209 Business Journal - August 2021 by 209 Multimedia Publications

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AUGUST 2021

VOLUME 6 ■ ISSUE 8

IN PROFILE

CERES GATEWAY CENTER RARING TO GO

Main Street Antiques celebrates 25 years in downtown Turlock. PAGE 4

NEWS

Could the “Green Mile” be coming to Manteca? PAGE 8 JEFF BENZIGER/209 BUSINESS JOURNAL

Development of the Ceres Gateway Center is ready to get underway on the triangle-shaped property bordered by Highway 99, Service Road and Mitchell Road. To the north the Walmart Supercenter is being constructed. The property in the foreground is part of Sam Khacho’s 1.9acre SamBella Plaza which will be subdivided into six separate commercially zoned parcels with a storm drainage basin parcel at the southeast corner of Mitchell and Rhode Road.

Offsite improvements to begin soon on Mitchell BY JEFF BENZIGER 209 Business Journal

evelopment of the Mitchell Ranch Shopping Center at Service and Mitchell roads was stymied for 14 years because of a myriad of anti-Walmart lawsuit roadblocks. But with nothing standing in its way, the neighboring Ceres Gateway Center is ready to get underway after approval came last year. On July 26 the Ceres City Council approved the off-site improvements required before

work on the site itself can take place. The council also approved the shopping center’s final map on the triangle-shaped property bordered by Highway 99, Service Road and Mitchell Road. The developer is funding the cost of public improvements, such as a new traffic signal, engineering, inspection, fees and incidental expenses that are expected to cost $1.048 million. In the rare event that the work is not completed a letter of credit has been secured by the Ceres Gateway Center.

In-N-Out Burger, Chipotle, Panda Express and Circle K are among the businesses interested in the Ceres Gateway Center commercial project approved by the Planning Commission in February 2020. Genesis Family Enterprises won approval of a final map to subdivide the 13.65acre site into eight parcels for the construction of nine commercial buildings totaling 53,863 square feet, a convenience store with a gas station and carwash and an 85-foot high freestanding pylon sign.

The second phase of the project is planned to include a 64,000-square-foot hotel with 80 rooms and three junior anchors that could accommodate businesses sized equivalent to a Pier 1 Imports or TJ Maxx. “When this project is fully developed it’ll bring a significant amount of sales tax revenue in addition to eventual property tax revenue to the city,” said City Manager Tom Westbrook. He said last week’s action alSEE CERES, PAGE 9

209 BUSINESS JOURNAL

AUGUST 2021

IN PROFILE

New boutique brings fun, fashionable shopping experience BY TERESA HAMMOND 209 Business Journal

Traveling east or west on F Street, the newest addition to Oakdale’s downtown shopping is quite hard to miss. Nestled between Oakdale Dry Cleaners and Northern Lights, shoppers will be pleased to find Cotton and Sage. The shop is open from 10 a.m. to 5 p.m. Tuesday through Saturday. It’s a recently opened business whose name was come by after several days of kicking around options by co-owners: Lucy Lloyd, her daughter Ashley Cogburn and granddaughter Kaylee Cogburn. “The Cotton is for the clothing, the Sage is for home,” Ashley said. “It was a process,” Kaylee added of choosing the boutique name. “I think we just finally decided to throw words together and see what felt right.” “My dream had actually been to open my own store,” Lucy stated, sharing her prior experience of owning a small boutique space within a retail shop in Oakdale since 2017. Upon seeking the space at 226 E. F St., Lucy decided to approach Ashley and Kaylee with the proposal of being partners. While the idea and the dream were both fun and exciting, the trio would first be faced with some hard work and renovation before opening the downtown boutique. In late January the lease was signed and the gutting of the former antique resale shop began. Lucy shared she knew she wanted a raised ceiling to be featured in the space and so the drop ceiling tiles were removed. Thanks largely in part to Lucy’s husband, Ashley’s finance and a team of oth-

ers that helped with the stripping and renovation, a total of two large dumpsters were filed with debris. Once the debris was cleared and a blank canvas created, the trio solicited the help of Ashley’s longtime friend and interior designer Lena Muniz of Bend the Trend. What initially began as a consultation for design ideas, quickly developed into a partnership between the trio and Muniz whose home interior furnishings and accessories share equal space in the new boutique. Additionally they added

The Cotton is for the clothing, the Sage is for home. —Ashley Cogburn

Bronze Beauty Bar owned by former client Carly Keith in the rear portion of the space. The clothing boutique portion of the shop features clothing, shoes, hats, accessories; just enough of a little bit of something for both men and women. “I would say we are fresh and on trend,” Kaylee said of the shop space. “Since we do have all three of us at all different ages, since

PHOTO CONTRIBUTED

The team at the newly opened Cotton and Sage boutique includes: Lucy Lloyd, Tara, Kaylee and Ashley Cogburn. Tara, the youngest of the four, helps at the shop parttime, while Kaylee, Ashley and Lucy have opened as copartners

I know what my age group wears and same with them.” ‘We try to cater to different types of women, men, all ages, sizes and styles,” Ashley added. Veteran to the partnership Lucy noted a number of things which she finds important to operating a successful business. “I like the style that someone can come here in their 20’s or 30’s and somebody in their 60’s or 70’s and they all feel comfortable wearing that,” she said of the overall goal. “It’s just what is your personality, what makes you feel good, regardless of age.” Now just a few weeks following their mid-July opening, the mother, daughter, granddaughter team are excited, as well as

appreciative for the community support. “Oakdale is growing and I just feel that adding more (businesses), brings more people into the area to go shopping,” Lucy said. As the three women learn to transition from family to business partners, they’re also discovering their strengths as well as individual loves, by way of the business. Kaylee, the youngest of the partners, shared she loves being able to bring fashion items to the community which are trendy and stylish. Lucy loves the hats the shop offers, noting the finishing touch to a true style driven shopper. Ashley admitted to finding the space she finds most fun is the men’s section, namely the fun and funky sock col-

TERESA HAMMOND/209 BUSINESS JOURNAL

A little bit of everything to build or finish a stylish outfit can be found at the newly opened Cotton and Sage Boutique on East F Street in Oakdale.

lection the boutique offers. “My favorite is our sock collection,” Ashley shared, noting that it’s something she always enjoys shopping for when visiting coastal communities. “I wanted to bring that here. A lot of people love fun socks. They can be for men, women, whatever, just something fun. “I feel like there’s a price point for everybody,” she added. “We have pieces for somebody who wants to spend a little more on an item; we have pieces for somebody who’s working a part-time job, in high school. Then there’s the middle too. There’s something for everybody.”

