TBNC CASE STUDY
REPRESENTATIONAL PLANNING, ENGINEERING, ENVIRONMENTAL & TECHNOLOGY EXHIBITS
PROTOTYPICAL
Large Scale Project Entitlement, Very Rich Oak Riparian Habitat Enhancement & Site Development Program
Milda Town at Pala Creek Site Development Planning Discussion
CURRENT SITE DESIGNATION
Currently the site is designated Category [18] Multiple Rural Use [4, 8, and 20 acre minimum lot size depending on sloping terrain criteria] by the Pala-Pauma Community Plan and currently zoned A-70, typically requiring four-acre, single-family residential lots.
![TBNC Edgemon Milda Town at Pala Creek, The Character of Milda's manse and Ol' Grubstake pete's Favorite Chair, Relaxing with a few Fingers of Maker's Mark [R] at Pala Creek, Southern California USA](Mildas.Manse.Community.Character.001.jpg)
COMMUNITY CHARACTER
GREATER COMMUNITY AND PUBLIC BENEFITS
Millions of people reside with-in a two hour drive of Milda Town at Pala Creek & The New Milda Town on The Hill.
It is reported that one of every nine families support a Recreational Vehicle [RV].
The primary focus of the proposer of Milda Town at Pala Creek & The New Milda Town on the Hill is to create a pleasant, safe, and enjoyable "parklands" experience.
As a "Seniors and Families Oriented Recreational Parklands Community", set in a rustic, romantic, mountainous setting, Milda Town at Pala Creek & The New Milda Town on the Hill shall provide a retreat only minutes south of the burgeoning Temecula Valley.
The Milda Town at Pala Creek development program fills a need for public access parklands capable of supporting the next generation of recreational vehicles [RV’s]. Much of the existing RV "guest site inventory", in both public and private facilities, is substandard, and at holiday periods much of the remaining capacity is over subscribed.
This "recreational parklands" project is proposed as a private enterprise, available to all, with minimal contribution expected from the County of San Diego, or State of California.
The project’s architectural personality is of circa 1900 "Old West" imagery, and is closely aligned with the festive "cowboy" nature of Old Temecula. As a "facilities identity" and responsible marketing amenity, Milda Town at Pala Creek & The New Milda Town on the Hill is to be reminiscent of the golden years of mining exploration, and the "Early California Settlers" years.
Although this project will be a positive continuance of the Old Temecula imagery, given the natural appearance of the area, virtually any man made improvements, no matter the level of tastefulness or creative involvement, will create an impact.
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OPEN SPACE COMMITMENTA reservation of more than sixty-five percent [65%] of the 212 development parcels acreage of this project, will remain undisturbed in appearance, and serve as open space element.A site enhancement campaign shall be undertaken to remove and dispose of deleterious materials including illegally dumped and environmentally damaging trash and garbage deposits.Additionally, undesirable, unmanageable and non-indigenous undergrowth will be addressed to effect safe fire management, erosion control, general "parklands" esthetics, and reasonable water sheet-flow and the prescribed Pala Creek flood control methodologies.The development of commercial avocado production groves on the neighboring westerly slopes [west side of Pala-Temecula Road] will provide for a welcoming, fresh green vegetive canopy. It is envisioned that the secondary water from "on-site" wastewater management facilities will be blended with a large reserve of well water to provide more-than-adequate irrigation supply.Care has been exercised in the design and engineering of this project to geomorphically place the improvements to reflect and enhance the natural, in situ granitic boulder embedded topography. New landscape plantings and "native-style" tree canopy will replicate the Southern California chaparral and oak imagery, with special effort to incorporate fire defensible vegetation.The Milda Town at Pala Creek & The New Milda Town on the Hill project will be largely self-contained with extensive recreational activities, on-site consumer supplies, instantaneous telecommunications coupled to health and safety agencies, and ambient "on-site" safety and security personnel. Consequently, it is not expected Milda Town at Pala Creek & The New Milda Town on the Hill will negatively affect the lifestyles of the surrounding, rural in nature, residential community.The creation of Milda Town at Pala Creek & The New Milda Town on the Hill is planned to be developed in phases, over a number of years, thus the impact to the community would be a gradual introduction. |
Landform changes will be minimal in the relationship of the 212 acre program. Manufactured in-fill slopes, and mechanically cut banks, shall be softened by graduated contour, irregular placement, and aesthetic gradients.
