Oceanside's Measure Y, also known as the SOAR Initiative, has been defeated. With 100% of precincts reporting, 54% of Oceanside voters have rejected this initiative that would have "required voter approval of proposals to change land use designation or zoning in agricultural or open space land to any other use."

The Oceanside Chamber, along with local farmers, and City Council candidates, led the effort over several months to spread the word about the negative impact this measure would have on economic development and property rights. This past spring, the Chamber's Business and Community Political Action Committee commissioned an economic impact study on SOAR to highlight its threat to farming as well as a wide variety of opportunity costs this measure could pose. The report is still available at www.OceansideSOARStudy.com. 

On November 6th, Oceanside voters will have the opportunity to vote on a ballot measure that will impact our local economy for decades to come. Measure Y, more commonly referred to as the SOAR initiative, not only could have lasting economic impacts, but also would eliminate local farmland, encourage sprawling estate lot development in Oceanside’s backcountry, and make “ballot-box planning” land-use restrictions a reality in Oceanside.

Measure Y would require voter approval for any change in the zoning of land currently designated for agricultural or open space. This takes away property rights from farms by making it cost prohibitive for farmers to mount a political campaign, not to mention the cost to the city taxpayers to hold an election.

This past Spring, upon recognition of the potential detrimental effects of the measure, the Chamber commissioned Dr. Lynn Reaser of Point Loma Nazarene University to complete a study on the economic impact of Measure Y. The complete study is available for download at www.OceansideSoarStudy.com.

According to Reaser’s report, Measure Y will fail on its core promise of protecting public recreational lands and open space “because most open space used for parks and recreational activities is City-owned and already requires a vote of the people for any zoning change.”
Similarly, the claim that Measure Y will safeguard Oceanside farmland is false. In fact, Dr. Reaser’s study came to the opposite conclusion: “The Initiative will likely lead to the demise of active farms in Oceanside, with land either being left to go fallow or sold into large estates for the wealthy.”

According to Chamber CEO, Scott Ashton, “This measure is not about saving open space or farms. Measure Y is simply an affront to property rights. It benefits a small group of estate owners at the expense of our farmers and the rest of our community.”

Oceanside Farmers have deep concerns about the consequences of this measure. Neil Nagata, owner of Nagata Brothers Farms, Inc. in South Morro Hills, President of the San Diego Farm Bureau sees the initiative for what it truly is. “Measure Y doesn’t help agriculture, it hurts agriculture. Farmers must depend on land values as a significant part of how we borrow money to fund our farm. By stripping our property rights from us, [Measure] Y will actually hurt our ability to stay in business. Every burden that we add just makes it easier for foreign competition to move in and replace us. If farmers go bankrupt, we’d have to lay off employees, and the land won’t stay green. The decision would be to sell off 2 ½ acre lots or have the land be left as a blight to the area.”

Leaders in the agritourism arena also see the unintended consequences. Agritourism has proved a successful approach to tying tourism, dining and craft-driven business to local agriculture as a way to stimulate economic activity while sustaining farming.

According to Eric Larson, Executive Director of the San Diego County Farm Bureau, “Agritourism can only succeed with large numbers of visitors.  To accommodate the crowds there will need to be infrastructure improvements.  If the SOAR initiative prevents infrastructure improvements, there should be no expectation that agritourism will succeed.”

He added, “If you look at the two most successful examples of agritourism in San Diego County, Bates Nut Farm and the Flower Fields, neither would be allowed in Oceanside under the SOAR initiative.”

Reaser’s report goes into depth on a wide array of economic consequences that could result from this initiative. Some of the key takeaways from the report include…

Family Farms Potentially Becoming Exclusive Estates for the Wealthy

• The initiative would shut off avenues for farmers in Oceanside to remain viable at a time when they are being squeezed between rising labor, water, and financing costs and increasing competition from imports. 
• The Initiative would likely lead to the eventual demise of active farms in Oceanside, with land either being left to go fallow or sold into large estates for the wealthy.

