HomeMy WebLinkAbout060794 RDA AgendaAGENDA
CITY OF TEMECULA
OLD TOWN REDEVELOPMENT ADVISORY COMMITTEE
A REGULAR MEETING
TEMECULA CITY HALL - MAIN CONFERENCE ROOM
43174 Business Park Drive
JUNE 7, 1994- 6:30 PM
CALL TO ORDER:
Flag Salute
ROLL CALL: Committee
Members:
Chairman Dallas Gray presiding.
Member Ron Walton
Bridges, Gray, Jenkins, Maurice, Pelonero, Reed, Walton
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the Council on
items that are not listed on the Agenda or on the Consent Calendar. Speakers are
limited to two (2) minutes each. If you desire to speak to the Council about an item
not listed on the Agenda or on the consent Calendar, a pink "RequestTo Speak" form
should be filled out and filed with the City Clerk.
When you are called to speak, please come forward and state your name and address.
For all other agenda items a "Request To Speak" form must be filed with the City Clerk
before the Council gets to that item. There is a five (5) minute time limit for individual
speakers.
COMMITTEE BUSINESS
Authorization for Consultino Services Aqreements - Traffic Impact Analysis and
Architectural and Planning Services - Old Town Entertainment Proiect
RECOMMENDATION:
1.1
Review and comment on agreements with Wimberly, Allison, Tong and Goo for
architectural and planning services not to exceed $54,620 and with Barton-
Aschman for Traffic Analysis not to exceed t~34,000. The agreements will be
subject to the approval of the Executive Director and General Counsel as to final
form.
JSG/R:/agende/O60794.RDC 1 06/02/94
EXECUTIVE OIRECTOR'S REPORT
COMMITTEE MEMBER REPORTS
ADJOURNMENT
Next regular meeting: July 5, 1994, 6:30 PM, Temecula City Hall, Main Conference Room,
43174 Business Park Drive, Temecula, California
APPROVAL
CITY ATTORNEY
FINANCE OFFICER
CITY MANAGER
TO:
FROM:
DATE:
SUBJECT:
CITY OF TEMECULA
AGENDA REPORT
Redevelopment Advisory Committee
Executive Director/City Manager
June 7, 1994
Authorization for Consulting Services Agreements - Traffic Impact
Analysis and Architectural and Planning Services Old Town
Entertainment Project
PREPARED BY: June Greek, City Clerk/Redevelopment Agency Secretary
RECOMMENDATION:
Review and comment on agreements with Wimberly, Allison,
Tong and Goo for architectural and planning services - not to
exceed t~54,620 and with Barton-Aschman for traffic analysis -
not to exceed $34,000. The agreements will be subject to the
approval of the Executive Director and General Counsel as to final
form.
DISCUSSION: Attached you will find the staff report which is being forwarded to the
Redevelopment Agency for action at the meeting of June 14, 1994. This report outlines the
staff recommendation, the background and the fiscal impact of the recommended action.
JSG
APPROVAL
CITY ATTORNEY
FINANCE OFFICER
CITY MANAGER
TEMECULA REDEVELOPMENT AGENCY
AGENDA REPORT
TO:
FROM:
DATE:
SUBJECT:
Executive Director/Redevelopment Agency Members
Ronald E. Bradley, Executive Director
June 14, 1994
Authorization of Agreement for Consulting Services for Old Town T.Z.B.G.. Inc.
Project
PREPARED BY: Marilyn Whisenand
RECOMMENDATION:
That the Redevelopment Agency authorize the Chairperson to execute an agreement with
Wimberly Allison Tong & Goo for architectural and planning services not to exceed ~54,620
and with Barton-Aschman for traffic impact analysis not to exceed $34,000. Agreements will
be subject to the approval of the Executive Director and the General Counsel as to final form.
DISCUSSION:
On March 22, 1994, an appropriation of $125,000 was authorized for the purpose of
conducting feasibility studies as required by the Memorandum of Understanding between the
City and Redevelopment Agency of Temecula and T.Z~B.G. Inc. (Zev Buffman). To date,
contracts have been authorized with Price Waterhouse in the amount of $75,000for economic
planning services and Tom Dodson and Associates in the amount of ~75,800for preparation
of an environmental impact report. This authorization will bring the consultant services
authorized to date to a total of ~239,420, of which T.Z.B.G., Inc. is responsible for one-half.
The scope of work for Barton-Aschman and Wimberly Allison Tong & Goo is fully described
in the attached proposals.
FISCAL IMPACT:
Funds are available for the City's portion of the fees (one-half, not to exceed a total of
$125,000). The balance will be billed to TZBG, inc.
Attachment: Wimberly Allison Tong & Goo - Proposal
Barton-Aschman Prol3osal
Wixnbcrly Allison 'lbng & Gun
Archltect~' and i~lonncrs
13May1994
Mr. Run Bradley
City Manager
CITY Of TEMECULA
43174 Business Perk Drive
Tomeruin, California 92590
Via Facsimile
9091694 1999
Subject:
Old Town Temeeula Entertainment Center
Proposal for Professional Services
WAT&G Project No. 94413
As wo discussed, the following describes our R~.vlsed Propusa[ for professional services for the
Master Planning and Pro-Concept Design of the Old Town Tomeruin Redevelopmerit Project and
Entertainment Center. This proposal responds io your comments and identifies fixed fees forthe
work that we will provide. As you are aware, we have already begun work on the project and
have accumulated professional fees and reimbursables which we have already billed for services
through the end of April.
