Manteca is taking steps to finish what the city started in 2001  in terms of devising “a development guide” aimed at completing the transformation of the city’s core from traditional retail to serve as a gathering place, entertainment and dining hub as well as a haven for specialty retail.

The goal is to devise a unique vision to make sure downtown is the “heart and soul” of Manteca as the community keeps growing.

The city is now in the process of collecting  qualifications from interested consulting firms to devise a downtown specific plan.

The deadline for submittals is Oct. 9 with a target date of awarding the contract by year’s end.

It is similar to a downtown improvement plan the city paid to have done in 2001.

The 2001 plan included land use and design criteria and public improvement amenities.

Most of the public improvements identified in the 2001  plan — transit center with meeting room, expansion and upgrading Library Park, adding appealing streetscape improvements such as old-style street lights  to name a few — have been completed.

However, the land use and design guidelines were not implemented.

The new plan will not only identify additional public amenities but will complete the missing elements of the 2001 Downtown Improvement Plan.

The idea this time is not only to follow through with putting in place land use and design guidelines but to also adopt an overall environment review to reduce red tape facing private sector investors.

By doing so, it would allow the fast tracking of the type of development the city wants to see downtown and reduce the costs to the private sector in order to do so.

Among the areas of work the city expects a consultant to address:

*Community Involvement Strategy. Stakeholders will be identified and outreach methods customized to ensure maximum involvement. Community stakeholders include residents, business owners, property owners, developers, transit agencies, and neighborhood groups/homeowners’ associations.   

* Opportunity Sites Analysis. The Specific Plan will examine significant opportunity sites within the plan area that can serve as catalysts for future revitalization of downtown. Infill development, particularly mixed use, will be encouraged for identified sites by establishing a clear vision and appropriate development regulations/guidelines with market and economic analysis.

*Alternative Analysis. At least two alternatives will be prepared examining different future scenarios for higher density residential within the project area. The scenarios will be developed utilizing smart growth principles and will provide for a mix of housing types.  

* Economic/Market Demand Analysis. An economic/market demand analysis will be conducted to assess future market conditions for residential, commercial and mixed-use development within Downtown, taking current conditions and long-range potential into consideration. Projected absorption of dwelling units and square footage by non-residential use will be included for the planning period.

 The residential analysis will assess the future potential for housing of various types and at increased densities, at all levels of affordability. It will consider the likelihood and benefits of transit-oriented residential development in the Plan area. The commercial analysis will assess trends in retail, office, and mixed-use development in the area as well as future potential by type. The potential for employment in each of these areas will also be included.

 *Building, Art, and Urban Design. Analyze the downtown specific plan area’s built environment to include building architecture, public art, and urban design themes. This plan component will need to include conceptual designs, graphics, and images of an enhanced or revitalized DSP area. This section should include recommendations on repurposing or refurbishing buildings.

*Public Space and Uses. Analyze existing and potential public spaces and uses to serve as the primary community special event such as the city-operated Market on Maple and Chamber of Commerce events, to name a few. The Specific Plan effort will evaluate options and designs to retain and enhance these spaces as public amenities.

*Multi-Modal Access and Connectivity. This plan component will identify and provide recommendations on activities that can be incorporated to ensure the development of complete streets that includes transit, pedestrian and bicycle networks with well-designed connections to the Transit Center and any other access to public transportation and other modes of transportation.

 *Downtown Preservation Strategy. This plan component will need to identify and provide short- and long-term downtown preservation strategies to address current and future blight, vagrancy, deleterious uses, and activities, including identifying responsible City departments, community/association groups, and/or setting task enforcement programs.

*Implementation Plan and Financing Strategy. An implementation section will be included in the plan to identify actions and responsible entities to carry out the proposed plan. Strategies to finance actions and improvement and general timeframes for completion will be included.

*Infrastructure Development Budget. The plan will assess the current public infrastructure facilities, and services to determine whether deficiencies exist that could impact development. An action plan and cost estimate will be developed.

*Zoning Ordinance Code Update. The sections of existing Manteca Municipal Code which address the downtown zoning district specific plans will need.

* Environmental Impact Report. The Downtown Specific Plan will be supported by environmental review anticipated to culminate in an Environmental Impact Report.

To contact Dennis Wyatt, email dwyatt@mantecabulletin.com