Lost Opportunity for a Vibrant Agritourism Sector

• The Initiative would prevent the creation of a vibrant agritourism cluster in Oceanside, including a mix of wineries, lodging, restaurants, and small retailers. In contrast, it would be restricted to a few roadside farm stands.   
• Allowing development of a true agritourism cluster with additional housing on 1/6 (limited development) to 1/3 (moderate development) of the land currently zoned exclusively for agriculture would produce significantly greater economic gains than if current uses are frozen in place. These gains would include:   
  • About twice the number of jobs
  • $400 million in gross regional product (GRP) versus $150 million  
• By 2034, the area currently being farmed is likely to contribute nearly $0.5 million to the City’s potential deficit. In contrast, the City could see a surplus of $1.2 million annually from the area if it allowed very limited development and a $2.5 million surplus annually from the region if moderate development were allowed.

The report touches on several other consequences including widening wealth and income inequality, limitations on addressing housing shortages, and increased housing density in the remainder of Oceanside where it is already higher than the City of San Diego.
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According to Ashton, a no vote on Measure Y will preserve a wide variety of economic opportunities for Oceanside over the coming decades. “If Measure Y is defeated, it gives Oceanside flexibility in addressing issues such as workforce housing and the implementation of a thriving agritourism sector, while ensuring agriculture remains a vital part of Oceanside – as it has been for generations.”

​At its May 9th meeting, the Oceanside City Council voted in favor of the Fairfield Inn Hotel project, slated for Oceanside Blvd, just west of I-5. The project had originally been denied by the planning commission, but was supported in a 3-2 vote of the council, with Mayor Peter Weiss and councilmembers Jerry Kern and Jack Feller voting in favor of the project.

The 99-room hotel project, which is supported by the Chamber,  would provide an estimated $500,000 annually of additional TOT revenue to the City, along with the potential of increased sales tax revenue.  

On May 2nd, the Oceanside Chamber of Commerce Business and Community Political Action Committee (BACPAC) hosted a candidate forum for the 76th Assembly District, the seat currently held by Assemblymember Rocky Chavez.

The event was co-hosted by the MiraCosta College Associated Student Government (ASG), Vista Chamber of Commerce, Carlsbad Chamber, Encinitas Chamber and the Fallbrook Chamber and was sponsored by Genentech.

Six of the eight candidates were in attendance to answer a dozen questions posed from the business community, audience members and ASG members. The event video was produced by MiraCosta College and includes the complete forum.

The Oceanside Chamber of Commerce Votes to Oppose the SOAR Initiative ​
 Area business leaders site concerns with property rights, economic vitality
 
On February 20th, the Oceanside Chamber of Commerce Board of Directors unanimously voted to oppose the Save Open Space and Agricultural Resources initiative, known as S.O.A.R.
 
The proposed initiative would require a vote of the people of Oceanside for any request requiring a zone change to open space or agricultural property. This initiative destabilizes farmers’ rights, creates devastating community impacts, and denigrates the City Council. 

Based on recommendations of the Emerging Issues Committee, the Board of Directors of the Oceanside Chamber of Commerce considered the following ballot measures on November 8th ballot.  For those measures deemed to be business related, the following positions were adopted:

by Amber Ter-Vrugt

The following is a quick overview of some of the key issues facing Oceanside's business community, as discussed at the Chamber's October Emerging Issues Committee meeting. 
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Hot Topics! There’s a bunch…
Have you read your general election guide?! Confused? Emerging Issues took a deeper dive on a few of the propositions…
Prop 51: School Bonds, if this doesn’t pass, it will have a huge hit on school development across the state and will help Mira Costa if the Mira Costa bond passes.  Emerging Issues Committee made a recommendation to support it.
Prop 52: Critically important for Medical reimbursement for local health systems and hospitals. Emerging Issues Committee made a recommendation to support it.
Prep 53: Niche revenue bonds proposal for water infrastructure billing, Emerging Issues Committee made a recommendation to remain neutral.
Prop 54: Most important proposition on the ballot to revise legislative proceedings (NO MORE GUT AND AMEND or WORF)! Emerging Issues Committee made a recommendation to support it.

