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2017 CHAMBER BOARD OF DIRECTORS
ROBERT RODARTE CHAIR US Bank
SUE MICHELETTI VICE CHAIR Emanuel Medical Center
SAM DAVID Assyrian American Civic Club
PAUL PORTER TREASURER Winton-Ireland, Strom & Green
JAMES BRENDA JKB Living / JKB Energy
DEVINDER SINGH BAINS Turlock Auto Plaza
STEVE GEMPERLE EXOFFICIO MEMBER Gemperle Enteprises
ANOKEEN VARANI VaraniSmile
JOY BIDDLE Creative Alternatives
JERRY POWELL The Udder Place
EILEEN HAMILTON Hamilton Farms
CRAIG PITAU Thorsen’s Inc.
2017 TURLOCK CHAMBER OF COMMERCE STAFF
IRENE HOLMES MEMBERSHIP COORDINATOR
SHARON BERRY EVENTS COORDINATOR
2017 CHAMBER CHAMPIONS Allen Mortuary Assyrian American Civic Club of Turlock California State University, Stanislaus Covenant Village of Turlock Emanuel Medical Center
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JKB Living / JKB Energy Kirkes Electric Turlock Journal Turlock Scavenger Company / Turlock Recycling Winton-Ireland, Strom & Green
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800-44-Mocse www.Mocse.org
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DEVELOPMENT Stores in the final phase of development at Monte Vista Crossings will open their doors in early 2017.
BY ANGELINA MARTIN
PHOTO BY ANGELINA MARTIN/ The Journal
S
ince its development began at the start of the new millennium, Turlockers have known Monte Vista Crossings as the city’s shopping epicenter. From pet stores to drive through restaurants, nearly two decades of growth have brought over 50 businesses and extraordinary revenue to Turlock, making Monte Vista Crossings one of the top five largest open air shopping centers on the West Coast. In 1999, Hall Equities Group made their first investment in the shopping center, purchasing the land where Monte Vista Crossings now sits. Hall Equities Group President and Chief Executive Officer Mark Hall saw a dire need for a quality shopping center in Turlock. “The area was thirsty for retail services and quality hotels,” said Hall. “Most residents were driving over 20 miles to the north side of Modesto for retail service.” Turlock’s location enticed Hall as well, he said, as the city is ideally located to support not only itself, but surrounding communities as
far away as Los Banos and Patterson. The town also has a university, which Hall liked. “That is usually always a good thing for a community,” he said. Construction on the first phase on Monte Vista Crossings began in late 2000 and was completed in 2001. The first phase brought retailers such as Target, Home Depot and Safeway to Turlock, but the first business to open was McDonald’s, as they were eager to serve the construction workers. When development first began, Hall’s vision and the City’s vision for the shopping center were the same, but some adjustments were made. “We simply changed the City’s site plan to make it more meaningful and desirable to the actual retailers, based on our experience,” said Hall. “We solved the difficult puzzles of financing the huge public infrastructure, and convinced all the retailers to land here.” Infrastructure cost was one of the biggest challenges the development team faced, said Hall, as well as disBUSINESS NEWS
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approving City staff members and the inexperience of his own group. “Frankly at the time, we were less experienced real estate people than we are today, so we were wrestling with a bit of our own ignorance,” said Hall. Multiple new buildings were constructed in the following years, bringing businesses like Panda Express, Jamba Juice, Kohl’s and a new Holiday Inn Express hotel in 2003 and 2004. In 2006, the center welcomed another wave of businesses including Circuit City, where In Shape City now is, and Panera Bread. The construction of Lowe’s Home Improvement began shortly after and was completed in 2007, and one year later, construction on a second hotel began and was completed in 2009. “Tenant sales are extraordinarily robust in this project – even substantially higher than many inner Bay Area centers,” said Hall. “Frankly, there is no other regional center in the Central Valley that comes close to Monte Vista Cross-
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We estimate that Monte Vista Crossings provides more than 2,000 retail and hospitality sales and service jobs. — Mark Hall ing’s size, tenant diversity or tenant quality, and sales per square feet accomplished by project tenants.” The development of Monte Vista Crossings South, which is home to places like Buffalo Wild Wings and Dick’s Sporting Goods, began in 2012 with the construction of its first building, Olive Garden. Two years later, Phase VI was completed. Along with Dick’s Sporting Goods, Tilly’s, JoAnn’s Fabrics and Crafts and Justice & Brother’s also opened their doors for the first time. Prior to Hall Equities Group’s purchase of the land, the nearly 160-acre area where Monte Vista Crossings now sits was used primarily for agriculture, according to City of Turlock Director of Planning Debbie