The 12-week process of transformation of the space has proved to be rewarding, as well as appreciated as customers are finally able to step into the shop. And as they do, Lucy shared the feedback continues to be positive and encouraging. “We forget all the handwork we did in here, because it’s just so rewarding to hear that people are happy, which is our goal,” Lucy said. “Being able to hang out. It’s not like we’re working. It’s fun. We’re able to just hang out together,” Ashley concluded. “I feel like it’s more social, I look forward to seeing everybody.”

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209 BUSINESS JOURNAL

IN PROFILE

Angry Chickz opens on Mitchell to long lines

Growing hot chicken chain opens eatery in Ceres center BY JEFF BENZIGER 209 Business Journal

The reputation of Angry Chickz, a Nashville style fried chicken west coast phenomenon, has preceded its entry into Ceres. Long lines of customers have been mainstay in the Mitchell Road parking lot since its grand opening on Friday, July 9. Apparently a lot of folks are familiar with the small chain because of the next closest one in Fresno and a spicy fried chicken craze in the state. For now, you cannot try the food at 1778 Mitchell Road, Suite 206, without being patient. Sergio Zepeda and Traci Lovelady didn’t seem to mind spending 20 minutes in line before they reached the front door on Thursday afternoon. They wanted to see why the eatery has been so popular. “It seems like they just focus on hot chicken and keep it simple with the sides,” said Zepeda, who had never tried their product before. The couple didn’t seem to mind the 98-degree heat of the afternoon, with Sergio quipping, “I guess you have to fight fire with fire.” The restaurant is open 11 a.m. to 11 p.m. but customers have been reporting lines when they thought there would be none. The grand opening was a success, marked by giveaways and lots of food and one lucky winner taking home a big screen TV, but

JEFF BENZIGER/209 BUSINESS JOURNAL

Limited seating has been offered inside Angry Chickz restaurant on Mitchell Road.

did not happen without confusion. While a line of customers extended into the Walmart parking lot to the north, others were confused about the location since the chain announced in social media posts that the restaurant was opening in Modesto – not Ceres. The menu is simple and features chicken sliders and tenders cooked with no spice to light spice to

one so hot it’s labeled “Angry, Sign a Waiver.” It is cooked with ghost peppers and the Carolina reaper AKA the hottest pepper known to man. Other levels are labeled: Mild, light spice; Medium, perfect heat; Hot, feel the burn; and X-Hot, call 911. Sides sold include fries, mac and cheese, slaw and rice. The interior is simple with walls painted in

simple solid colors, one wall adorned with a comic woman with a speech bubble reading, “I like you but I love chicken.” The wall on the other side of the building reads in large letters: “money can’t buy you HAPPINESS but it can buy FRIED CHICKEN!” Tables seem scarce as the Valley hangs onto concerns about COVID-19 and social distancing.

Waiting for his food inside was Henry Amirah, a Fresno resident who commutes daily to his job at Furniture City in Modesto. He drove all the way from near the mall to get lunch. “First of all, it’s very clean,” said Amirah when asked why the eatery is popular. “Second of all, it’s not oily like the oil you feel like you’ve cooked at the house. Third, it’s unique.

It just reminds people of the original days of good chicken sandwiches.” Angry Chickz, which sports a company logo of a chicken dabbing, was founded in East Hollywood in 2019. Aside from Ceres, locations are in Fresno, San Jose, Sacramento, Citrus Heights, Visalia, Bakersfield, Van Nuys, Glendale, Hollywood, Oceanside and Las Vegas.

209 BUSINESS JOURNAL

AUGUST 2021

IN PROFILE

Main‌ ‌Street‌ ‌Antiques‌ ‌celebrates‌ ‌25‌ ‌years‌ ‌in‌ ‌downtown‌ ‌Turlock‌‌ BY ANGELINA MARTIN 209 Business Journal

Many businesses have come and gone in downtown Turlock over the last quarter of a century, but one that has remained a constant is Main Street Antiques. The retail treasure chest known to the community and visitors alike celebrated its 25th anniversary Friday complete with cupcakes, charcuterie and champagne. The store was opened by Richard Soderquist and Lori Smith in 1996 and has since served as a haven for antique collectors, enthusiasts and vendors alike thanks to its various spaces selling all sorts of unique items. In 2015, Soderquist sold the store to Smith and longtime vendor Jennifer Jensen and the pair have continued the shop’s legacy in the years since. Sadly, Soderquist passed away prior to the store’s 20th anniversary in 2016. Smith and Jensen have always loved antiques, and their passion for Main Street Antiques’ merchandise shows through its success. The store has survived a downtown revitalization (with plenty of construction), a recession and most recently a global pandemic over the past 25 years, and Friday’s celebration was meant to celebrate not only an important anniversary,

ANGELINA MARTIN/209 BUSINESS JOURNAL

Modesto resident Ralph Baldwin has been shopping at Main Street Antiques for 20 years.

but the customers who helped get them there. “Our customers are why we’re here,” Jensen said. “They’ve continued to support us year after year, through everything.” Jensen and Smith credit the shop’s longevity to not only the customers, but their employees and vendors as well. Turlock resident Faith Eskue has been an antique vendor at the shop for 20 years, she said, and has seen countless customers — and selling strategies — come and go. The rise of social media has forced vendors to compete with online sellers who may offer the same items as them, but one thing that has remained constant is

Main Street Antiques atmosphere. “Everyone here is so friendly,” Eskue said. “When you come here, it feels like home.” Smith and Jensen said the items they sell most frequently have changed over the years as well; Victorian furniture was popular 25 years ago, but now midcentury modern is all the rage. Vendors like Eskue have remained throughout the years, however, as well as the shop’s coin collector Lee Henderson, who joined the store in 2001. The store is a reflection of the downtown community, with friendships and even business relationships forged throughout

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ANGELINA MARTIN/209 BUSINESS JOURNAL

Main Street Antiques owners Lori Smith and Jennifer Jensen celebrated the 25th anniversary of the longtime downtown shop.

the years. “It’s really grown into something,” Smith said. “We’re all supporting each other and we wall want the downtown to succeed. That’s not to say we don’t have our differences, but we can always get past that and work together.” Main Street Antiques and the rest of the downtown core attract customers from all over the Central Valley, Jensen said, with customers coming from Manteca, Ripon, Escalon and more to shop. Modesto resident Ralph

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community isn’t lost on them. As one of the oldest retail stores on Main Street, they’re hopeful that another 25 years will come just as easily. “We’ve been a fixture of downtown for so long, and that’s pretty awesome,” Jensen said. “It’s funny because when you walk in here every day you don’t think about it, but then it really hits you.” “I told myself years ago that if it stopped being fun, I wasn’t going to do it anymore,” Smith said. “Here I am 25 years later.”