WORK
Although much of the Scope of Work still rams,ins somewhat unclear, we have attempted in this
proposal, to identify what we understand is req,dred now and have made assumptions about what
will be required in the future. Should the gcopo otWork be altered in the future to require
additional work, the fees will be adjusted accordingly. For this Proposal, we have included time
expanded starting with my first meeting with Dave Hogan on 29 Maroh 1994.
Meeting Attendance
It was apparent from our first few meetings tha~ continued attendance by WAT&(] at the various
strategic planning work sessions and coordination meetings will be required continually
throughout th~ 90-120 day R&D Phase. We have assumed our attendance will include
signi~om~t meetings where the key team members are in attendance. [n-house meetings will be
included in our other Scopes of Work defined below. For this Proposal we have included g
meetings with a Principal and Staff Member prosent.
714 574 3500
led ~90~ 8P~8~&~L:ON ]BI B * I ~ M:QI P~:PI ~5,-£I-X~W .........
Wimherly Allison TonS &
Mr. Ron Bradley
Page 2
13May 1994
Base Map Developm~l
Title work includes the initial preparation of a comprehensive base map utilizing information
provided by the City and other consultants, to be used as the basis for all future design
considerations. This map will be updated contlnuous[y as new information is provided_ It will
include such information as, present and future highways and interchanges; streets, intersections
and bridges; properly lines; new, existing, and historic buildings; flood information; land use
districts; civic and community buildings; present and future parking areas, etc. The Base Map
will be drawn at 1:100 scale.
Ers2gLeJ~Feasibility Assessment, and StTategic Planning Phase
This work includes the review, comment and development of the architectural program(s) for the
various project components including Zev Bufl man's entertainment projects; Gone Hancock's
betel and retail projects; and the various miscellaneous project elements sueIt as the, retail, food
& beverage, etc., within the Old Town area. We will meet with the various consultants including
the environmental, traffic, market feasibility and City agencies to provide strategic planning
recommendations, clarify information aleout the project program (s), assist in developing the
project description. and establish project phasing alternatives. [n addition, WAT&.G will provide
our expedise in assisting the team with feasibihty assessment, overall strategic planning and
product assessment of'the viable options to con alder for the entertainment, retail and food &
beverage facilities. This will result in a written report describing our recommendations- We will
prepare an existing lot and structures inventory and appraisal, identifying the assessors parcel
number and street address of the lot, each build ing's current use, condition and viability relative
to the proposed project. The results of these assssments will be utilized in the development of
the Master Plan and various Pre-Concept Designs.
Masmr Pl~nlng I}~
This Phase {ncludes the development of numerl,us (3-4) Master Planning Schemes fbr
consideration by the project tears. It will include the identification of die various project
elements anticipated by Zev Buffman, Gene Hancock, and others identified in the Programming
Phase described above. It will also respond to Ihe City's Specific Plan, which identifies existing
historic and other structures, establishes certain design and planning guidelines, and new
circulation routes. It will identify proposed pallring areas and establish estimates of total parking
quantities proposed, in addition to proposed canrelation systems for pedestrian, vehicular, and
themad transportation modes, etc.
~0~ ~90~ 8~SS~&S~TL:ON q3i 9 · I ~ M:OI SS:~T
Wiml,eriy Allison T, ng & Goo
Archite,'ts ,rid Plc~n,¢f~
Mr. Ron Bradley
Page 3
13 May 1994
As the Mater Plan develops, scale and massinF. of each project component will be established.
WAT&G will coordinate with the City enginee,'ing or planning departments, as required. This
Phase will result in the creation of 3-4 Site Plans of the TRC District, the arena site area and
adjacent significant elements of the Old Town A. rca pertinent to this project. The final drawings
will be at hI00 scale.
We propose to perforen our services per the folI,~wing Fixed Fee Schedule. The fees are based
on the staffing hours projected. Additional flat= required or adjustments in the Scope would be
on a Tim~ and Materials basis, per the attached Discountad 14ourly Billing Rate Schedule. We
estimate that the work described above, which is associated with Gene Hancoek's Hetels and
hotel r,: lated retail, encompasses approximately 10% of our total fees described below.
PHASE ~;.STIMATED HOURS FEE
Meeting Attendance - Hourly
Base Map Developtnent
Programnlinib Feasib}lity Assessment
attd Strategic Planning
Master Planning
80 $9,500 (Budget)
75 $5,620
45 $8,000
245 $25,000
In addition to our professional fees, reimbursable expenses suoh as reproductions, CADD plots,
photos, mounting and framing, 8raphies coordillation, renderings, models and mock-ups, long
distance communications, postage and handling air travel, auto mileage, hotel and related
expenses, etc., incurred in the interest of this project by WAT&G staff and our consultants, will
be billed at 1. [ times actual cost. At this time, we estimate the reimbursables for the project will
total approximately $6,500.
Payments on all services and reimbursables are due to WAT&G within 30 (thirty) days of
invoice. An interest charge of 1% par month will be added to all payments made after the 30
(thirty) dav period.
Mr. Ron Bradley
Page 4
13 May 1994
Thank you for the opportunity to submit this Proposal. We look forward to continuing our
efforts on the project. Please let me know ify{~u have any questions regarding the
aforementioned.