Whitmore. Since transforming from wide, open fields into a hustling and bustling urban center, Whitmore said the area has produced extremely beneficial results for the City. “This area does generate a lot of sales tax revenue that helps support things like police and fire services in the City,” said Whitmore. According to Hall, Monte Vista Crossings generates more than 25 percent of the City’s total sales tax revenue, and property taxes are among the highest of any single source developed by a single party in the area. The shopping center provides other benefits as well, said Hall. “It reduces region-wide traffic substantially by keeping Turlock residents in Turlock for the goods and services they need, rather than driving dozens of miles to other locations,” he said. “We estimate that Monte Vista Crossings provides more than 2,000 retail and hospitality sales and service jobs. “It just may be the single most important piece of private business investment ever made in the City of Turlock.” Today, Hall Equities Group is preparing to complete their last portion of the project, which includes PetCo, Rue 21, Forever 21 Red, The Habit Burger Grill and others. Though PetCo and Rue 21 are already open to the public, Hall expects the remaining stores to open by the end of the first quarter in 2017. Hall Equities Group sold the bulk of Monte Vista Crossings last August to Blackrock Investment Company out of New York, but retained responsibility to complete the project’s last phase. According to Whitmore, development at Monte Vista Crossings will continue. A subdivision was approved to be built just south of Home Depot, and eventually, she said, an overpass bridging Tuolumne Road over Highway 99 will be conBUSINESS NEWS
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structed. The land west of Countryside Drive and south of Tuolumne Road is slated to be used for commercial purposes, as is the land at the north end of Countryside Drive where Hobby Lobby and Ten Pin Fun Center are in the early stages of development. “We have a lot of interest in that area,” said Whitmore. “We’ve received a lot of applications – primarily retail and office use.” As Monte Vista Crossings has expanded over the years, so has its positive effect on Turlock. The income earned and spent locally by people that both shop and work at the shopping center supports additional business activity and jobs throughout the city, and will continue to do so. “This has been an extremely important project for our company, and we have been proud to be a part of the Turlock business community for over 16 years now,” said Hall. “We feel that this development will serve Turlock for many more decades to come in a positive manner.” ◆
Help Fight Hunger Call (209) 668-4853 or visit our website at www.unitedsamaritans.org ENCLOSED IS MY GIFT TO UNITED SAMARITANS FOUNDATION Name Address City, State, Zip Enclosed is my gift of S Your Gift is Tax Deductible
220 S. Broadway, Turlock, CA 95380
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EDUCATION
STANISLAUS STATE
MAKING AN IMPACT IN THE REGION BY CSU STANISLAUS PRESIDENT ELLEN JUNN
A
t Stanislaus State, every decision we make is based on a common vision founded on the idea of advancing the region by embracing student success. This approach not only is at the heart of the mission of every California State University campus but is of particular importance here at Stan State. Our diverse student body, the academic performance of our students and our impressive faculty committed to excellence in teaching and learning make Stan State stand out in the CSU system. Did you know that Stan State has been designated a Hispanic-Serving Institution, or that we have one of the highest enrollment rates of first-generation students in California, or that 61.6 percent of our faculty is tenure-track — the second-highest percentage in
the CSU? Let’s take a look at how Stan State leverages our unique qualities and position in the Central Valley to make an impact in the region. We have more than 55,000 graduates and the vast majority of them have settled within a 50-mile radius of our campus. They’re the teachers at your local elementary and high schools, they’re the managers and owners of our businesses both small and large. They’re our mayors and council members — well-trained leaders in nearly every field. And yes, 55,000 seems like a large segment of our population, but the truth is that we need more well-prepared graduates to fuel our region’s future growth and contribute to the state’s economy. We can do that by building thoughtful and sustainable BUSINESS NEWS
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partnerships with alumni, regional industries and civic organizations to pave the way for collaboration and support the fast-changing needs of our region. In order to better understand our regional employment needs and how to continue to serve those needs at our University, I’ve spent my first six months as Stan State President listening — to our students, faculty, staff and to the region’s business and civic leaders. I’ve met with more than 1,000 people, holding substantive meetings and engaging in critical conversations. I’ve developed a presidential transition team and held open forums for the purpose of identifying and fine tuning the University’s contributions. We’ve created a University Strategic Planning Council to examine priorities