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Baldwin has been driving to Turlock for the past 20 years to shop at Main Street Antiques, he said, and has developed a friendship with Smith and Jensen. “They have a turnaround of merchandise so that you don’t see the same stuff in the same place every time like other stores,” Baldwin said. “Plus, everyone is so friendly.” It’s these friendships that have made the years of hard work worth it for the antiquing pair, and the shop’s meaning to the

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Raising Cane’s joins Manteca chicken avenue BY DENNIS WYATT 209 Business Journal

If you want chicken, Yosemite Avenue in Manteca is the place to go. That’s because when Raising Cane’s opened its first Northern California location Aug. 9, in the 1300 block of East Yosemite sandwiched between Manteca Bowl and The Habit the city’s main east-west arterial will be home to five chicken places. That includes Kentucky Fried Chicken two doors down, Chick-fil-A a block away, El Pollo Loco east of Highway 99 and Popeye’s Chicken on West Yosemite. Raising Cane’ Chicken Fingers isn’t Chick-fil-A. Besides the fact Raising Cane’s essentially serves just chicken fingers including in their sandwich combo they don’t keep the same hours. Chick-fil-A opens at 8 a.m. and Raising Cane’s opens at 9 a.m. But when it comes to closing, Chick-fil-A rolls up the sidewalks at 10 p.m. while Raising Cane’s stays open until 2 a.m. Sunday through Wednesday and until 3:30 a.m. Thursday through Saturday. And if you get a hankering for chicken on a Sun-

day Raising Cane’s is open and Chick-fil-A is not. Chick-fil-A is named after what you are eating. Raising Cane’s is named after founder Todd Grave’s original dog, a yellow Labrador whose larger-than-life image adorns an exterior wall of the location built on the site of Manteca’s original McDonald’s. Company representatives during the city approval process said they have one of the fastest order turn arounds in the business for drive-thru customers with orders finished within 2½ minutes of being placed. Given their limited menu it is easy to see how they do it. Excluding drinks, Raising Cane’s features 14 menu options including extras. Chick-fil-A sans drinks offers 39 items. You can get chicken 10 different ways at Chick-fil-A and only one way at Raising Cane’s. Chick-fil-A offers seven dipping sauces and Raising Cane’s just one. The most unique item(s) for a fast food restaurant on the Chick-fil-A menu might just be the side options of chicken noodle soup or kale crunch while for Raising Cane’s it’s the

option of either organic milk or organic apple juice that comes with the Kid’s Combo. Raising Cane’s 3,247-square-foot building features a double kitchen with a drive-thru lane and a covered 1,194-squarefoot outdoor dining patio. Raising Cane’s has a 17car queue for the drive thru window. They do what the Manteca In-and-Out Burger as well as Dutch Bro. Coffee on West Yosemite next door to Cabral Motors employs during peak periods. They have extra personnel serving as remote order takers working the line of cars to make sure the “fast” is emphasized in fast food. Manteca is Raising Cane’s first foray into Northern California with others soon to follow. The closest locations are in Reno and south of the Tehachapi Mountains in Southern California. Manteca is the chain’s 44th store in the Golden State. Raising Cane’s has hired more than 180 crew members. They are still seeking individuals to join its Manteca Crew. Interested candidates should apply at WorkAtCanes.com. Ap-

plicants will be contacted to set up an interview after applying. To build interest in their opening the Raising Cane’s food truck made the rounds in Manteca donating food to 10 organizations and 3,100 families serving around 10,000 chicken fingers.

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209 BUSINESS JOURNAL

AUGUST 2021

NEWS

10 lessons in leadership from Olympic medalist Ali Cox Turlock business owner Ali Cox was part of the U.S. Women’s Rowing team that earned a silver medal at the 2004 Athens Games (Photo contributed).

BY ALI COX

Special to the 209 Business Journal

Every four (or in this case, five) years, my past as an Olympian comes roaring back — and I’m always thrilled! I competed on the U.S. Women’s 8+ boat in rowing at the 2004 Athens Games, earning a silver medal and breaking a 20-year-long winless streak in the boat class. (Fun fact: The Women’s 8+ boat has created a dynasty by winning a gold medal at every single Olympics since our race in 2004.) Now that I’m 17 (gasp!) years past my athletic prime, I’m able to reflect on what the Olympics taught me. Not surprisingly, reaching that level of international competition has informed the way I lead. Here are just a few of the many leadership les-

sons I now apply to my life as a founder and CEO of AC&C Marketing. Competition is fuel. I thrive on competition. Without question, the fiercer the competition, the better I’ll perform. These days, I’m my stiffest competition – oh, and the clock. Joy is winning big as a team. Yes, I’m a self-starter, but I get more energy and more pride from a team win. Would I rather win big individually or win huge together? I’ll take huge in sports or business any day. Look for the calmness. Before launching for a race, I would always find a quiet spot to collect my thoughts and do a mental racewalkthrough. Seventeen years later, I have a similar experience before making big business decisions or closing deals. In both sce-

narios, I can feel the nerves turn to focused, productive energy. Welcome the nerves. If I’m not nervous, then I’m not at my best (and likely bored). If you’re somebody who shuts down when the pressure is on, then likely competitive sports or business, in general, won’t be a good fit. For me, it’s the only way to live. Pick your battles. Every day cannot be flat-out if you want to win big when it counts. As a racer and CEO, remaining consistently excellent is critical, however, it’s also important to strategically pick when to unleash the beast! I’ve learned when it’s time for me to lead with gusto and when it’s time for me to listen and empower my teammates to take the lead. Ego is not confidence