Extensive use of in situ granitic boulders incorporated into the landscape gradient will enhance the visual presentation from the primary view-source, Pala-Temecula Road.
A minimization of disturbance and a maximization of natural elements and the geomorphically placed improvements, including the curvilinear roadways system, to the extent possible to effect a safe, intra-community traffic flow, and the preservation of the established tree canopy, will contribute to a "blending" of this project with the surrounding community.
Overview of the Proposed Milda Town Project
MILDA'S VICTORIAN QUEEN ANNE MANSE ON THE HILL
aka
Milda's Tourmaline Manse
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A circa 1900 Queen Anne Manse as Community House, Banquet Facility, and WeddingplaceA multi-story, masonry and wood frame, commercial structure of Victorian architecture, approximately 12,000 square feet of conditioned interior, with a footprint of approximately 4,800 square feet. Commercial space elements will include meeting and banquet facilities, food preparation and kitchen, library and quiet rooms, offices, storage and communications center, manager’s domicile and belvedere.In concert with the Milda's Victorian Manse will be trellised gardens, wedding and celebration gazebos, a reception patio, solarium vignettes, a grand lawn area with festive tenting, pool and water feature elements and lushly landscaped grounds. |
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Representational Exhibit : Milda's Victorian Manse Dining Experience |
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THE MOTORCOACH RESORT at THE NEW MILDA TOWN ON THE HILL
A "Senior’s" Oriented Motorcoach Resort
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A "state of the art" next generation Recreational Vehicle Resort to attract the newer Motorcoach and "Full-Timers" guest clientele. Approximately eighty [80] guest sites, with approximately sixteen [16] "Next Generation Pull-Through" sites.All potable water and wastewater services, electrical connection, cable television availability, telephone and telecommunications will be provided with special consideration for "high-speed" Internet capabilities.On site amenities will include both open playground facilities and intimate "pocket parks", secondary clubhouse and group meeting hall, swimming and spa element, public showers and restrooms, laundries, and an extensive tree canopy. |
THE RESORT VILLAGE at MILDA TOWN ON THE HILL
[Unit # One]
It is Recognized That a Substantial Need Exists for New Housing Opportunities in Southern California.
This proposed "recreational parklands resort" community is being envisioned, designed, and engineered as "a Small Scale Lawrence Welk Resort", and we are proposing to create three separate "enclave" style neighborhoods by incorporating "off-site-built" manufactured homes.
Approximately ninety-two [92] "resort-style" homes will utilize approximately 59.08 acres of The New Milda Town on The Hill property.
These special "Senior's Oriented & Active Retiree Resort Home Enclaves" will be engineered and developed similar to the Manufactured Housing Industry's "Five-Star Park" criteria.
The resort homes are to be limited to newly manufactured units only, and approved for "move-on" only when extensive, and critical design, engineering, construction, and architectural controls are fully satisfied.
Opportunities Unique to Unit # One
Enclave Unit # One offers special Pala Creek view opportunities and additionally offers several special "secluded sites" to incorporate the Manufactured Home Industry's new two-story models. The two story models are being well received in the Newport Beach, California mobile home parks as "second-home" and "resort-home", particularly attractive to retirees and empty-nesters.
A primary marketing focus of Milda Town at Pala Creek & The New Milda Town on The Hill is directed to the second-home, resort-home retiree and empty-nester.
THE RESORT VILLAGE at MILDA TOWN ON THE HILL
[Unit # Two]
It is Recognized That a Substantial Need Exists for New Housing Opportunities in Southern California.