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and establish goals that will refine and fortify our mission and values. I’m working closer with our University’s philanthropic Foundation Board and University Advancement team to build more ways in which our alumni and the businesses and industries that employ them can support Stanislaus State. To support our region’s economy, we will continue to embrace and enhance the academic success of our students, which begins by making sure every student sees and understands their clear path to graduation. The CSU Chancellor’s Office has issued six benchmark graduation goals that apply to all 23 schools in the CSU system. Called Graduation Initiative 2025 (GI 2015), Stan State has a goal of a four-year graduation rate of 37 percent (currently 14.4 percent) and a six-year rate of 65 percent (currently 57.4 percent) by 2025 in addition to other matriculation goals. We’ve established the Graduation Rate Excellence and Assessment Team (GREAT), that will aim to positively impact graduation rates and achievement gaps while maintaining student access to high-quality education. Specifically, GREAT will identify and examine barriers to improving graduation rates; analyze the effectiveness of existing programs; recommend new initiatives, programs or services to meet the GI 2025 goals and oversee implementation, assessment, and dissemination of the outcomes of these student success initiatives. We know that improving graduation rates is a process that begins before a student ever steps into a college classroom, therefore we will continue to strengthen programs that reach into our high schools and junior high schools in the region to ensure that students have access to the learning tools needed to be wellprepared for college. We also will continue work with community colleges to build educational plans and
To support our region’s economy, we will continue to embrace and enhance the academic success of our students, which begins by making sure every student sees and understands their clear path to graduation. pathways to four-year universities. When students arrive at Stan State as freshmen or transfers, we greet them with New Student Orientation, which introduces the programs and services available to aid their success. Additionally, this year I reintroduced Stan State’s Freshman Convocation — an important step toward educating our freshmen about the importance of getting involved early with their peers and their faculty. Once a student becomes a Warrior, they will have the chance to participate in enhanced current programs and new initiatives designed specifically to inform their path to graduation. This spring we’re impleBUSINESS NEWS
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menting Smart Planner, which is software that analyzes students’ course needs and develops scheduling models that can identify courses and course sections to be added based on need. Additionally, programs with proven records of success will be expanded, such as our Academic Success Center, Faculty Mentor Program and walk-in Tutoring Center. And to better meet the needs of our students’ post-graduate success, we’re revitalizing our Career Development Center and will seek connections with regional businesses and industries to establish internships and develop courses to train students to meet our region’s specific needs. Stan State is already recognized for the many ways in which it helps the region. We are designated with the Carnegie Foundation’s Community Engagement Classification and our students have been named to the national President’s Higher Education Community Service Honor Roll for each year the list has been compiled since it was established in 2006. During the 2015-16 school year, more than 3,400 Stanislaus State students (more than 40 percent of the student population) participated in service learning courses, logging more than 184,000 hours of community service with an estimated volunteer time value in excess of $4.3 million. This kind of hands-on involvement with our community is vital in developing strong reciprocal relationships between the University and our community. Our vision to be a major center of learning, intellectual pursuit, artistic excellence and cultural engagement for California’s greater Central Valley is as vital today as it was when we opened our doors in 1960 at the Stanislaus County Fairgrounds. We’ve grown alongside our community and we will continue to embrace student success to advance the region. ◆
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COUNTY
Arterial roadways, like West Main Street, will be the first to be repaired using funds from voter-approved Measure L.