and confidence is not ego. The biggest egos fall or give up the quickest when the pressure is on. A person with a humble, checked ego wins races because they’ll put the team goal before their pride. Same at work. Scrappy team players who have the audacity to commit, resourcefulness to ask for help, and confidence in their ideas will succeed. Persevere relentlessly. Success in business and sports mean enduring a lot of loss. Losses mean that you’re pushing yourself outside of your comfort level. If you stay in the safe zone and simply pursue easy wins, you’ll never make it to the big time. Losers inevitably become champions! Details matter. In the Olympics, regardless of the

sport, one sloppy bobble is the difference between winning and losing. It’s the same in business. How do you eliminate the bobbles? You practice. What do you practice? The details. The details always matter, and it’s always worth taking extra steps to achieve the highest quality. It takes a village. In rowing, we were supported by coaches and every type of therapist: physical, mental, massage, you name it. In my marketing business, I’m supported by my leadership team, strategists, developers, planners, designers, and more. In both cases, my family and army of friends were and are critical for success. Embrace the village to win big (and perhaps go back and read my point about winning as a team).

Grit and guts (and vulnerability) are a requirement. Dreaming is easy, but (re)committing day in and day out when it’s hot, cold, hard, or painful is the hard part. With a little luck, only the strongest will accomplish their dreams. This is how I feel about building, scaling, and leading our AC&C Marketing team. As with the Olympics, digging deep is required. Here’s a link to our race if you would like to check it out for yourself: https ://olympics.com/ tokyo-2020/en/news/ videos/women-s-rowingeights-athens-2004-greatolympic-moments. My phenomenal teammates and I are in lane 3. I’m the fourth woman from the back of the boat. GO USA!

Dignity Health taking over management of SJ Hospital BY JASON CAMPBELL 209 Business Journal

The San Joaquin County Board of Supervisors has reached a preliminary agreement with CommonSpirit Health – the parent company of Dignity Health – to begin the negotiations to enter into a long-term affiliation with Dignity Health over the management and operation of the San Joaquin General Hospital in French Camp. The move, which would be finalized in the next 6 to 9 months, would hand over elements of control of the hospital – which has been under the control of San Joaquin County since its founding in 1857 – to

the nonprofit health system. “San Joaquin County is pleased to announce this partnership with Dignity Health that will allow San Joaquin General Hospital to remain viable as a provider of cost-effective quality health care,” San Joaquin County Board of Supervisors Chairman Tom Patti said in a statement announcing the move. “Due to the pandemic and a variety of other fiscal considerations, SJGH will require access to clinical, operational, educational, and financial assistance that could only be provided by entering into an agreement with

an established, successful health care system. “We believe this affiliation will be significantly beneficial to all parties, but especially to patients and staff at SJGH by providing a more financially-secure hospital setting which offers more sustainable care over the long term.” The Board of Supervisors authorized county staff to enter into a non-binding Letter of Intent with the company, and the LOI was signed at the end of May – signifying the intent of the county and the nonprofit health system to enter into a long-term partnership. As a part of those negotiations, both entities will

investigate whether keeping the “designated public hospital” designation is in the long-term best interests of the patients and the parties with a stake in the operation of the facility. San Joaquin General Hospital is the only “designated public hospital” in the Northern San Joaquin Valley, and only one of two still operating in the San Joaquin Valley as a whole – the other being Kern Medical Center in Bakersfield. While the letter of intent doesn’t specifically spell out what will happen to the rank-and-file employees at the facility, the letter does spell out that CommonSpirt Health may take

over hospital management and the executive leadership of the French Camp facility – including using CSH employees in the role of the chief executive officer, chief financial officer, chief nursing officer, chief operating officer, and chief medical officer. The San Joaquin General Hospital is San Joaquin County’s lone designated trauma center, and approximately 65 percent of those who use the services provided by the facility and its affiliated clinics receive assistance from either Medicare or MediCal. “This agreement between San Joaquin Gen-

eral Hospital and Dignity Health represents the alignment of two exceptional organizations with mutual missions of serving vulnerable populations while maintaining and enhancing access to care and improving the health of the communities we serve,” Donald Wiley, the President and CEO of Dignity Health’s St. Joseph’s Medical Center, said in a statement. “We look forward to working together and forming lasting relationships with the San Joaquin County community to make a difference in peoples’ lives.”

209 209BUSINESS BUSINESS JOURNAL JOURNAL

OPINION

Vol. 6 No. 8 ■ August 2021 PUBLISHER Hank Vander Veen

With the new day comes new strength and new thoughts.

EDITOR Sabra Stafford

NEWSROOM Jason Campbell Jeff Benziger Dennis D. Cruz Kristina Hacker Teresa Hammond Angelina Martin Virginia Still Dennis Wyatt

—Eleanor Roosevelt

CREATIVE DIRECTOR Harold L. George

GRAPHIC DESIGNER Sharon Hoffman

SALES & MARKETING Chris Castro Beth Flanagan Karen Olsen Corey Rogers Melody Wann Charles Webber Kyle Souza

DIGITAL

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To advertise in 209 Business Journal, call Manteca • 209.249.3500 Oakdale • 209.847.3021 Turlock • 209.634.9141 Newman • 209.862.2222 209 Business Journal is published monthly 122 S. Third Ave • Oakdale, CA 95361 Information: sstafford@209magazine.com 209businessjournal.com The Oakdale Leader USPS No 178-680 Is published weekly by 209 Multimedia, 122 S. Third Ave. Oakdale, Ca 95361 ©Copyright 2021. 209 Business Journal All rights reserved. Reproduction in whole or in part of any text, photograph or illustration without written permission from the publisher of 209 Business Journal is strictly prohibited. The opinions expressed in 209 Business Journal are those of the authors and do not necessarily reflect the view of 209 Business Journal management or owner. 209 Business Journal assumes no responsibility and makes no recommendation for claims made by advertisers and shall not be liable for any damages incurred.