by Amber Ter-Vrugt

Hot Topics! There’s a bunch…
Brian Butler, Career Education Advisor discussed the California Career Pathways Trust Grant

• $13M came to San Diego County and is being divided amongst all San Diego school districts
• Oceanside developed and e-portal to help students develop the essential skills to be successful in the work place and they are looking to engage with the business community to help augment the program by providing speakers, internships and other relevant experiences for the student

Improving WIFI access in Oceanside, Jim Falanc from Southern Contracting

• Southern Contracting is finishing street light conversion to LED’s – Oceanside is the first city in the US to install digital lighting controls which creates a huge economic development opportunity for the city as the city is basically plumbed for city-wide Wi-Fi… the economic development impacts are endless

​by Amber Ter-Vrugt

Hot Topics! There’s a bunch…
Special presentation on dead bills from Chris Marsh, District Director, Senator Bates;

1. SB1140, died in committee but will be reconsidered…
2. SB1141, died in committee but will be reconsidered. The bill intended to create a pilot program that would allow for local control of roads / highways, basically disband CALTRANS.
3. SB1142, ADA reform bill that died would have assisted small business in defending themselves against predatory litigation, but fortunately, there is still movement to support businesses with predatory ADA litigation (example: SB269, AB54).
4. SB1248, died in committee but will be reconsidered. Would require CEQA litigators to be more transparent.
5. SB1251, died in committee but will be reconsidered. California Financial Transparency Act

​by Amber Ter-Vrugt

Hot Topics! There’s a bunch…
Brian Rupp, Shopoff Realty. Shopoff is developing a handful of projects in North County. In Oceanside they are working on;

• 38-unit town home project on PCH at Moore street in South O
• Park Villas at El Corazon is a proposal for 70 for sale town homes (down from 80), on 5 acres, and is an important piece of the city’s smart growth initiative being so close to the sprinter.  Part of the 465 acre specific plan includes an interest in retail / mixed use development.  After working with the city and the community, Shopoff revised their project, set back the town homes, added a proposal for signage and landscaping to screen the town homes ($2M in additional costs) and added commercial retail space. To accommodate the changes and still make the project pencil, Shopoff is asking for an additional 38 units. The emerging issues committee made a recommendation to the board of directors for the Oceanside Chamber to support the project and the addition of the 38 units.

by Marva Bledsoe, Business and Community Political Action Committee

At a recent meeting of the Oceanside Chamber of Commerce’s Emerging Issues Committee, Ray Major, an Economic Analyst for the San Diego Association of Governments (SANDAG) provided a status report from the San Diego Forward Regional Plan, including a review of TransNet projects.
What do we want our region to look like in 2050? Where will we live? How will we get around? How can we grow in a way that fuels our economy and preserves our environment, takes everyone’s needs into account, and still maintains our quality of life? San Diego Forward: The Regional Plan tackles these questions and provides a blueprint for a sustainable future for the San Diego region.  TransNet is the voter-approved half-cent sales tax administered by SANDAG.  To date, $3.3 billion in TransNet funds have been leveraged with more than $10 billion from federal, state, and local funding sources to deliver more than 650 projects throughout the San Diego region.

Tracey Bohlen, City of Oceanside Economic Development Manager
 
Two years ago, the five cities located along the Highway 78 corridor - Oceanside, Carlsbad, Escondido, San Marcos, and Vista - launched Innovate78.  Innovate 78 is an economic initiative designed to increase prosperity through collaboration. Under Innovate 78, the five cities pledged to work together to attract and retain business and to not undermine each other’s economic interests.
 
Innovate 78 grew from the realization that the five cities along the 78 Corridor have much in common and can benefit by collaborating to promote common business interests, whereas competing against each other could drive businesses, jobs and investment dollars away. 

A quick overview of what was covered in the Oceanside Chamber’s March 2016 Emerging Issues Committee Meeting.