Michael R. Paneri, AIA
Vice President
Attachment \ Discounted Hourly Billing Rate S.:hedule
cc: Zev Buffman
Marilyn Whisenand
Michael M. S. Chun
Acceptance:
City of Temecula
Date
~Od g90~ 8~S8~6SP~6:ON q31 5 · I ~ fl:aI 58:~ ~6,-£I-A~W .......
WAT&G Newport Beach
TEMECULA ENTERTAINMENT C]~N FER
WAT&G PROJI~CT NO. 94413
DISCOUNTED HOURLY BILLING RATES
Principals and staff members wilt be billed at the following hourly billing rates:
Note:
I~] BILLING RATE
Principal $180.00
Senior Associate $135.00
Associate $100,O0
Senior Staff $135.00
S taft Lovel I $1 O0.00
Staff Level II $gO.O0
Staff Level II1 S65,00
Staff Level IV $50.00
Staff Level V $35,00
Photography/Graphics $85.00
Marketing $100.00
CAD Equipment T[rne $35,00
Overtime rates for staff(over 40 hourst.er week) to be 1.3 times billing rate,
These rates are subject to change from hme m time.
Wiml,or[y Allisml 'l;mg &
May 2, 1994
VIA FACSIMILE (909/694-1999)
Mr. Ronald E. Bradley
City Manager
City of Temecula
43174 Business Park Drive
Temecula, CA 92590-3606
Dear Mr. Bradley:
RE: PROPOSAL TO PREPARE TWO (2) TRAFFIC IMPACT ANALYSES OF THE
PROPOSED CITY OF TEMECULA-THE ZEV BUFFMAN GROUP
ENTERTAINMENT FACILITIES IN OLD TOWN TEMECULA, CALIFORNIA
Barton-Aschman Associates, Inc., is please to submit this letter proposal for your
consideration regarding the above-referenced development (hereinafter referred to as the
"Project"). We appreciate this opportunity to provide traffic-related services in the
processing of this development.
The basis for this proposal is as follows:
Information regarding the proposed Project received in "team" meetings on
March 21, March 23, and April 5, 1994;
A six-page narrative of the Project (i.e., "1.0 PROJECT DESCRIPTION"
prepared by Tom Dodson & Associates) received on April 19, 1994, from Tom
Dodson & Associates (refer to Attachment A);
A traffic impact analysis "scoping" meeting on April 26, 1994, attended by
representatives of the City of Temecula; Caltrans; Barton-Aschman Associates,
Inc.; Riverside County Transportation Commission (RCTC); Riverside County
Transportation Department (RCTD); and Valley Research and Planning
Associates (consultant to RCTC);
Draft Traffic Impact Study Guidelines, City of Temecula, February 14, 1992;
and
~"')PARc'ON5 v,,pdLq 51340L t ernecula.pr o
Mr. Ronald E. Bradley
May 2, 1994
Page 2
Draft Riverside County Transportation Commission Traffic Impact Analysis
Report Guidelines, June 23, 1993.
With respect to the latter two items, it should be noted that certain variations from these
draft guidelines are proposed herein based upon input and direction received during the
aforementioned "scoping" meeting on March 26, 1994, and from the Southern California
Association of Governments (SCAG) on April 29, 1994. It is Barton-Aschman's
understanding that the scope of services proposed herein includes those services required
to satisfy the needs of the public agencies responsible for reviewing and approving this
Projec~
We have subdivided our proposal into the following sections:
Understanding of the Project;
Scope of Services;
Time of Performance;
Cost of Services;
Method of Payment; and
Authorization of Proceed.
Each of these is discussed below.
UNDERSTANDING OF THE PROJECT
Both within and directly west of the City of Temecula's adopted Old Town Temecula
Specific Plan area is proposed the development of a variety of entertainment-related
facilities. These facilities will be constructed by the City of Temecula in cooperation with
The Zev Buffman Group, Inc. (TZBG). With the exception of one hotel, the entire Project
is proposed for completion in 1996.
A traffic impact analysis (TIA) is required to determine if any adverse impacts on the area
transportation system will result due to the Project's vehicular trip generation. In fact, two
such studies are required: one addressing the requirements of the City of Temecula, and a
second addressing the requirements of the Congestion Management Program (CMP) of
RCTC. This proposal addresses both of these traffic impact analyses.
SCOPE OF SERVICES
As cited above, two traffic impact analyses will be prepared, with the results of each to be
summarized in a separate document. One analysis will address the RCTC's requirements
] BARTON-ASCHMAN
ASSOCIATES, INC. wlx~9513401ten~ecula.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 3
for compliance with CMP Land Use Coordination. The second analysis will address the
City of Temecula's traffic impact requirements. The scope of services for each analysis is
presented below.
RCTC/CMP Traffic Impact Analysis
Based upon direction and input received from RCTC; Valley Research and Banning
Associates (consultant to RCTC); and SCAG's Inland Empire Office, the following
assumptions will be utilized and tasks completed:
1. The study area will consist of the following four CMP segments/links:
a. SR-79 (South) immediately east of 1-15;
b. 1-15 immediately south of SR-79 (South);
c. 1-15 between Rancho California Road and SR-79 (South); and
d. 1-15 immediately north of Rancho California Road.
2. The time period of analysis will be the weekday evening peak hour occurring
between 4:00 PM and 6:00 PM.
3. In conjunction with Items 1 and 2 above, the following traffic scenarios will be
analyzed:
a. Existing (1994);
b. 1996 assuming no Project development;
c. 1996 assuming partial Project completion, i.e., all Project components with the
exception of one hotel;
d. 2010 assuming no Project development; and
e. 2010 assuming fu//Project completion.