This proposed "recreational parklands resort" community is being envisioned, designed, and engineered as "a Small Scale Lawrence Welk Resort", and we are proposing to create three separate "enclave" style neighborhoods by incorporating "off-site-built" manufactured homes.
Approximately thirty-eight [38] "resort-style" homes will utilize approximately 25.56 acres of Milda Town at Pala Creek property.
These special "Senior's Oriented & Active Retiree Resort Home Enclaves" will be engineered and developed similar to the Manufactured Housing Industry's "Five-Star Park" criteria.
The resort homes are to be limited to newly manufactured units only, and approved for "move-on" only when extensive, and critical design, engineering, construction, and architectural controls are fully satisfied.
Opportunities Unique to Unit # Two
Enclave Unit # Two offers more intimate view opportunities of Pala Creek and the Tourmaline Queen Mountain, and is somewhat more secluded. Several more special sites are capable to support the Manufactured Home Industry's new two-story models.
A primary marketing focus of Milda Town at Pala Creek & The New Milda Town on The Hill is directed to the second-home, resort-home retiree and empty-nester.
THE RESORT VILLAGE at MILDA TOWN AT PALA CREEK
[Unit # Three]
It is Recognized That a Substantial Need Exists for New Housing Opportunities in Southern California.
This proposed "recreational parklands resort" community is being envisioned, designed, and engineered as "a Small Scale Lawrence Welk Resort", and we are proposing to create three separate "enclave" style neighborhoods by incorporating "off-site-built" manufactured homes.
Approximately ninety-two [92] "resort-style" homes will utilize approximately 59.76 acres of Milda Town at Pala Creek property.
These special "Senior's Oriented & Active Retiree Resort Home Enclaves" will be engineered and developed similar to the Manufactured Housing Industry's "Five-Star Park" criteria.
The resort homes are to be limited to newly manufactured units only, and approved for "move-on" only when extensive, and critical design, engineering, construction, and architectural controls are fully satisfied.
Opportunities Unique to Unit # Three
Enclave Unit # Three offers a "parkland" setting aligned with Pala Creek and is more removed from the active traffic element.
Several of the Unit # Three "resort home sites" are oversize and easily accommodate the Manufactured Home Industry's "triple-wide" models. Also of benefit, additional space is available for complimenting detached accessory buildings
A primary marketing focus of Milda Town at Pala Creek & The New Milda Town on The Hill is directed to the second-home, resort-home retiree and empty-nester.
THE RECREATIONAL VEHICLE RESORT AT PALA CREEK
A "Families" Oriented Recreational Vehicle Resort
A "state of the art" next generation Recreational Vehicle Resort to attract "families" clientele. Approximately 52 guest sites, with approximately 16 "Next Generation Pull-Through" sites. All potable water and wastewater services, electrical connection, cable television availability, telephone and telecommunications availability, and special consideration for Internet capabilities.
Preliminary calculations envision land use as 5.68 acre of "net" developed area and an additional 6.06 acres dedicated to permanent "open-space" benefits.
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On site amenities will include both open playground facilities and intimate "pocket parks", secondary clubhouse and group meeting hall, swimming and spa element, public showers and restrooms, laundries, and an extensive tree canopy. |
THE FAMILY RECREATIONAL VEHICLE CAMPGROUND AT PALA CREEK
A "Families" Oriented RV Campground
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A "state of the art" next generation Recreational Vehicle Campground to attract "families" clientele. Approximately eighty-four [84] guest sites, with approximately twenty-two [22] "Next Generation Pull-Through" sites. All potable water and wastewater services, electrical connection, cable television availability, telephone and telecommunications availability, and special consideration for Internet capabilities. |
On site amenities will include both open playground facilities and intimate "pocket parks", secondary clubhouse and group meeting hall, swimming and spa element, public showers and restrooms, laundries, and an extensive tree canopy.
THE NEW MILDA TOWN VILLAGE MERCANTILE Since 1999
A "circa 1900 Convenience Store", as an "On-Site" and "Community Supported" Mercantile
REPRESENTATIONAL ARCHITECTURAL STUDY IMAGE
A retail and convenience store structure of "Butterfield Stagecoach" era architecture located at the southerly entrance of the Milda Town at Pala Creek community.
