Elim­i­nates home­less mag­net, keeps in­ter­change work moving for­ward

Ripon Bulletin - - Front Page - By DEN­NIS WYATT

No sooner had the pre­vi­ous own­ers and ten­ants of three homes the City of Man­teca ac­quired for the foot­print of the McKin­ley Av­enue and 120 By­pass in­ter­change moved out, the home­less moved in.

Man­teca of­fi­cials re­sponded to com­plaints from neigh­bors about the tres­pass­ing on city-owned prop­erty by dis­patch­ing po­lice and send­ing crews to board up the homes in ac­cor­dance to mu­nic­i­pal law.

In July, City Man­ager Tim Og­den vowed that the city would move as quickly as pos­si­ble to de­mol­ish the struc­tures com­mit­ting to a September date to get the ball rolling.

A glitch, how­ever, de­vel­oped when the ex­tent of as­bestos in­volved pushed the bids re­ceived be­yond the amount the coun­cil had em­pow­ered the city man­ager to spend.

On Tues­day the coun­cil is be­ing asked to award the de­mo­li­tion con-

tract to Jim Thorpe Inc. for $139,892 as the low­est re­spon­si­ble bid­der. The firm will re­move not just the homes but also wa­ter wells, sep­tic tanks, veg­e­ta­tion, trees, con­crete pads, and any other type of struc­tures.

Neigh­bors are hope­ful the de­mo­li­tion of the boarded up homes will stop peo­ple from il­le­gally dump­ing trash on the city owned prop­erty. Work is ex­pected to start in Oc­to­ber. As city ef­forts go, the de­mo­li­tion project has been fast-tracked given the hoops such an en­deavor has to go through.

Not only does that un­der­score a prom­ise by the city to be more pro-ac­tive in re­duc­ing home­less prob­lems, but it also re-en­forces the high pri­or­ity Man­teca of­fi­cials have made to snag a ma­jor water­park re­sort ho­tel and con­fer­ence cen­ter. The $21 mil­lion McKin­ley Av­enue in­ter­change needs to go for­ward un­der an agree­ment with Cal­trans in or­der for a de­vel­oper to build a ho­tel larger than 500 homes and a con­fer­ence cen­ter larger than 30,000 square feet on 67 acres owned by the city west of Costco. It is also needed be­fore ad­di­tional de­vel­op­ment can take place in the city’s pro­posed fam­ily en­ter­tain­ment zone (FEZ).

Kala­hari Re­sorts, one of the con­tenders for the wa­ter park has been build­ing ho­tels as large as 977 rooms with 230,000-square-foot con­fer­ence cen­ters, and 220,000-square-foot in­door wa­ter parks. Great Wolf is back in the hunt is also look­ing at a larger ho­tel foot­print than 500 rooms.

The city has com­mit­ted $15 mil­lion — with more than half of it spent al­ready on buried in­fra­struc­ture — pri­mar­ily from re­de­vel­op­ment bond pro­ceeds to make the over­all 210-acre FEZ that in­cludes a re­sort ho­tel work.

The McKin­ley in­ter­change project has leap frogged ahead of the Union Road in­ter­change up­grade two miles to the east along the 120 By­pass based on how the city has put a large chunk of the money for the new in­ter­change in place.

McKin­ley in­ter­change will fea­ture first

120 By­pass par­tial clover­leaf The new in­ter­change will be­come Man­teca’s fourth in­ter­change on the 120 By­pass. In­te­rior loop on­ramps to be built at a later date.

That means the ini­tial con­struc­tion would have all left turns from McKin­ley Av­enue to 120 By­pass on­ramps go through sig­nal­ized in­ter­sec­tions just as they cur­rently do at the Air­port, Union, and Main in­ter­changes. When the loops are com­pleted north­bound McKin­ley Av­enue traf­fic will be able to get onto west­bound 120 with­out go­ing through a traf­fic sig­nal as would south­bound McKin­ley to east­bound 120.

A full clover­leaf in­ter­change — which is not be­ing pro­posed — elim­i­nates the need for any traf­fic sig­nals.

The project will in­clude a sep­a­rated bike path that even­tu­ally will con­nect with the Ather­ton Drive bike path to pro­vide ac­cess to Big League Dreams and the en­vi­sioned fam­ily en­ter­tain­ment zone.

Ul­ti­mately it will be a link in a sep­a­rated bi­cy­cle path­way that loops the city go­ing along McKin­ley Av­enue north to con­nect with a path that cuts be­hind Del Webb at Wood­bridge that crosses Union Road and ties into the Tide­wa­ter Bike­way. The Tide­wa­ter then heads south and ties in with the Ather­ton Drive Bike­way via In­dus­trial Park Drive and Van Ryn Av­enue.

Man­teca would like to start work on the in­ter­change by 2018 with com­ple­tion by 2020.

The in­ter­change is crit­i­cal to head of house­hold jobs. Most of those jobs, though, won’t be com­ing from the much touted, high-pro­file FEZ with a des­ti­na­tion re­sort ho­tel site with an in­door water­park and con­fer­ence cen­ter although that en­deavor may ul­ti­mately gen­er­ate over 1,500 jobs in­clud­ing 570 jobs at the en­vi­sioned re­sort ho­tel.

In­stead they will be pro­vided by over 5 mil­lion square feet of build­ing space in the Lathrop Gate­way Busi­ness Park that will strad­dle McKin­ley Av­enue on 384 acres west of the re­sort ho­tel and fam­ily en­ter­tain­ment zone.

The ma­jor­ity of the 165 acres of limited in­dus­trial uses and most of the 83 acres of ser­vice com­mer­cial space will de­pend on the cre­ation of an in­ter­change at McKin­ley Av­enue. The project’s 57 acres of com­mer­cial of­fice and ac­com­pa­ny­ing free­way com­mer­cial is clus­tered around the Yosemite Av­enue in­ter­change north of the 120 By­pass.

The McKin­ley in­ter­change is crit­i­cal for the Lathrop Gate­way Busi­ness Park.

It is bor­dered on the south by the Union Pa­cific tracks that car­ries Altamont Cor­ri­dor Ex­press trains and serves as the city limit line be­tween Lathrop and Man­teca. The north­ern bor­der is Yosemite Av­enue/ Vierra Road with the Union Pa­cific tracks that swing by Sim­plot serv­ing as the western bound­ary.

The McKin­ley Av­enue in­ter­change is also part of the long-range cir­cu­la­tion plan for Man­teca south of the 120 By­pass where more than 60 per­cent of the city’s pop­u­la­tion is ex­pected to be by 2040.

DEN­NIS WYATT/The Bul­letin

This boarded up home on Bron­zan Road is one of three tar­geted for de­mo­li­tion by the City of Man­teca.

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