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Fourteen rules for billing clients A couple of weeks ago, I wrote a column with “25 Rules for Better, Happier Clients.” I frankly thought it was just common sense, but I have received a torrent of emails from readers saying this column has changed the way they do business. One typical response: “I have printed out your column, reduced it to the size of a Post-it note, and I am having copies laminated so I can keep them on my computer, in my wallet and on my bedside table.” People seem to like list columns, so here’s another one, but this time one focuses on tips and advice for billing clients so you can keep the number of deadbeats to a minimum. NO. 1: Bill early and often. Clients are more likely to pay frequent, small bills than a single, massive one when the job is done. If you send your bills out late, your customers will pay late. Set aside one day a month (the fifteenth, the last Monday of the month, whatever works), type up your invoices and email them out promptly. When you finish a big job for a client, send them the invoice right away while their memories of all your hard work are fresh. NO. 2: Always, always, get some money upfront. Once you’ve done the work for a client, you can’t take it back. Getting an upfront retainer fee sends the

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client a strong message that “this is someone who must be treated with respect.” NO. 3: Make sure your client knows exactly when payment is due. Your client contract should state clearly that “payment is due within X days following the invoice date.” Payments that are due “when the project is completed” or (worse) “when the client accepts the work” are open invitations to a fee dispute. NO. 4: Make sure your contract allows you to charge interest on overdue fees. Believe it or not, in most states it’s illegal to charge interest on an invoice without warning the client first. The penalty rate should hurt: 1% or 1.5% a month is typical. NO. 5: Flat fees should always be at least 125% of what the bill would be if you charged by the hour. Don’t give your clients a discount when charging a flat fee. You are taking a risk that the job will take longer than expected, so build in some padding. Make it “nonrefundable” if you can. NO. 6: Small or discounted fees should always be payable in advance. When charging a discounted or courtesy fee,

you shouldn’t wait to get paid. That’s adding insult to injury. NO. 7: Never charge a flat fee if you are not in control of your time. I never charge a flat fee when negotiating a document with another lawyer or when the timing of a transaction depends on circumstances beyond my control. That’s always an hourly fee, with perhaps a nonbinding estimate of time based on prior experience. NO. 8: Bill the most amount of time on the activity(ies) clients find most distasteful. My clients hate drafting contracts; it’s a boring, tedious and frankly scary job (these suckers have to be letter perfect). So, when I bill a client, I allocate the maximum amount of time to, guess what? Drafting contracts. NO. 9: NEVER, EVER, EVER SEND A CLIENT A BILL THEY ARE NOT EXPECTING!!!!!!!!!! The surest way to get a client to hate you is to send them a bill they are not expecting. If your fee quote was $1,000, do not send a bill for $2,000 without calling the client first and working through the time spent with them. NO. 10: Never send a bill on a Friday. Especially the Friday before a long holiday weekend. If you do, it will likely be forgotten or “prioritized”. Mondays are best for billing, especially late mornings when the clients are awake, refreshed and focused on their

businesses. NO. 11: Always send detailed bills. Never send a bill that just says: “For services rendered ... $XXX.” Those always get questioned. Show the client exactly what you did and when, and they are less likely to question the amount. NO. 12: If you did spend too much time on a project, give the client a “courtesy” reduction and show it on the invoice. This is a real ninja trick. Bill the entire amount for the work you did, but then give the client a “courtesy reduction” in the bill itself. A client who feels you were “spinning your wheels” is less likely to ask for a further reduction in your fee if you offer one up front. NO. 13: When a client stops paying, stop working! Big accounts receivable almost always start out as small ones that get out of hand. When you realize you’ve dug yourself into a hole with a client, stop digging. If your professional rules of ethics require you to keep working, get a HUGE upfront payment from the client to protect yourself. NO. 14: When a client stops paying twice, get a “lump sum” settlement and terminate the contract. “Fool me once, shame on you; fool me twice, shame on me.” Your time is too valuable to deal with chronic deadbeats. Squeeze as much money as you can out of this loser, write off the rest and move on to a better client.

209 BUSINESS JOURNAL

AUGUST 2021

NEWS

MANTECA SEES ‘GREEN MILE’ AS STOREFRONT POT MODEL Profitable & basically problem free endeavor in Port Hueneme provides framework for city BY DENNIS WYATT

ness license based on $2.5 million in annual gross reManteca’s elected lead- ceipts, $201 certificate of ers are expected to decide occupancy, and $10,000 later this year whether they for an annual audit and rewill allow storefront mari- view. juana sales. City staff is developing PORT HUENEME MANDATES: an ordinance that could *There are no after-hour potentially allow such sales gatherings such as social based on input from five functions or events before community workshops as opening or after close of well as researching cities business. Exceptions inthat have “done it right.” clude sanctioned employOne such city is Port Hue- ee meetings, inventory, or neme in Ventura County. pre-approved tours and Manteca was supplied inspections. with a presentation by that *Regular employees are city’s police department on required to wear uniforms the fiscal and environmen- that are distinguishable tal impacts of medicinal from the public. This aland adult use cannabis in lows officers to readily Port Hueneme. identify employees during Port Hueneme — a any type of critical incident coastal city slightly larger or inspection. than Ripon with a popula*No employee shall be tion of 21,544 — has 7 retail under the influence of almarijuana storefronts, 6 cohol while on the premdelivery operations, a cul- ises. No employees shall tivation operation, and 2 be under the influence of microbusinesses. marijuana as to cause noThose storefront opera- ticeable impairment. Such tions front – or are just off impairment will be evaluof — a 5,280-foot stretch ated by a law enforcement of Channel Boulevard and drug recognition expert. another two with a block *Security guards shall hence “The Green Mile” be in uniform and readreference. ily identifiable. No security They have a 14 section guard shall be operating in application process that an “undercover” capacity touches on site control, without prior notification physical plan and layout, to law enforcement. All sebusiness operations, quali- curity personnel shall be in fication statement, safety possession of a state manplan, security plan, appli- dated guard card and relcants’ credentials and re- evant endorsements. sume, product safety and *Employees and customhandling, neighborhood ers in the business shall compatibility, community take off all sunglasses, hat benefits, financial consid- wear, hoodies, or any type eration, business acumen, of identification intrusion and a background check. while in the business. ExA typical application ceptions include religious costs $30,000 with roughly headwear and patients $12,325 of that being reoc- undergoing special treatcurring annual fees. ments which require a There is a $10,000 appli- head dress. cation deposit, $445 owner *A high definition video background check, $4,411 security system will be reconditional use permit motely accessible by the fee. $2,365 annual busi- Chief of Police or his des209 Business Journal