Food, beverage, camping supplies, recreational products, outerwear and general merchandise will be provided for guests of Milda Town at Pala Creek & The New Milda Town on The Hill, and provide a public benefit to the immediate Pala Creek neighborhood community.
It is hopeful the nearby "tourmaline mining interest" may expand their regional and local marketing with a "sense of place" sales venue.
Only one acre of the Milda Town at Pala Creek property will be disturbed. Careful building placement and with expert care exercised, the mercantile improvements will allow for the enhancement of the stately oak trees at Pala Creek.
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GRUBSTAKE PETE'S PRIMITIVE CAMPGROUND & MINING EXPERIENCE
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Collaboration of Related Recreational and Community Services
WEDDINGS BY MILDA & FAMILYMilda’s Victorian Manse offers a romantic, mountain view setting for that special wedding day.Romantic architecture steeped in early California mining "history". [see "The Love Story of Milda & Pete, the Grubstake Miner"]Minutes close to the rapidly burgeoning Temecula Valley, and the well established Fallbrook-Rainbow communities.
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![TBNC Edgemon Milda Town at Pala Creek, Milda's Original Production Kitchen at The Victornia Manse on the Hill, Still utilize as a Preparation [Prep] Kitchen, Ol. Grubstake Pete Sneeks in Her to Kick Back Some Maker's at Pala Creek, Southern California USA](Mildas.Manse.The.Older.Kitchen.001.jpg) |
Collaboration of Related Recreational and Community Services
MILDA'S ORIGINAL VICTORIAN KITCHENOffering banquet and meetings service in festive atmosphere.Private and corporate conferences and specialized menu services.Receptions, graduation parties, confirmations, bar and bat mitzvah, and more; decorated in circa 1900 decor. |
MILDA'S TRADITIONAL CELEBRATIONS AT THE QUEEN ANNE MANSE ON THE HILL
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Thanksgiving Feast For All |
Ol' Grubstake Pete as Santa Claus |
EASTER |
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MILDA & PETE'S SPONSORSHIP OF COMMUNITY EVENTS
"Milda's Fall Pumpkin & Hay Rides Festival"
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PETE'S RECREATIONAL VEHICLE STORAGE & POLICE YARD DOG COMPOUND
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GUEST VENDOR SITES & CORPORATE DISPLAY OPPORTUNITIES
Throughout The Milda Town Community provision is to be made for display and exhibit sites for manufacturers, dealers and other commercial recreational vehicle oriented enterprises.
No regular retail sales are envisioned, however, it may be beneficial to the recreational community to offer seasonal, or occasional "by invitation only" marketing events in concert with other "on-site" festivities.
SHERIFF JIM'S JAILHOUSE, LAUNDRY, TOUR BUS STATION & INDIAN GAMING SHUTTLE SERVICE
Providing Support for the Tourism Opportunities at Milda Town at Pala Creek & The New Milda Town on The Hill
Wine County Temecula
Old Town Temecula and Numerous Community Festivities
Pechanga, Pala, Pauma, Rincon and San Pasqual Indian Gaming and Entertainment Centers
Regional Day Trips
The New Eastside Reservoir Recreational Park
Hiking and Nature Trail Tours
Legoland Carlsbad®
Ocean Sportfishing and Freshwater Fishing Tours
San Diego Wild Animal Park
Numerous More Tourism Opportunities
THE MILDA TOWN AT PALA CREEK TELECOMMUNICATIONS CORPORATION OF AMERICA
As a Private, Licensed Operator Providing The Latest Technology in "On-Site" Telecommunications, including;
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Telephonic Communications [State of the Art]Cable Service Television CapabilitiesWorld Wide Presence via the High Speed Internet"On-Site" EMS / Fire Safety Radio Telecommunications |
ENHANCEMENT AND DEDICATION OF RICH OAK RIPARIAN HABITAT AT PALA CREEK
Pala Creek traverses the length of the project property from the north to the south.