By Amber Ter-Vrugt

Jennings – US Chamber – priorities for 2016!
The Transpacific Partnership, a free trade agreement with 11 other nations along the Pacific Rim, is the #1 priority for the US chamber! This will open up trade markets for the US that never existed before.
Other priorities include regulatory reform, tax reform, and combatting harmful legislation.
Regulatory Onslaught…63 federal agencies have 3,305 regulations at various stages of implementation
Two major regulatory rules that are coming down the pike…

1. The Overtime Rule increases the minimum salary threshold for exempt employees from $23,660 to $50,440… so basically a 113% increase, or you have to make those employees hourly employees. California is a little different; our baseline is a little higher than the Federal average, but this rule would still have a huge impact on businesses with full-time employees that make less than $50K!!
2. The Fiduciary Rule which will come on line in spring 2016 was intended to help keep the “bad-actors” out of the financial planning business, but it basically makes it tougher for investment advisors to do their job and opens up more opportunities for litigation which helps no one.

by Amber Ter-Vrugt
 
Texas Roadhouse coming to Oceanside!
Like steak? Like ribs? Like ice cold beer? Like Peanuts? If so, come June, you’re going to be a happy camper…. ! Pay attention to the old Spoons location … Texas Road house is scraping it and building a new restaurant.
 
Zero Waste in Oceanside… we’re on our way! What’s next? Single Use Bag Ban coming this year…
Want more information … January 25th the City will be hosting a business, sustainability and policy workshop at Privateer at 6pm… or, if you can’t make it, contact Colleen Foster at 760-435-5021 cfoster@ci.oceansde.ca.us
Interesting tidbits from Colleen…

• Today Oceanside is at a 77% recycling rate! That’s a direct result of businesses and schools getting involved!
• California generates about 19 million single use plastic bags!
• Single use plastic bags do not bio degrade.
• Single use bags are the 5th most commonly found littered item because of their lightweight makeup.
• Plastic bag materials are now being found in our food supply because marine life consumes plastic bags that make it into waterways. 
• What about ziplock bags? Those are not biodegradable, or recyclable… but they would not be part of an ordinance in Oceanside at this time
• Patio decking is the only area where single use bags can be reused / recycled, but that’s such a narrow market that only %5 of single use plastic bags are actually recycled and reused .
• 145 cities / counties have passed a single use plastic bag ban.

The City of Oceanside is committed to waste diversion and recycling. Through this commitment, the City of Oceanside passed a Zero Waste Strategic Resource Management Plan in June of 2012. The Zero Waste Plan has allowed the City to implement programs and provide resources to the community that has increased the City’s diversion rate from 58%-71% in less than 3 years.  The Zero Waste Plan also outlines the implementation of policies that will minimize the use of single-use shopping bags. In line with this zero waste goal, the City of Oceanside is currently considering a Single-Use Carryout Bag Ordinance in Oceanside, and will be hosting a series of educational presentations for the public and business community during the month of January.  

by Marva Bledsoe, Business and Community Political Action Committee

In partnership with a Senior Experience Team from California State University San Marcos, the Oceanside Chamber of Commerce has recently explored the relationship between educational institutions and the needs of the local business community.
 
The Chamber commissioned the three month project in order to gain new perspectives and insights on how to bridge the communication gap between educational institutions and businesses in Oceanside.  The goal of this project was to find out what local businesses have experienced with past and current employees and to analyze the traits these employees are lacking and that the business is looking for, and then to compare these needs to the type of education and training that educational institutions have provided to students or future employees.   
 
As a part of their research, the Senior Experience Team conducted a series of interviews and surveys with local businesses and educational institutions.  Based on their conclusions and recommendations, the Chamber will expand its programs to help solve the problems businesses are currently facing regarding new employees.

by Amber Ter-Vrugt
 
Interesting findings from the CSUSM Senior Experience Project for the Oceanside Chamber…
CSUSM students surveyed Oceanside businesses and found out interesting information; including but not limited to, employers in Oceanside feel that in many cases new employees are lacking soft skills and trainability, Oceanside employers typically search from within and take recommendations from current employees when looking to fill positions, and employers look for employees at job fairs and on job websites.  So, what does that mean? Why is there such a deficit in soft skills? The research findings give us a great basis to create programs to support our business community.
 