With respect to the five traffic scenarios included in Item 3 above, the following
parameters and methodologies will apply:
BARTON-ASCHMAN
ASSOCIATES, INC. wpd~951340ttemecula.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 4
a. Existing (1994)
(1)
1994 directional traffic volumes will be obtained from RCTC. These
volumes will be either actual 1994 volumes or volumes collected in a
prior year(s) and factored by Barton-Aschman to 1994 (utilizing a growth
factor(s) supplied by RCTC or SCAG);
b. 1996 Without Project
(1)
The 1994 volumes described in Item 4.a above will be factored by
Barton-Aschman to 1996 utilizing a growth factor(s) obtained from
RCTC or SCAG;
c. 1996 With (Partial) Project
(i)
Based upon 1996 Project trip generation and distribution data jointly
developed by Barton-Aschman, the City of Temecula, and TZBG,
assignments of 1996 Project-generated traffic will be made to the four
study segments/links. In order to obtain "1996 With Project" volumes,
the 1996 Project traffic volumes will be superimposed directly upon the
1996 non-Project volumes described in Item 4.b above;
d. 2010 Without Project
(1)
2010 directional volumes will be obtained from SCAG. If necessary,
these volumes will be "modified" by Barton-Aschman to reflect the
elimination of trips generated by those land uses (assumed in SCAG's
2010 forecast) which will be "replaced" with Project land uses. As
discussed and confirmed with SCAG, this reduction will be done
manually, not via the SCAG (or any other) travel demand model. The
number of trips to be eliminated will be obtained from SCAG;
e. 2010 With (Full) Project
(1)
Based upon 2010 Project trip generation and distribution data jointly
developed by Barton-Aschman, the City of Temecula, and TZBG,
assignments of 2010 Project-generated traffic will be made to the four
study segments/links. In order to obtain "2010 With Project" volumes,
the 2010 Project traffic will be superimposed directly upon the manually-
adjusted 2010 non-Project volumes described in Item 4.d above.
] BARTON-ASCHMAN
ASSOCIATES, INC. wpd~51340}temecub.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 5
5. Level-of-service analyses for the five traffic scenarios in Item 3 above will be
conducted utilizing CMP criteria established by RCTC. If adverse impacts are
projected due to Project-generated traffic, a program of mitigation will be
recommended.
6. The results of Items 1 through 5 above will be summarized in a traffic impact
analysis report. Five copies will be submitted to the City of Temecula for its use
and distribution.
City of Temecula Traffic Impact Analysis
Based upon direction and input received from the City of Temecula, the following
assumptions will be utilized and tasks completed:
1. The study area will consist of the following nine intersections:
a. Rancho California Road-Business Park Drive/Vincent Moraga Drive;
b. Rancho California Road-Diaz Road;
c. Rancho California Road-Front Street;
d. Rancho California Road-I-15 South ramps;
e. Rancho California Road-I-15 North ramps;
f. Front Street-Moreno Road;
g. Front Street-Santiago Road;
h. SR-79 (South)-I-15 North ramps; and
i. SR-79 (South)-I-15 South ramps.
2. The time periods of analysis will be the 1994 and 1996 weekday evening peak hour
occurring between 4:00 PM and 6:00 PM; the 1994 and 1996 Saturday peak hour (the
precise hour to be determined as part of this analysis); and the weekday 24-hour
period occurring with General Plan Buildout.
] BARTON-ASCHMAN
ASSOCIATES, INC. wpd1951340ttemecula.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 6
In conjunction with Items 1 and 2 above, the following traffic scenarios will be
analyzed:
a. Existing (1994);
b. 1996 assuming no Project development;
1996 assuming partial Project completion, i.e., all Project components with the
exception of one hotel;
d. General Plan Buildout assuming no Project; and
e. General Plan Buildout assuming fu//Project completion.
With respect to the five traffic scenarios included in Item 3 above, the following
parameters and methodologies will apply:
a. Existing (1994)
(1)
Weekday evening peak-hour turning-movement traffic counts will be
conducted by Barton-Aschman at the nine study intersections between
4:00 PM and 6:00 PM;
(2)
In order to establish the "design" hour on Saturday, a 24-hour traffic
count (summarized in 15-minute intervals) will be conducted on a
Saturday on Rancho California Road between Front Street and 1-15.