At mid-point of Grubstake Pete’s Mining Camp Experience through the southerly entry portal of Milda Town at Pala Creek, esthetic and structural riparian and landscape enhancement will be accomplished upon the creek bed and creek flow walls.
A "Flowage Easement" may be granted to the County of San Diego assuring reasonable drainage and flood water management in perpetuity.
DEDICATION OF "FUTURE PLANNING PARCEL, Study No. 001 [GP4ac.001.R]
Approximately 17.71 acres is available from the project developer/owner for dedication to the County’s Regional Park System, subject to certain tax and legal consideration.
The terrain is steeply rising from the Pala Creek bed with approximate elevations of 520.00' to 1140.00'.
DEDICATION OF PALA-TEMECULA ROAD RIGHT-of-WAY [ROW]
The project developer/owner of Milda Town at Pala Creek & The New Milda Town on The Hill is prepared to dedicate roadway realty to the County of San Diego to meet the regional traffic circulation goal of an eighty-four foot [84'] Pala-Temecula right-of-way.
THE OPEN SPACE COMMITMENT
The current Milda Town at Pala Creek & The New Milda Town on The Hill project as planned, allows for more than 65% of the fee ownership site to remain in undisturbed native vegetation [< 145 acres].
In the future more details will be published as to the significant environmental benefits to be enhanced by this commitment.
Thank You For Your Visit to the Project Description of;
MILDA TOWN AT PALA CREEK & THE NEW MILDA TOWN ON THE HILL
A Three Mile View Southerly Across The Proposed Milda Town Community
To The Summit of The Tourmaline Queen Mountain, Pala, California USA
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TBNC COLLABORATORS
an interdisciplinary planning & design collaboration
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ENVIRONMENTAL PLANNING
Environmental Planning concerns itself with the decision making processes where they are required for managing relationships that exist within and between natural systems and human systems. Environmental Planning endeavours to manage these processes in an effective, orderly, transparent and equitable manner for the benefit of all constituents within such systems for the present and for the future. Present day Environmental Planning Practices are the result of continuous refinement and expansion of the scope of such decision making processes.
Some of the main elements of present day environmental planning are:
Social & Economic Development / Urban Development & Redevelopment / Regional Development / Natural Resource Management & Integrated Land Use / Infrastructure and Intermodal Interconnectivity Systems / Governance Framework
The environmental planning assessments encompass areas such as land use, socioeconomics, transportation, economic and housing characteristics, air quality and air pollution, noise pollution, the wetlands, habitat of the endangered species, flood zones susceptibility, coastal zones erosion, and visual studies among others, and is referred to as an Integrated Environmental Planning Assessment [IEPA].
In the United States, for any project, environmental planners deal with a full range of environmental regulations from federal to state and city levels, administered federally by the Environmental Protection Agency [EPA].
A rigorous environmental process has to be undertaken to examine the impacts and possible mitigation of any construction project. Depending on the scale and impact of the project, an extensive environmental review is known as an Environmental Impact Statement [EIS], and the less extensive version is Environmental Assessment [EA]. Procedures follow guidelines from National Environmental Policy Act [NEPA], State Environmental Quality Review Act [SEQRA] and/or City Environmental Quality Review [CEQR], and other related federal or state agencies published regulations.
The Association of Environmental Professionals (AEP) is a non-profit organization of interdisciplinary professionals including environmental science, resource management, environmental planning and other professions contributing to this field. AEP is the first organization of its kind in the USA, and its influence and model have spawned numerous other regional organizations throughout the United States. Its mission is to improve the technical skills of members, and the organization is dedicated to "the enhancement, maintenance and protection of the natural and human environment". From inception in the mid 1970s the organization has been closely linked with the maintenance of the California Environmental Quality Act [CEQA], due to California being one of the first states to adopt a comprehensive legal framework to govern the environmental review of public policy and project review.
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