Concerned with vagrant and homeless issues in downtown?
The homeless shelter has opened downtown and there’s a great deal of work being done to create long-term solutions for the city. 

by Marva Bledsoe, Business and Community Political Action Committee
 
The Oceanside Chamber of Commerce has joined the growing list of businesses and healthcare providers supporting the Medi-Cal Funding and Accountability Act initiative.  Californians United is a coalition sponsoring this amendment to the existing Medi-Cal laws and focuses on closing loopholes and eliminating the Act’s current “sunset clause” scheduled for January 1, 2017.
 
In an impartial review by the Legislative Analyst’s Office supports the initiative.  That Office summarizes the fiscal effects of the measure as follows:  1)  State savings from increased revenues that offset state costs for children’s health coverage of around $500 million beginning in 2016-17 (half year savings) to over $1 billion annually by 2019-20, likely growing between 5 percent to 10 percent annually thereafter; and, 2)  Increased revenues to support state and local public hospitals of around $90 million beginning in 2016-17 (half-year) to $250 million annually by 2019-20, likely growing between 5 percent to 10 percent annually thereafter.

by Marva Bledsoe, Business and Community Political Action Committee
 
Our voices need to be heard!
 
The City of Oceanside’s General Plan Land Use Element is the primary source of long-range planning and policy direction used to guide growth and preserve the quality of life in the City.  This section of the Plan is critical as Oceanside looks to the future of development in our city.  However, the Land Use Element has not been amended since 1988.
 
These 28 year old Land Use planning guidelines are antiquated, cumbersome, ineffective and they do not reflect our present day needs.  In order to update this segment of the City’s General Plan, the City Council must allocate funding from the City budget to accomplish this important task.  While it may not be as appealing as other aspects of the budget, it is critical to the future development of our community. 

By Eric Robertson, MiraCosta College 

My name is Eric Robertson and I’m a Professor of Communication at MiraCosta College.  For the last 10 years I’ve been teaching in San Diego County, and during that time I have worked with thousands of Millennials.  These individuals have grown up with different circumstances than previous generations.  Recession, war, and technology have been some of the unique influences that shape their worldview.  Below are a few points to consider when thinking about this group.

by Marva Bledsoe, Business and Community Political Action Committee
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The City of Oceanside’s General Plan is the primary source of long-range planning and policy direction used to guide growth and preserve the quality of life in the City. Oceanside’s General Plan contains 10 elements many of which were adopted in the 1970’s while others were adopted more recently due to changes in State law or changes in the conditions affecting Oceanside. As our community grows and changes, the various elements will continue to be updated and amended to ensure that the guidance they provide for future growth within the community reflects the actual desires of the residents and businesses of Oceanside.

by Amber Ter-Vrugt

Concerned with economic development?
Today, Tracey Bohlen the Economic Development Manager discussed reviewing commercially zoned property in Oceanside to protect the economic climate in Oceanside. Tracey and the 11-member Economic Development Commission are concerned with the multitude of projects requesting general plan amendments.  They’d like to see smart growth in Oceanside and are looking to the council to consider general plan updates in land use and other development related components.

Bottom line, if you want to rezone commercially owned property to a residential use in Oceanside, better prepare a fiscal analysis.  And, if you’re concerned with the future growth strategy of the City, get involved.

The Emerging Issues committee wants the Chamber to have a seat on the economic development council. 

Congratulations to Chamber member Villa Storia on the approval of their development project by a 4 to 1 vote at the September 16th Oceanside City Council meeting!  Villa Storia is a new neighborhood project at Highway 76 and Mission Avenue near the San Luis Rey Mission. 

The development is located in the City’s Historic zone on 35 acres adjacent to the San Luis Rey Parish.  It includes detached single family residences, townhomes and 38 affordable housing units.  Villa Storia features bicycle and pedestrian connectivity and public open space which includes community gathering areas.