PHOTO CONTRIBUTED

One of the seven marijuana dispensaries in Port Hueneme.

ignee at all times. At no time shall the business be open if the security system is down regardless of the presence of armed security guards. *If a persistent odor exists which extends beyond the boundaries of the business, the store has 24 hours to remedy the violation. After 24 hours, the location will be closed until the problem is fixed. *All first floor glass windows and doors need to be fortified with “bullet proof/ break resistant glass” or shuttered with roll down doors during non-business hours, Bollards, planters or steel posts shall be placed in front of entry doors to prevent vehicle “smash and grabs”. *”No loitering or soliciting” signs delineating state penal codes and city

ordinances will be clearly displayed in and around premises including parking lots. *Power outages will result in temporary closure of the business until all systems including security cameras and alarm systems are back on-line. *All personnel will be “live-scanned” and undergo a thorough background investigation by the police department. Employees will not be authorized to work until an approval letter and badge has been issued by the police department. *All personnel must complete a “Responsible Cannabis Server” certification course within six months of employment. The Port Hueneme Police Department recommends cities:

*Place a cap on the number of cannabis businesses they plan to allow to open. *Assign an individual to take ownership of the cannabis process. *Must make sure the police department is a key stakeholder and actively involved. *Customize a cannabis plan that meets the needs of their community. Disqualifications for ownership and works include a violent or serious felony conviction or convictions involving drug trafficking, fraud, deceit, or embezzlement. There are 251 dispensary employees involved in strictly storefront operations. They had an average pay of $18 an hour and $38,000 a year. The storefronts had 2,200 customers per day in July

2020 or 66,000 customers per month. Of those customers 35 percent were between the ages of 21 and 30, 25 percent between the ages of 31 and 40, 14 percent between the ages of 41 and 50, 12 percent between the ages of 51 and 60, and 14 percent over 60. Only 10 percent were Port Hueneme residents. The city in 2020 received $2.5 million in cannabis taxes while the businesses made $500,000 in community contributions. Since 2018 there has been a 26 percent drop in crime and no homicides along with a 1 percent decrease in property crimes within “The Green Mile”. There are no automatic renewable of permits and undercover minor decoy operations are conducted.

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209 BUSINESS JOURNAL

NEWS

Winners announced for annual olive oil competition STAFF REPORTS 209 Business Journal

After an extensive judging of submitted California-produced olive oils, The Big Fresno Fair has revealed the winners of the popular San Joaquin Valley Olive Oil Competition (SJVOOC), which returned after being canceled in 2020 amid the statewide shelter-in-place order due to COVID-19 that made judging impossible. The SJVOOC, which is open to all olive oil producers in California with products made from their 2020 olive harvest, received a total of 55 entries from 17 different olive oil producers from throughout the State. Entries were received in two categories, Extra Virgin Olive Oil (EVOO) and Flavored Olive Oil, with 10 classes in total. Gold and Silver Medals were awarded, as well as an overall “Best of Show” and “Best of the Valley” selected from all of the highest scoring gold medal entries in both categories. In total there were 42 EVOO and 13 Flavored Olive Oil entries that were entered for judging. Following are the winners of the Sixth Annual San

CERES

FROM PAGE 1 lows the developer to sell properties and deliver lots to build the projects. Westbrook noted that InN-Out has submitted development plans and construction documents. The chain has been looking at locating in Ceres for some time and didn’t have an opportunity to be near the freeway until the Gateway Center developed. In 2008 the city first approved the Gateway project as proposed by Ralph Ogden. The project stalled when the economy hit

Joaquin Valley Olive Oil Competition: Best of Show: The Olive Press Sevillano (Sonoma and Yolo County) Best of Show Flavored: Calivirgin Serrano (San Joaquin County) Best of the Valley: Olivaia’s OLA Block X Heirloom (Tulare County) Extra Virgin Olive Oils GOLD MEDAL WINNERS Spanish Blends: Barton Olive Oil Co. EVOO (San Luis Obispo County) Spanish Singles: Olive Crush Farms Arbequina (Calaveras County), Rosenthal Ranches Arbosana (Madera County), California Olive Ranch Arbosana (Glenn County), The Olive Press Sevillano (Sonoma and Yolo County), The Olive Press Picual (Sonoma and Yolo County), The Olive Press Arbosana (Sonoma and Yolo County), Organic Roots Arbequina (Glenn County), Calivirgin Premium EVOO (San Joaquin County), Mountain Springs Olive Ranch Arbequina (San Luis Obispo County), Corto Olive Co. Truly Arbosana (San Joaquin County). Italian Blends: Tres Osos Robust (Monterey the skids that year and expired in 2012 after extensions were granted. The center was redesigned and brought back by Ogden’s son, Daniel. The original project included plans for two hotels. The seven parcels in the first phase are: • 1.2 acres for a 3,974-square-foot building to accommodate an In-NOut Burger restaurant with a drive-thru and 42 parking spaces. • 0.91 acres for a 4,529-square-foot restaurant with a drive-thru operation and 46 parking stalls. • 1.11 acres reserved for a 2,418-square-foot eatery

County), San Miguel Olive Farm Tuscan Gold Eleganza Elite (San Luis Obispo) Italian Singles: Tres Osos Taggiasca (Monterey County) Other Blends: Rancho Azul y Oro Estate (Monterey County), Olivaia’s OLA Block X Heirloom (Tulare County) Other Singles: Mangini Ranch Mission (Calaveras County), Mountain Springs Olive Ranch Koroneiki (San Luis Obispo County) SILVER MEDAL WINNERS Spanish Blends: Olivaia’s OLA Block X Blend (Tulare County) Spanish Singles: Cobram Estate 100 percent California Classic (Yolo County), Cobram Estate Mild (Yolo County), Rancho Azul y Oro Arbequina (Monterey County), The Olive Press Arbequina (Sonoma and Yolo County), ENZO Organic EVOO – Delicate (Madera County), Corto Olive Co. Truly Arbequina (San Joaquin County) Italian Blends: San Miguel Olive Farm Tuscan Gold Paradiso (San Luis Obispo County), Marchini Farms Joe’s Premium Tuscan Blend (Merced Counwith a drive-thru operation and 42 parking spaces. • 1.69 acres for an 11,142-square-foot building with a drive-thru to accommodate retail/restaurant/coffee shop uses and 76 parking spaces. • A .65-acre parcel for a 2,600-square-foot building to accommodate a restaurant with a drive-thru and 29 parking spaces. • A .67-acre site for a 2,500-square-foot Chipotle restaurant with a drive-thru operation and 27 parking spaces. • 1.6 acres for a 6,449-square-foot Circle K convenience store, gas pumps, carwash, and 43

