Coalition Takes Aim at Countywide SOAR Plan

A small group of residents, farmers and business people is organizing to challenge the countywide SOAR initiative proposed by slow-growth activists for the fall ballot.

Although still in its infancy, the Coalition for Community Planning has taken aim at the SOAR campaign, charging that its growth-restricting initiative could strangle the local economy.

“They’re trying to sell the voters on a process that hasn’t been tried,” said coalition organizer Kioren Moss, an independent real estate appraiser from Camarillo. “This is an experiment, and to use Ventura County as the test case is something that I feel is wrong.”

Formed less than two months ago, the 25-member group is trying to expand its ranks, establish a platform and devise strategies to challenge the Save Open Space and Agricultural Resources campaign head-on.

The group has still not filed papers with the county designating it as a political organization. It would need to do so before it can begin raising funds for a campaign.

SOAR organizer Richard Francis said he does not consider the group a threat. Rather, he sees its entry into the fray as an opportunity to expand the debate of county land-use policies.

“If SOAR did nothing else but bring this issue up for discussion, I’m happy with that,” Francis said. “And while I don’t disagree with [the Coalition for Community Planning] when they say that there are already land-use policies that protect agricultural land, . . . the county can change that, and there’s the heart of SOAR. We want to make sure those policies aren’t eroded.”

The countywide SOAR initiative would require voter approval of most commercial and residential development proposed for unincorporated areas. In addition, SOAR backers are pushing for the county’s 10 cities to require voter approval of any development projects that would involve annexing land outside their boundaries.

If enacted, the SOAR initiative would only discourage investors because the measure would require development proposals to be approved by a countywide referendum, Moss said.

“It would completely ruin this county’s reputation as a place to invest,” said Moss, a 30-year county resident. “It’s already hard enough to build something here and if a business has to put it before the voters, they’re going to go somewhere else. I guarantee it.”

Land-use attorney Mark Charney, who is not affiliated with any group, agreed, saying that SOAR is being watched very carefully by Southern California’s business community.

“Put it this way, if a business’ decision to expand was based on a public election, they’d look somewhere else,” he said.

Francis’ answer to that, however, is “too bad.”

“There’s plenty of room within the cities to build a 500,000-square-foot industrial complex, so I don’t necessarily agree with that argument.”

Although he is on the front lines in the growth war, Moss is not the first person to take aim against the SOAR initiative.

None has taken an official stance in opposition to SOAR, but the Building Industry Assn. of Southern California, the Ventura County Economic Development Assn., the county Farm Bureau and several chambers of commerce have criticized the movement for mostly economic reasons.

Steve Maulhardt, former executive director of the Oxnard Chamber of Commerce and a candidate for county assessor, has been watching the Coalition for Community Planning to determine whether to recommend that the 27-member chamber board throw its weight behind the group.

“I think it’s important to have a well-rounded discussion about the issue, so I’m happy to see an organization on the other side of the coin,” he said. “Whether or not the board sides with them has yet to be seen, but I’m certain they’ll take a long look at it.”

The development association, which also has been monitoring the coalition’s progress, issued a statement last month criticizing SOAR, but has yet to commit to any plan to defeat the measure.

“It’s up to the board as to how aggressive they’re going to be,” said Mitchel Kahn, association president. “They haven’t decided whether they’re going to start rallying the troops or to support another organization, but as the election nears, I think we can expect some action.”

The Building Industry Assn., which has also been critical of SOAR, has been waiting to see how the playing field shapes up before it makes any commitment.

“Naturally we’re all very concerned about SOAR, but it’s premature to say what position we’re going to take, particularly with the CCP,” Building Industry Assn. spokeswoman Dee Zinke said. “Once they decide on what it is they’re going to do, we’ll take a look at it and make a decision from there.”