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
Overview of Milda
Town at Pala Creek to the South
Approximately 212 Acres
Within the Study Area
Located
approximately 2 1/2 miles north of the community of Pala [the site of the Pala
Mission], and 6 1/2 miles south of the burgeoning community of Temecula,
in the
Palomar Mountains of Southern California.
A TBNC Case Study
prototypical
Large Scale Project Entitlement & Site Development
Program
COMMUNITY CHARACTER
Greater Community and Public BenefitsMillions 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 asset, 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.
Open Space
Commitment
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 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.
Several of the surrounding property owners have described this proposed community as,
"a Small Scale Lawrence Welk Resort"
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TBNC
an interdisciplinary
planning and design collaborative
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Carlsbad -
California 92011.4652
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08.01.07
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.