First Measure L projects to focus on road restoration BY ANGELINA MARTIN
F
ollowing the approval of Measure L by county voters in November, maintenance projects around town are at the top of the City of Turlock’s list of developments they plan to tackle first with the additional funds. “This is a game changing tax,” said Mayor Gary Soiseth. “It’s an investment in infrastructure that we’ve needed for decades, and we are now going to be caught up with counties around us that have been doing this for years.” Me asure L — L o c a l R o ads First Transportation Funding — was introduced by the Stanislaus Council of Government as an Expenditure Plan on how funds based on a 25-year, half-cent sales tax measure will be used to pay for countywide local street and road improvements, arterial street widening, signalization, pedestrian, bicyclist and driver safety. The plan was heavily influenced by a comprehensive public outreach program that asked residents to identify their priorities for future transportation programs and projects, and the road tax will bring in $960 million over the course of 25 years, or approximately $38 million annually, to be divided between the county and nine cities. For Turlock, a
lifetime total of $138 million will be provided by the road tax, which goes into effect on April 1. Many roads around town have experienced deterioration in recent years, and Soiseth said that will be the City’s top priority when beginning the tax-funded projects. “The strategy behind Turlock’s formula was to do the most good for as many people as possible,” said Soiseth. Within the first five years of the 25-year expenditure plan, the City plans to first fix Turlock’s “arteries,” such as parts of Geer Road, West Main Street, Golden State Boulevard and East Avenue. “The roads with the highest amount of traffic will have the biggest impact on drivers, so we want to take care of those first,” said Soiseth. Once the larger, more frequentlytraveled roads have been fixed, efforts will move on to smaller, older streets that connect Turlock’s neighborhoods. Other roads to see changes in the plan’s first five years include Olive Avenue, Taylor Road, Christoffersen Parkway, Linwood Avenue, Marshall Street and countless others. Traffic signalization in these areas will be improved as well. “I’m excited to see Turlock in five years,” said Soiseth. “You’re BUSINESS NEWS
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IT’S AN INVESTMENT IN INFRASTRUCTURE THAT WE’VE NEEDED FOR DECADES, AND WE ARE NOW GOING TO BE CAUGHT UP WITH COUNTIES AROUND US THAT HAVE BEEN DOING THIS FOR YEARS." —Mayor Gary Soiseth going to see our arteries improve, and older neighborhoods are going to get the repaving that they’ve desperately needed.” The projects have been decided on and cannot be changed, said Soiseth, and he plans to set aside an area in City Hall with a list of projects planned for the first year. “This way, everyone can be very clear about when their roads are going to be repaved,” he said. A complete list of projects and the City’s 25-year plan can be viewed at www.stanislaus-localroadsfirst.com/ turlock. ◆
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SCORECARDS
AMY BUBLAK
BILL DEHART
MATTHEW JACOB
STEVEN NASCIMENTO
GARY SOISETH
TURLOCK CITY COUNCIL VOTING RECORD
1.
8/30/16
APPROPRIATE $23,400 FROM GENERAL FUND TO COMPLETE A SITE ASSESSMENT OF THE TURLOCK ARMORY.
Y
Y
Y
Y
Y
2.
9/27/16
RESOLUTION STATING TURLOCK CITY COUNCIL’S OPPOSITION TO THE DRAFT SUBSTITUTE ENVIRONMENTAL DOCUMENT RELEASED BY THE STATE WATER RESOURCES BOARD UPDATING THE BAY-DELTA PLAN.
Y
Y
Y
A
Y
3.
9/27/16
APPROVING BROADWAY PARKING LOT RECONSTRUCTION BID FROM MHK CONSTRUCTION OF DENAIR FOR $334,941.
Y
Y
Y
Y
Y
4.
10/11/16
APPROVING THE MONTE VISTA AVENUE RAILROAD CROSSING PROJECT BID FROM GEORGE REED INC. OF MODESTO FOR $71,530.
Y
Y
Y
Y
Y
5.