Further, a Saturday Project trip generation analysis on an hourly basis
will be jointly developed by Barton-Aschman, the City of Temecula, and
TZBG. Based upon the 24-hour traffic count data on Rancho California
Road and the Saturday Project trip generation, the combined
peak/"design" hour of 1994 non-Project and 1996 Project traffic will be
determined. Once this Saturday "design" hour has been identified, two-
hour turning-movement counts will be conducted on Saturday by Barton-
Aschman at the nine study intersections (beginning 30 minutes before and
ending 30 minutes after the "design" hour previously identified);
] BARTON-ASCHMAN
ASSOCIATES, INC. wpdt9513401ternecula.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 7
b. 1996 Without Project
The 1994 volumes described in Item 4.a above will be factored by
Barton-Aschman to 1996 utilizing a growth factor(s) obtained from the
City of Temecula;
c. 1996 With (Partial) Project
(1)
Based upon 1996 Project trip generation and distribution data jointly
developed by Barton-Aschman, the City of Temecula and TZBG,
assignments of 1996 Project-generated traffic will be made to the nine
study intersections. The peak-hour assignments of weekday and Saturday
Project traffic volumes will assume, at minimum, the circulation system
improvements cited in Section 1.3.B of "1.0 PROJECT DESCRIPTION,"
Tom Dodson & Associates (refer to Attachment A). (Note: Any
additional 1996 improvements identified for implementation by the City
of Temecula also will be included.) In order to obtain "1996 with
Project" volumes, the 1996 Project traffic will be superimposed directly
upon the 1996 non-Project volumes described in Item 4.b above. (Note:
If the 1996 circulation system improvements could cause a
"reassignment" of 1996 non-Project traffic, a manual reassignment of said
volumes will be made by Barton-Aschman. Such a reassignment will be
estimated based upon the existing volumes at the nine study intersections
and perceived traffic patterns in the area.);
d. General Plan Buildout Without Project
(1)
General Plan Buildout weekday 24-hour volumes will be obtained from
the City of Temecula. These volumes will be provided on a roadway
segment/link basis in a format similar to that illustrated in Attachment B,
Exhibit Y. The precise segments/links will include the roadway
segments/links "connecting" the nine study intersections and any others
deemed necessary by the City of Temecula.
e. General Plan Buildout With (Full) Project
(1)
Based upon the roadway system assumed for "General Plan Buildout
Without Project" (refer to Item 4.d above), Barton-Aschman will
manually assign weekday 24-hour Project volumes to the roadway
segments/links utilized in Item 4.d above. These assignments of Project
] BARTON-ASCHMAN
ASSOCIATES, INC. wpdt9513401ternecub.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 8
traffic will be based upon Project trip generation and distribution data
jointly developed by Barton-Aschman, the City of Temecula, and TZBG.
In order to obtain "General Plan Buildout With Project" volumes, the full
Project traffic volumes will be superimposed directly upon the General
Plan Buildout non-Project volumes described in Item 4.d above.
Level-of-service analyses for the five traffic scenarios in Item 3 above will be
conducted utilizing City of Temecula criteria. This will involve intersection capacity
calculations for the 1994 and 1996 weekday and Saturday peak hours. With respect
m the General Plan Buildout scenarios, segment/link capacity calculations on a
weekday 24-hour basis will be conducted in a format similar to that illustrated in
Attachment B, Exhibit Z. For all scenarios, if adverse impacts am projected due to
Project-generated traffic, a program of mitigation will be recommended.
The results of Items 1 through 5 will be summarized in a traffic impact analysis
report. Five copies will be submitted to the City of Temecula for its use and
distribution.
Meetings
Meetings will be attended at the request of the City of Temecula and/or TZBG. These
could include "team" meetings, public hearings, "work" sessions, etc.
To date, Barton-Aschman has attended three meetings at the request of the City of
Temecula and/or TZBG. These occurred on March 21, March 23, and April 5, 1994. In
addition, four additional "team" meetings have been scheduled in May-June 1994 (per Mr.
David Hogan on April 29, 1994). Considering public hearings also will be required, it is
therefore conceivable that 10 (±) meetings ultimately will be requested of Barton-
Aschman.
Additional Services
It is conceivable that services in addition to those explidtly cited above will be required of
Barton-Aschman. Typical examples could include the conduct of additional technical
studies; responding to comments concerning the traffic reports; and providing assistance
during the environmental review process. We will comply as required to the greatest
degree possible.
BARTON-ASCHMAN
ASSOCIATES, INC. wpdt951340tternecula.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 9
TIME OF PERFORMANCE
Excluding "Meetings" and "Additional Services," the "Scope of Services" delineated
herein will be completed within approximately four weeks following Barton-Aschman's
receipt of (a) the final Project description, (b) approval by the City of Temecula of the
Project trip generation and distribution, (c) all traffic data described herein from the City
of Temecula, RCTC, and SCAG, and (d) formal authorization to proceed.
COST OF SERVICES
All services will be completed on a time-and-materials basis utilizing staff rates in effect
at the time of performance, plus reimbursement (at cost) for all directly related expenses.
All services will be conducted by Barton-Aschman personnel with the exception of the
conduct of peak-hour traffic counts at the nine study intersections and the 24-hour count
on Rancho California Road. These counts will be conducted by Wiltec, a traffic dam
collection firm located in Pasadena, California. Wiltec will serve as a subconsultant to
Barton-Aschman, and Wiltec's cost to conduct the counts will be $3,050.00.
Excluding "Meetings" and "Additional Services," the "Scope of Services" delineated
above, including Wiltec's fee of $3,050.00, will be completed for a cost of $23,000.00 to
$24,000.00. We will not exceed $24,000.00 without receipt of client authorization. It is
explicitly noted that this cost estimate assumes that Barton-Aschman's receipt of all traffic
data described herein from the City of Temecula, RCTC, SCAG, and any other public
agency or associated consulting firm will occur at no charge to Barton-Aschman.
With respect to "Meetings," such services will be charged on a straight time-and-expenses
basis, with staff time recorded "portal to portal." For the client's general budgeting
purposes, one three-hour meeting held in Temecula and artended by one Barton-Aschman
senior-level staff member would cost $1,000.00 (*). Therefore, if 10 such meetings
(averaging three hours per meeting) were ultimately requested by the City of Temecula
and/or TZBG (as discussed previously herein), a cost for meetings of $10,000.00 (±)
would result.
With respect to "Additional Services," a cost of services should be determined at the time
of request.