and an extremely hot and dry year in California, we could not be more pleased with the showing of these amazing olive oil producers,” said Stacy Rianda, Deputy Manager II at The Big Fresno Fair. “It’s such an exciting feeling to bring back the San Joaquin Valley Olive Oil Competition that recognizes and rewards some of the best olive oil producers throughout California.” Gold Medal and Best of Show winners will have the opportunity to have a booth in the Wells Fargo Agriculture Building on one day during a weekend at the 2021 Big Fresno Fair or have a booth at the Fair’s Beer and Wine Festival on Saturday, Oct. 9. At either location, they will have the opportunity to display and sell their award-winning product. Additionally, educational information will be set up so that Fairgoers can learn more about the art of making olive oil, its health benefits, recipes and more. Details about the 2022 SJVOOC and its entry application will be posted in February 2022.

ty) Other Blends: Mangini Ranch – Calaveras Reserve (Calaveras County) Other Singles: Organic Roots Koroneiki (Glenn County) Flavored Olive Oils GOLD MEDAL WINNERS Pepper: Calivirgin Serrano (San Joaquin County), Calivirgin Habanero (San Joaquin County) Citrus: Enzo Organic Eureka Lemon Crush (Madera County), ENZO Organic Clementine Crush (Madera County) Herbal: Calivirgin Bountiful Basil (San Joaquin County) SILVER MEDAL WINNERS Pepper: Calivirgin Hot Virgin Jalapeno (San Joaquin County), ENZO Organic Fresno Chili Crush (Madera County) Citrus: Calivirgin Lusty Lemon (San Joaquin County) Herbal: Calivirgin Rustic Rosemary (San Joaquin County) “Despite a challenging 2020 harvest due to worker shortages caused by COVID-19 restrictions parking spaces. The project is proposed in two phases with the first phase consisting of the onand off-site improvements including curb, gutter, sidewalk, and landscaping, parking and landscape, signage, and water, sewer, and storm drainage infrastructure, a 306-stall parking lot to serve the new retailers on proposed Parcels 1-7 and the buildings. In 2020 project developer David Zylstra mentioned vast changes in the retail world brought about by Amazon and internet shopping which have “forced retailers to get better at both doing their brick

and mortar presentation as well as online.” He said the buildings in the project have a significant number of drive-thru lanes for retailers, and because of smartphone apps with customers preordering. A number of fastfood providers are moving toward drive-up lanes, including Chipotle, Panera Bread and Jamba Juice. Since the pandemic, there has been ever greater reliance on drive-up lanes. Westbrook explained that there will be a relocated signal light on Mitchell Road to align Roeding Road with the entrance to the center. Temporary sig-

nals will be placed farther south on Mitchell Road to regulate the traffic at the on- and off-ramps of Highway 99. He explained that the temporary signals are a requirement of the Mitchell Ranch Shopping Center with its anchor of Walmart Supercenter at the northwest corner of Mitchell and Service roads. Westbrook said the center has “fairly robust landscaping” to obscure vehicles in the cues of the drive-thru lanes visible from the freeway, Mitchell and Service roads as well as the future Service Road overpass with its diverging diamond design.

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AUGUST 2021

TECHNOLOGY

Yelp adds vaccination information option for business listings STAFF REPORTS 209 Business Journal

How small businesses can use tech to their advantage STAFF REPORTS 209 Business Journal

Small businesses are vital cogs in the economy. When taking a stroll down a typical Main Street in the United States, shoppers are likely to pass an array of eateries and shops offering everything from handcrafted furnishings and ornaments to floral arrangements and more. These small, privately owned businesses help make communities unique and desirable places to live. The impact small businesses have on their communities was perhaps never more apparent than during the COVID-19 pandemic, when many business owners were forced to close their doors or limit their hours of operation in an effort to stop the spread of the deadly coronavirus. When small businesses struggle, the ripple effects are considerable and include higher rates of unemployment and less tax revenue for communities. A 2019 report from the Office of Advocacy of the U.S. Small Business Administration found that small businesses accounted for 44 percent of economic ac-

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tivity in the United States. That figure underscores the important role these businesses play. Supporting locally owned businesses is a great way to accelerate the post-pandemic economic recovery. As important as community support is to the survival of a small business, the people who own those businesses must make a concerted effort to connect with consumers and inspire that support. Technology can help business owners do that in a variety of ways. Pay attention to mobile rankings. The SEO solutions experts at SEMrush report that roughly 72 percent of domains change rankings by one place on mobile compared to desktop, while 52 percent change by three places. That’s a significant dropoff as more and more consumers utilize mobile search engines when shopping. The popularity of mobile searching is something small business owners should take seriously and strongly consider when devising their optimization strategies. Strengthen your social

media presence. A 2020 study from the social media marketing firm Sprout Social found that nine in 10 consumers will buy products from a brand they follow on social media. Small businesses can use that to their advantage by strengthening their social media presence, devoting some time each day to promote their offerings. Businesses also can encourage in-store customers to follow them on social media. Prioritize customer service. Interactions with a real person will likely always remain consumers’ preference when they have questions or concerns about products and services. But that doesn’t mean small business owners cannot still expand their customer service offerings to include customer relationship management software and chatbots, both of which can improve customer relations. Small businesses are ingrained in their communities, and can utilize various technologies to become even more so in the years ahead.