10/25/16
AFFIRMING THE JANUARY 2017 WATER RATE INCREASE.
Y
Y
Y
Y
Y
MEETING
COUNCIL AGENDA ITEM
REVOKED CENTRAL VALLEY RECYCLING’S USE PERMIT
Y
Y
Y
Y
Y
2.
10/25/16
CANCELED THE EMPIRE STORM DRAIN INFRASTRUCTURE PROJECT AND REALLOCATED COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS TO THE AIRPORT NEIGHBORHOOD SEWER PROJECT3.
Y
Y
Y
Y
Y
3.
11/1/16
AMENDED THE EVENTS AND USE COMPATIBILITY REGULATIONS TO ALLOW FOR WEDDINGS AND SIMILAR EVENTS IN PROPERTY ZONED AS GENERAL AGRICULTURAL DISTRICT, AS LONG AS IT DOESN’T CREATE A NUISANCE
Y
Y
Y
Y
Y
4.
11/22/16
ADOPTED THE STANISLAUS COUNTY URBAN SPEED HUMP PROGRAM WITH AN AMENDMENT
Y
Y
Y
Y
Y
STAN. CO. BOARD VOTING RECORD EXPLANATION
SEE PAGE 21
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DISTRICT 5 JIM DEMARTINI
10/25/16
BOARD AGENDA ITEM
DISTRICT 4 DICK MONTEITH
DISTRICT 2 VITO CHIESA
1.
MEETING
DISTRICT 3 TERRY WITHROW
DISTRICT 1 WILLIAM O'BRIEN
STAN. CO. BOARD OF SUPERVISORS VOTING RECORD
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REP. DENHAM
SENATOR FEINSTEIN
SENATOR BOXER
FEDERAL VOTING RECORD
1.
HR 2028
ENERGY AND WATER DEVELOPMENT AND RELATED AGENCIES APPROPRIATIONS ACT, 2017
Y
Y
N
2.
HR 5790
FEDERAL BUREAU OF INVESTIGATION WHISTLEBLOWER PROTECTION ENHANCEMENT ACT, 2016
Y
NA
NA
3.
S 2971
NATIONAL URBAN SEARCH AND RESCUE RESPONSE SYSTEM ACT, 2016
Y
Y
Y
U.S. SENATE & HOUSE OF REP. AGENDA ITEM
FEDERAL VOTING RECORD EXPLANATION 1. The bill increases overall FY2017 Energy and Water Development funding above FY2016 levels. The bill includes increases for both DOE and the Army Corps of Engineers, while funding the Department of the Interior’s Bureau of Reclamation at the FY2016 level. Within the DOE budget, the bill increases funding for Science and the National Nuclear Security Administration. The bill does not include FY2017 funding for Nuclear Waste Disposal. It authorizes DOE to conduct a pilot program with private sector partners to pro-
vide interim storage for spent nuclear fuel and high-level radioactive waste. Also included in the bill is a provision restricting the Corps of Engineers from advancing regulations changing the definition of “fill material” or “discharge of fill material” under the Clean Water Act. 3. This bill amends the Robert T. Stafford Disaster Relief and Emergency Assistance Act to direct the Federal Emergency Management Agency to: (1) continue to administer the National Urban Search and Rescue Response System; (2) provide
for a national network of standardized search and rescue resources to assist states and local governments in responding to hazards; (3) designate urban search and rescue teams to participate in the system, determine participation criteria, and enter into an agreement with the state or local government agency sponsoring each team with respect to such participation; and (4) maintain management and technical teams necessary to administer the system. The bill authorizes appropriations for FY2017-FY2019 to carry out the system.
SENATOR CANNELLA
SENATOR BERRYHILL
ASSEMBLYWOMAN OLSEN
STATE LEGISLATURE VOTING RECORD
N/A
N
Y
WORKERS’ COMPENSATION
Y
Y
Y
SINGLE-USER RESTROOMS
Y
N
N
AGENDA ITEM 1.
SB1383
SHORT-LIVED GREENHOUSE GAS REDUCTION
2.
SB 1244
3.