] BARTON-ASCHMAN
ASSOCIA'fES, INC. vvpd~951340itemecula.pro
Mr. Ronald E. Bradley
May 2, 1994
Page 10
METHOD OF PAYMENT
Billings for services will be submitted on a four-week basis and are due and payable upon
receipt. Balances on invoices which remain unpaid after 30 days will accrue interest at
the rate of 1.5 percent per month. Payments due Barton-Aschman are noncontingent upon
Project approval or Project financing and are Barton-Aschman's client's responsibility.
Failure to submit payment within 30 days of invoice date shall be deemed sufficient
reason to "stop work" on the assignment until payment is received. Any resultant delay in
scheduled completion date is the full responsibility of the client. Further, in the even legal
proceedings are instituted to collect delinquent payments due Barton-Aschman, the client
will be responsible for court costs, expenses of collection, and reasonable attorney's fees.
AUTHORIZATION TO PROCEED
We are prepared to initiate work on this assignment upon receipt of a signed copy of this
Letter Agreement, thereby signifying client's full understanding and acceptance of the
terms and conditions herein.
Again, we thank you for considering Barton-Aschman in assisting in the approval and
development of your Project. If you have any questions regarding the above, please do
not hesitate to contact us.
Sincerely,
BARTON-ASCHMAN ASSOCIATES, INC.
Thomas E. Mitchell, P.E.
Vice President
Attachments (A; B)
ACCEPTED AND APPROVED BY:
(Signature)
(Typed Name)
(Date)
Authorized to Execute Agreements for:
] BARTON-ASCHMAN
ASSOCIATES. INC. wpdlg51340ttemecula.pro
'SENT BY:TOM DODSON & ASSOG. ~ 4-1e-94 | 1|14PM ~ 7148898050~ 1818585D?22~# 2
1.0 PROJECT DESCRIFrION
1.1 Introdua[oll
In ~???, 1994 the City of Temecula adopted the Old Town Temecula Specific Plan which
establishes a vision for 8uidlns the future development of the heart of Temecula. Old Town.
.As stated in the Specific Plan "The purpose of this Specific Plan document is to assure the
~,stematic hnplementation of the General Plan....the document provides a comprehensive
plan for land use, development reiulatlons, dast~n ~idelines, vehicular circulation, parldnL~.
development incentives and other related actiota aimed at implementing the goals and
objectives set forth in the General Pla~* The City, in cooperation with Mr. Zev Buf~na~
has identified a suite of entertainment facilities that are proposed for developme.~t to
f~?nplement a portion of the Specific Plan. The proposed facilities will be considered in thl~
Initial Study which will provide the City with the envlro-mental information it needs in
order to determine whether an Environmental Impact Report (FIR) must be prepared to
Comply with the California Environmental Quality Act (CEQA).
1.2 P~0Ject T ocatton
The Old Town Specific Plan encompasses the area between Rancho Califomis Road and
Santiago Road/Fint Street on the north and south, respectively a~d the 1-15 Freeway on
the cast, and essentially hjol on the west, An additions] area is being included as part of ·
the proposed project, south of Pujol Street. The topoip'aphic map location of the site is
shown on the Temecula 7.5' tOp02TaphiC malx Since this area is part of an old rancho it
has not been assirned section numbers. The cadastral location is Latitude 33· 28' North and
Loniitude 117' 09' West. The regional location is shown in Figure 1-1 and the area location
and topography are shown in Fiiure 2 which was abstracted from the Murrieta and
Temecula 7.5' topcEraphy maps.
1.~ PrO~ec~ Charactefi~tj~
The proposed project encompasses a variety of $truct~cs, activity areas, parkin2 areas and
circulation system modifications, and hotels. An est;.,~ted total of ten new occopiablc
s=uaurcs are proposed for construction and as many as two parkin2 structures may bc
constructed, The entertainment structures arc dcsiEned to implement the central
entczlainment concept of the Old Town Specific Plan (OTSP), Three of the structures (the
W~d West Arena and the two hotels) are located outside of the OTSP and will either
require inclusion in the Specific Plan area or will require adoption of a separate specific
plan in accord with the exlstlns City General Plan requirements for the area. All of these
facilities will be reviewed for adverse impacts from approvtns, constructinS and operatin2
them as outlined in the followin2 discussion of project characteristics.
ATTACHMENT A
SENT BY:TOM DODBON & ASSOC, | 4-19-94; 1:14PM | ?1488980504 18185850722;~ 3
1,3,4. Entertainment Facilities
The City, in cooperation with Mr. Zev Buffman, proposes to construct the following
L Cabaret Tl~atr,'.' Two cabaret theatres ar~ proposed to be located in the Spe_,4~,_ Plan core area at
1, el
the proVosed location shown on l=ilure 3. Each cabaret b proposed to cantab about 16,000 square feet
(f~ Of area on a 13,000 ~ foot~rint. The strum w~ be approximately 2~ feet ~ sad ~ provld~
for · eecond story. Each theatr· Wil] be deigned to znlertah · mD:hXtlL;~ Of 600 people at one event.
The orch·gra floor wftl provldc seathI at tables for 400 persons and the balcony w~l provido 200 sots.
