A TBNC Case Study
prototypical
Large Scale Project Entitlement & Site Development
Program
Including, but
not limited to the site acquisition in fee, master site planning, specific site
engineering, agency and governmental approvals and project entitlement,
corporate marketing, investor opportunities and relationships, financial and
fiscal program management and on-going commercial operations.
A TBNC Case Study
08.01.07
Abstract : Acquire
Premier Site, Design & Engineer Facility, and Entitle a Special 212 Acre Seniors
& Families Oriented Recreational Parklands Community
Study Site
Ideally
Located Between The Pechanga & Pala Indian Nations
Neighboring The San Diego County Mount Olympus Regional Preserve
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.
COMMUNITY CHARACTER
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.
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.
A reservation of more than sixty-five percent [65%] of the 212 acres 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 curvilineal 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.
Several of
the surrounding property owners have described this proposed community as,
"a Small Scale Lawrence Welk Resort"
Overview of the Proposed Milda Town Project
07.07.07
Milda's Victorian Manse aka The Tourmaline Queen
A circa 1900 Queen Anne Manse as Community House, Banquet Facility, and Weddingplace
A 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.
The
Motorcoach Resort at Milda Town on The Hill
A
"Senior’s" Oriented Motorcoach Resort
A "state of the
art" next generation Recreational Vehicle Resort to attract the newer
Motorcoach and "Full-Timers" guest clientele. Approximately 80
guest sites, with approximately 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 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 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 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 RV
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.
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 RV Campground at Pala Creek
A
"Families" Oriented RV Campground
A "state of the art" next
generation Recreational Vehicle Campground to attract "families"
clientele. Approximately 84 guest sites, with approximately 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.
Preliminary calculations envision land use as 10.78 acre of "net"
developed area and an additional 8.46 acres dedicated to permanent
"open-space" benefits.
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
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.
Grubstake
Pete's Primitive Campground & Mining Experience
A Families and Groups
Oriented "Primitive" Campland
Approximately 24.25 acres of creek meadow with oak and sycamore canopy dedicated to family and group "tent" sites. Highlights include
large open and canopied tree play areas, recreational elements, potable water supply, and communal sanitation facilities.In concert with the County of San Diego Parks & Recreation Department, this site may serve as a staging area for a mountainous hiking and trailway network with a series of overlook and interpretive resting stations.
A
continuing mission of the proposers of Milda
Town at Pala Creek & The New Milda Town on The Hill
is the synergistic utilization, and active participation in this
"park-within-a-park" community, to the benefit and joy of the
public in general.
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.
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'.
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
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
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A TBNC Case Study
prototypical
Large Scale Project Entitlement & Site Development
Program
Including, but
not limited to the site acquisition in fee, master site planning, specific site
engineering, agency and governmental approvals and project entitlement,
corporate marketing, investor opportunities and relationships, financial and
fiscal program management and on-going commercial operations.
A TBNC Case Study
08.01.07