AB 1732
FEDERAL VOTING RECORD EXPLANATION 1. Mandates a 40 percent reduction in methane and hydrofluorocarbon gases, as well as a 50 percent reduction in anthropogenic black
carbon gas to below 2013 levels by 2030. The bill also establishes specified targets for reducing organic waste in landfills. Will result in a tax increase on gasoline.
2. Requires the workers’ compensation director to suspend hospitals, doctors and other medical providers from the system if they have been convicted of any wrongdoing related to CONTINUED ON PAGE 21
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20 ELECTION
P
BY ANGELINA MARTIN
The ban on plastic bags at grocery stores was upheld by voters and went into effect immediately following the election.
roposition 56, or the Tobacco Tax Increase, passed in November. Under the proposition, the cigarette tax will be increased by $2 per pack, with equivalent increases on other tobacco products and electronic cigarettes. California previously had a tobacco excise tax of $0.87 per pack, bringing the total tobacco tax up to $2.87 per pack. Revenue from the additional $2 tax is allocated to various tobacco-related healthcare research and prevention. The tax will not go into effect until April 1, 2017. Proposition 63 will go into effect on Jan. 1, 2018, and will prohibit the possession of largecapacity ammunition magazines and require certain individuals to pass a background check in order to purchase ammunition. The proposition received nearly a 63 percent yes vote in California. Individuals who wish to purchase ammunition must first obtain a four-year permit from the California Department of Justice. Dealers must check with the DOJ to determine if the buyer is authorized to purchase. Though California banned large-capacity magazines for most individuals in 2000, those who had large-capacity magazines before 2000 were allowed to keep the magazines. Proposition 63 removed this ownership exemption, and those who do not comply may be charged with an infraction. Ammo purchased outof-state must first be delivered to a licensed dealer, also, rather than
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carrying it across state lines. Proposition 67, or the Plastic Bag Ban Veto Referendum, was also passed by voters and upholds contested legislation banning certain plastic bags, which was enacted by Senate Bill 270. Senate Bill 270 was designed to prohibit large grocery stores and pharmacies from providing plastic single-use carryout bags and ban small grocery stores, convenience stores and liquor stores from doing so the following year. Single-use plastic bags are allowed for meat, bread, produce, bulk food and perishable items. The ban took effect immediately, but the statewide law allows municipalities to continue to operate under their own guidelines if the ordinances were adopted before Jan. 1, 2015 — otherwise, the communities must comply with the new state law. Several propositions were continuations of existing law. Proposition 55, which is an extension of the Proposition 30 Income Tax Increase, was passed by California voters as well. Voters supported extending the personal income tax increases on incomes over $250,000, which was approved in 2012 for 12 years in order to fund education and healthcare. Proposition 52 was also passed in California, continuing hospital fee revenue dedicated to MediCal beyond Jan. 1, 2018. The yes vote also ensured the requirement of a two-thirds majority vote of the California Legislature to end the program. ◆
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Proudly Serving our Community for 64 Years
MICHAEL ALLEN President
PENNY FORGNONE
ALISON ALLEN Vice President Funeral Director #3375 Manager
VERONICA MUNOZ
MELODY EDDINGS
BEN SIVILS
Funeral Director #541 Embalmer #7955
Funeral Director #2329 Embalmer #8783
KEN FREEBY
JACOB WARD
Funeral Director #4043
Bi-lingual Receptionist Arrangement Counselor
Arrangement Counselor
HOLLY STRICKLANDBARRAGAN
LAURIE WALTERS
LANITA MOEN
Systems Analyst
Consultant Retired
KEITH RICHARDSON
DENNIS MACEDO
WILLIAM HILDEBRAND
TONY SOARES
Family Attendant
Family Attendant
Family Attendant
Family Attendant
Advance Planning Specialist
Funeral Assistant Crematory Operator
JAMES “STAN” GUSTAFSON Family Attendant
The Allen family is proud to be the only family-owned funeral home in the Turlock area. 247 N. BROADWAY, TURLOCK • 209.634.5829 • FD 432 WWW.ALLENMORTUARY.COM
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