A buffet a;,,,~r w~ be
balcony. Each show is oxpeaed to last for approximately two hours and it is inl,~e~y antlcipsted that
the theater will bold 13 shows per week: one show per day Monday thru Thursday at 7'.30 PM; two
shows on Friday st 7 and 9'.30 PM; four shows on Saturday at 12,
1.2, 5, and 8 PM. Th~ cabaret theatre· will brat country and we. stem antestsh-~eg and other
appropriate cabaret
W~.atorn Saloons: Two salon,,, ar~ Fopos~ to be located i~ the Specific Nan core area at the
FOpOSed locidons shown on Pilure 3. Each Illnon is propor. cd to contain · r_h~,-,?tely ?,000 fl1 in
a slnSle atc~y swdau~. The footprint of tl~ building will alto be ?,(XI) T~. Bach saloon will be
dullned to entertain approximately 3~0 persons. ~ at table· and sboul 100 st the bar or adjacent ar~a.
A sma]l stale will be prm4ded for Wplca] bar e,,ter~-~--ent, such Is dancing Sirls. 8ta~d bar flehts,
shootouts and othu onterP, l.mCnt will b~ provided. The saloons wffi be ·pen from .~ tO 11 PM on
Monday thrd Thursday; open from 4 to mid,ni~t an Friday;. open from noon to mktniSht on SatorbS.
and frmn noon to 11 PM. Tyl~Ical western fare ~ be provided for patrons and walter/waltJ'm dr~k
eervk= ~ be s~|1,hle.
Opera Hous~ An opera hour~ is proposmt to be located ia the Spedlie Phn core area st the propNed
k~ation shown on F~ 3, The open boron is proposed to be · two story Im3ffore with the
prt,__.~nh.m apprcc~:nataly $0 feet hlgh. The opera }souse is expe, aed to encompMs 9~,000 ~r~ d apac~
with a footprint d approxlmately 23,~XX~. Es~knated seating capacity w~ be 1,400 psr~ns on thi ~st
floor and S00 seats h the balcony. Seating throughout is ex, peaed to ,'^,,.~.t d refdlar the~e~ ·earl
No food Gill be provided at the opera hous~ and d~4.h ~ be avalhbt· ooly in lobbies. A televi~on
and racllo k'udlo ~ o=cupy approxhn·tel~ 1,00Q ft2 within the opera house. It is andclp~ted that the
Oper· ho~t w~ lutve 13 pe. rformancas per we~k. The fol]owlsl perfarman2 schedule is anffi:ipsted:
one show l~r evenlnt Monday ~ Thunde~ at S PM4 two shows on Friday at 6:45 and 9 PM; fo~
shows on Sa~rdey at 2, 50 8, and 3.0-_q0 P~; and ~ shows on Sonday st 2, S end S PM. This f·cgiW
w~ hav~ h~ Broadway show ctpab]llty and wlZl aho serve Is a veaue for ,_~e count~7 and wef·m and
6.h~r appropriate puformen.
Show'truer: A wustern chov/oost with · '--,;,,Q' and showroom is proposed to be Incared i= the 81~'~r.c
Plan core area at the propneed location shown on F~.ure 3. The showboat will be · two-story stn~ctu~e,
with the smokestacks mpproxlmately ~0 feet high, It is proposed to be ·pproxLmsteJy 10,000 fta in ~
stud ~ hvs the capacity to mart·in an esgmsted 600 persons, 450 in the showroom and ~ in the
e, isho. In the showroom an estimated 300 persons would be gated on the first deck and 150 persons
b ,ko balcony eect~on. Charity gamhg a.ud blngo are proposed for the easino. No food or bz.v~age
is proposed for the casho at th~ time. The showboat world be open during performances which v~uld
Occur on the followlag schedule: ldonday thru Thursday 7 FM; Friday 7 and 9 FM; Saturday 1, 3, 7 and
p PM; and Sunday 1, 3 and 7 PM. Enter!~;-,,~ent in the showrooms would w,,,l,t d 'TAB' versions
Of famous Broadway musical and comedy shows which require approximately 30-35 minutes to perform.
Fdm clips of famous moments from great western movies w~J be provided between tho TAB shows on
'SENT BY:TOM DODSON & AS50C, ; 4-19-94; 1:15PM; ?14888B050., 18185850722;~ 4
the stage. The total luith orshews ~ Be about 1_~ hours and food and bowrages will be m,.hh~
in th showroom.
W'dd West Are.us: A 4.800 set tent duigued wild west arena thai will be .;meat to Buffalo Blll's
textring western tent show k prol>osed to be located Jtat south d PXan core area st tl~ proposed
locations sixown on Figure 3. This is a.,, outdoor/'mdoor facility that will excrete all year but have a
mack s~,m.~er qxig~* senson. The arena will encompass approximately l..~0,0OO quart fcct and the tent
pole$ w~l raise the !aei~ht of the fat:alley to 75-80 fe~t. It ~ be constructed on · four-acre pad. During
the arena high seawe it is esdmazed that tkreo show~ will be performed per ws~k (4S shows), IrlmerDy
cm Ftlday, SaXurday and Sonday. Duff·2 the remainder of the year ~ w~eks) two shows per week are
exlzctad to b: Performed, prlmar~y on the weekcede, Ti~ performances v/dl be held at aleher 2 PM
or 7 PM on e given day. The wild wet performances are expected to occur over · 2.~ hour pe.r~>d.
Food and &Ink ~ bo provided, with a ~ section provided with · standard bar ud food order
service. The main performance wl] be · wild west show with stunt riders, sharp shooten.