To help consumers understand how a business is currently operating as pandemic guidelines continue to evolve, Yelp is adding two new, free attributes – “Proof of vaccination required” and “All staff fully vaccinated.” Users will be able to filter by these attributes when searching for local businesses on Yelp and will easily see “Proof of vaccination required” indicated on restaurant, food and nightlife businesses in search results. To help protect businesses that may experience backlash for their vaccination policies, Yelp said they will be proactively monitoring Yelp pages of businesses that activate these attributes. “Yelp’s Content Guidelines require that all reviews be based on a first-hand consumer experience,” said Yelp Vice President of User Operations Noorie Malik on Yelp’s official blog. “However, in recent weeks, we’ve seen a rise in reviews focused on people’s stance on COVID vaccinations rather than their actual experience with the business. When

a business gains public attention, people often come to Yelp to express their views on the matter. Mitigating against these “review bombing” events has become a significant issue for online review platforms, which is why Yelp has heavily invested to address this phenomenon for years through our Consumer Alerts program. “Throughout the pandemic, we’ve placed Unusual Activity Alerts on a Yelp page when we uncover an influx of activity in response to a business gaining public attention for their stance on COVID health and safety practices — including requiring vaccinations for employees and/or customers,” Malik said. “In fact, since January 2021, we’ve placed more than 100 Unusual Activity Alerts on Yelp pages related to these incidents, which has resulted in the removal of nearly 4,500 reviews for violating our content policies.” For businesses that currently have an Unusual Activity Alert on their Yelp page, they can expect the alert to be removed once unusual activity on the business page has de-

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creased or stopped. This can take from a few days to several weeks — the actual duration is determined once traffic on the business page has decreased. Only businesses can add the “Proof of vaccination required” and “All staff fully vaccinated” attributes to their Yelp page. To add the attribute, log into your Yelp for Business account and follow these steps: Go to the Business Information section Click Add (or Edit if you have existing content here) next to “Amenities and more” Click Yes next to the attribute you’d like to turn on Click Save Changes. “Additionally, as pandemic guidelines have evolved since we first introduced our COVID-19 section, we’re refreshing the way that content is displayed on business pages to better provide the most up-to-date and useful information to consumers,” Malik said. “Businesses that currently require masks from customers and staff can activate “Masks required” and “Staff wears masks” attributes through their Yelp for Business account.”

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209 BUSINESS JOURNAL

NEWS

209 Multimedia purchases Gustine, Newman newspapers BY KRISTINA HACKER 209 Business Journal

209 Multimedia Corporation, which owns the 209 Business Journal, announced this week the purchase of the Gustine Press Standard and Westside Index newspapers from Mattos Newspapers. The two newspapers, along with their websites and commercial printing operations, expands 209 Multimedia’s holdings from Manteca in San Joaquin County, through Oakdale, Ceres and Turlock in Stanislaus County and now Gustine in Merced County. “We firmly believe that local community news organizations remain vital to our subscribers as the trusted local source for news and information. We provide a forum for community discussion, public notices, obituaries, wedding engagements, sporting/community events, service organizations and everything else in-between. We are committed to fostering that environment while meeting the needs of all of our dedicated advertisers and sub-

scribers,” said Hank Vander Veen, who along with his wife Kelly Vander Veen, own 209 Multimedia. The Vander Veens have deep roots in the Valley. Hank Vander Veen has been group publisher of the Manteca, Oakdale, Turlock, and Ceres papers in the Central Valley for almost a decade. Kelly Vander Veen has a background in digital management, commercial printing as well as newspapers. As owners, they oversee the operations and are responsible for all aspects of the business. This includes editorial, content, production and financial responsibility for six newspapers, several magazines and a digital services agency. They are owners of the Manteca/Ripon Bulletin, Turlock Journal, Ceres Courier, Oakdale Leader, Escalon Times and Riverbank News. They also own and publish 209 Magazine and several other specialty publications. 209 Multimedia publishes websites for all of its publications, has a video production studio and provides digi-

tal services for advertisers, including building and hosting their websites. 209 Multimedia has an extensive commercial printing operation printing 10-15 other newspapers and magazines each week. Hank Vander Veen spent 25 years with The McClatchy Company, six years as publisher at the Merced Sun-Star. He started at The Modesto Bee in 1984 as a part time driver and worked his way through different management positions learning many aspects of the business along the way. Kelly Vander Veen grew up in the commercial printing industry as her dad owned Lone Tree printing in Ceres. She worked there for many years learning the ins and outs of the business. Kelly Vander Veen also worked at The Modesto Bee in the finance department. Over the past 15 years she has managed several digital platforms for companies including Wikia. 209 Multimedia has three offices and a team including four editors that live

and work in the communities they cover and have been doing so for more than 80 combined years. 209 Multimedia prints all of its publications at their printing facility in Manteca. Current staff from Mattos Newspapers will transfer over to the new company and we will maintain the office building on Fresno Street in Newman. The West Side Index started publication well over 100 years ago in 1890; two years after Simon Newman had founded Newman. The Gustine Standard began publishing in 1910, three years after the sale of lots was held in what would

become Gustine. The Standard merged in 1995 with the Gustine Press, which Mattos Newspapers had started 10 years earlier. Susan Mattos began her career with the newspaper and printing business in 1978, and has been publisher of the Index and Press-Standard since 2004. She has carried forward the commitment to community journalism, with an emphasis on accuracy, accountability, objectivity and fairness and has expanded the commercial printing business from a simple one-color press operation to a multi-faceted

company — commitments Vander Veen aims to continue. “We are so pleased to have such a distinguished company step in to continue the long tradition of quality local journalism on the West Side,” Publisher Susan Mattos reflected. “Hank and Kelly share the same locally-focused values and high standards our readers have come to expect, and for that I am so grateful.” 209 Multimedia Corporation will continue the 132-year tradition of focusing on local coverage of the communities it serves as its most important mission.

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Elisa Luna Sylvia Orozco Branch Manager- Branch ManagerMcHenry Oakdale 343.7632 579.3365

Pamela Swift Branch ManagerDale Road 758.8020

Sarah Williams Treasury Management 320.7852

209 BUSINESS JOURNAL

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A successful partnership tomorrow depends on what we do today. WELCOME TO THE PORT OF TOMORROW. As the fourth busiest Port in the state, we want to keep busy connecting with you, our community. To do that, we conduct public boat tours so residents can learn about the Port’s past, present, and future. We visit classrooms so students can learn about everything from our wildlife programs to our shipping activities. We participate in the Rotary Read-In program to help broaden childhood literacy. And we hold coastal clean-up days so interested locals can help us keep our shores pristine, for our i children and theirs.

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AUGUST 2021