumark (University of
California‐Irvine), Junfu Zhang (Clark University), and Stephen Ciccarella (Cornell
University), IZA Paper No. 2545, Jan. 2007
2 The Impact of an Urban Wal‐Mart Store on Area Businesses ‐ by Julie Davis, David
Merriman, Lucia Samayoa, Brian Flanagan, Ron Baiman, and Joe Persky, published by the
Center for Urban Research and Learning Loyola University Chicago, December 2009.