CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN
City of Manteca
Downtown Specific Plan
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 2
Christine Babla,
AIA, AICP, LEED AP Kimberly Garza,
PLA, ASLA, LEED AP
Chelsey Norton Payne,
AICP
Project Manager
Patrick Angell
Environmental
Principal
Dave Javid,
AICP, LEED AP
Outreach Lead
Principal-in-Charge, Placemaking Urban Design + Planning Tom Martens
Economic Lead
Francisco Martin, PE
Mobility Lead
Melissa M. Duffy, PE
Infrastructure Lead
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 2
The Ascent Team
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• Over two decades of experience
preparing Specific Plans, Master Plans,
and related tools
• Experienced in site testing and
scenario planning
• Focused on implementable solutions
that streamline development review
Designers, urban planners, and architects experienced in preparing place-based Downtown and Main Street Specific Plans
ASCENT | Urban Design + Planning
URBAN TRANSIT VILLAGE & EMPLOYMENT HUBS
TRANSIT CORRIDORS & URBAN MAIN STREETS
TRANSIT NEIGHBORHOODS
Gateway-Main Street Specific Plan Washington District Specific Plan Downtown Sunnyvale Specific Plan CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN
Our Approach
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 5
1. Study Downtown as a Place
Entry / Wayfinding
Safe Routes to School
Downtown Retail Street
Civic Street
Downtown Bike / Ped Entry
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 6
2. Engage the Manteca Community
Community Involvement Strategy
Website, Branding, Outreach Materials
Stakeholder Meetings
TAC Meetings (4)
Survey/Targeted Outreach
Open House and Workshops (3)
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 7
3. Leverage Transit to Revitalize Downtown
• Study the market
potential to support new
infill housing and
strengthen Downtown
businesses
• Test catalytic housing and
mixed-use on vacant and
underutilized sites
• Right size approach to
infill and development
program for THIS Specific
Plan area
• Enhance multimodal
access and connections
to transit
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 8
4. Create a Tailored Place-Based Plan
• Tailor approach with downtown
design standards for missing middle
housing, infill, and mixed-use
• Identify placemaking improvements,
including branding, wayfinding, and
streetscape
• Promote adaptive reuse and
storefront improvements
Old Town Elk Grove SPA Gateway-Main Street Specific Plan CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 9
5. Design Great Public Spaces
• Develop a Downtown Vibrancy Strategy
• Create places for year-round events,
programming, and community
gathering
• Green and activate open space trails,
paseos, and connections
• Consider climate, greening, and
expanding the tree canopy
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 10
User-friendly and Graphically-Rich Plans 6. Set the Stage for Implementation • Create a user-friendly, actionoriented Plan that will be easy for City staff to administer
• Send a clear message to the
development community … consider
the Plan a key marketing tool
• Integrate the environmental
approach early – and throughoutthe planning process
• Look for opportunities to
streamline, reduce costs, and
incentivize private development
Sunnyvale Village Center MP
Encinitas Objective Design Standards
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN
Opportunity Site Study
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Opportunity Site Context
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Build on Manteca’s Historic and Cultural Roots
Colorful
traditional
main streets
Historic
agricultural
identity
Efforts to
transform caroriented
development
to pedestrian
streetscape
improvements
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 14
Reflect the City’s Family-Friendly Heritage
Focus on
familyfriendly
spaces
Colorful
network of
murals that
reflect
Manteca's
history, people,
and industry
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Design Goals & Guiding Principles
Support local businesses Honor the City's agricultural and railroad roots Embrace historic and cultural
resources
Create third spaces in the Downtown Serve the community with play spaces and a family-friendly destination
Enhance climate resiliency through
the urban tree canopy
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Create an active gathering space
in Downtown Manteca that is
rooted in place, family-friendly,
and accessible to all.
Design Goals
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Design Approaches
1 Activate Now!
Placemaking and activation using low-cost
community driven programming to establish buy-in,
identity, and showcase investment and progress.
Long-term Investment.
Develop full site and program. Engage w/ historic
building, build upon (above) placemaking and
activation, and implement signature, permanent
elements.
2 CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 18
Site Activation & Placemaking Fueled by Community
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Activate Now! Manteca Meets
Street Market
Movie Night
Pop Up Art
Play Zone
Pumpkin Patch
Roller Rink
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A Few Years Out ... the Long-term Investment
Pavilion
structure
for small
community
space or
cafe
Shaded
patio and
seating at
corner
Central
open space
overflows
into existing
parking
Food hall
and
indoor/
outdoor
spaces
Adaptive
reuse and
new 3rd
level w/
patio
Architecture
that honors
agricultural
past
Business or
art
incubator
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Adaptive Reuse of Historic Buildings
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Mobility &
Streetscape
Approach • Align the intersection
with curb extensions
• Expanded sidewalks
with robust
landscaping, lighting
and signage
• Add landscaped
medians with gateway
signage, and where
possible, on-street
parking
• Painted bike lanes
along Yosemite
• Incorporate public art
within the intersection
and at the corners
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 23
Mobility &
Streetscape
Approach • Align the intersection
with curb extensions
• Expanded sidewalks
with robust
landscaping, lighting
and signage
• Add landscaped
medians with gateway
signage, and where
possible, on-street
parking
• Painted bike lanes
along Yosemite
• Incorporate public art
within the intersection
and at the corners
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN 24
CITY OF MANTECA | DOWNTOWN SPECIFIC PLAN
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