Additional shows would Lucluda big country and w~starn stars appearing in concert, food and wine
celebrations related to the local wine induxtry and rodeos. The facility will provide s w:nuc for re'betas
to Itsat western herof4 or to those who _eoe~_,'i~uted to w~st~m lore.
Virtual Reality ParOlee: A vb~'ua] rullty pavilion or pehc~ with ~ ~ rs~ ~eatm ~ ~
a~ut ~ ~s~ ~d ~e fa~ ~ ~ntl pr~s r~ms ~at ~ bold a I~H~ n~ ~ p~ple.
~ ~p~ of t~ ~o~ s~c ~el~t about ~-~ f~t) b est~at~ to ~ a~ut ~
~u abo~ five to ~ ~utcs ~ ~e ~eater ~on ~,~-~Z ~o~ ~ to few m~utu.
~ PM; ~y noon to mi~gh~ ud S~day n~ to II P~, ~d~ ~ ~ a~ to ~ t~u
Draws' Competition Area: In ~e Old To~ ~e ~u a p~ ~ ~ ~ w~ h
Fo~d ~ ~t~ a ~ &aw ~m~un ~ ~ Fop~d r~''" ud ~m~ ~ ee
~ ~lc to ~ au~ l~o~ ~e ~on ~ P~ ~ ~ able m mot f~
~o~c ~ ~ ~ Sat ~
Hotels: Two major hotels arc propns~ for cun~t~uctlon in the v{~.l~y d ~e ~d ~ ~u ~ ~
~ ~on ~ ~ ~e 3. ~ gu h ou~tdc ~s ~ent bou~ d ~ O~P ud ~
h~ ~ ~ ~oug~ ~to ~e O~P ~ md~ h a se~te sp~c p~ O~ bt~ h prop~ed w
h fo~ ~o~es ~ he~t ~ Fo~ a tot~ of ~ r~ A 5.7 affe ~d ~ ~ pr~dd f~ ~
~ ~ h Fopos~ ~ ~ mppro~stely 14~ ~ d s~ ~e ~d hotel ~ proud
The Cl~ *"*;61xates an eddltional ~,000 to 100,000 quare feet d retail winmartial v/dl bo requbod
to support thees activities. An extlmated 30,000 square feet of retell h prol~ as a componsut ofthls
project aZ the locadom shown in Fsgurc 3. Sl>e~c information on building fontprint is not curreedy
available.
3
'-SENT BY:TOM DODSON & ASSOC, ; 4-19-94; 1:16PM; ~148898050- 19185850722;# 5
The ente~'~,t,,,-ent tac~lJde~ ale antlclpatd to be conxU'uc~ed a~,~ opened ~ac~eat~ i N ~ sp~r~ ~
~c ~. It k ud~patd ~t ~c hot~ ~ ~ pbu~ ~ one fs~ o~ned ~ l~ ~d ~ a few ~s
1.3.B f~i~culafion System Improvements
'In order to accommodate the trmf~c 2erierated by the entert.h~,~ent and hotel facilities
ou,t~-ed above, the Ct~ bu identified · range of circulation s~d parlciuX system
improvements to enh~ce tr.f~c flow wi~i~ the OTSP area and the area to the southwest
where the arena and hotels will be located. These improvements are ou,lh~ed below and
the locations of each of these improvements is shown on Figure 4.
l.
In accordance with the Roadway Improw. meut and Bm'ld-out Rec~,~mendatlons d the OTSP. Ssatia2o
(Filet S~) ~ be re4onltruc~ad from at least Front $~e.t south to the wutern bypass. 'lifts 'will
include construction of a bridge over Muftieta Cre~c (an ~ feat wid= secondary road).
S~ah $tr~ut may be improved in accordsrace with the OTSP recommendations. It would be extended
aon~ ~0 the Ptllol Strcct/Valdcz A~nx~ btersccgon. A new brid~ would be required io cross
Murri~a Qeek.
Valdu Aveauc wilt be extended from Xxucho ('*J~forula ~o P,,jol Szreat, kscludlng stra~l~tunin; the
t~;~,~eut to allow benar north soudz tra~c flow. Tbe inzerse~cm c~ Dhz Road/Reaclso Carlfor:de
Road and Valda Avenue would be revised to make D|az Xoad/Valdu Avenue a thfou2h rouzc.
The wc4tern bypass will be consucceed from its !ntcfsealon with S~a~e Highway w/lntemste 1~
lntc. rchxz~ u a four lane divided road. The bypLu wouJd be ;~_*__.tr~,.,ed north smHt iX h~r_erSeaS wi~
an c.Uansion of %rmcem Morale Drive. Vincent Mora~a Drive would be exxeaded to the southwest from
its l~u~ tetanus in the coum3c~ed industrial pads to the western bypua. This route would requh'c
constz~cclon of -,,othu bHdSe across Murrlm Creek.
5. PuJ~l Street ~ be tatended south to !utcrs~ with the western bypasf,
Main Stfee~ Brid~e wig be modified for lxdcstrh:z ead local tre,,~h circuinti~ but iX will no longer
acrvc as an atttoamob,'lc route from east t~ wast.
l~mor hnprovemeaU, such u galewalks a~d curbs will ba lnstallnd alon~ Prone Sneer. south of First
Street.
The north bound off-ramp on th~ I-L~ at Rancho Californla Road wFd be reconslruacd to improve
lnffic flow throu~ n,l, b~crsecfion.
Wtd~ tl~ ce~'al portion of Old Town, o~: of the rot-win streets ~o~ S~ze~ M~ S~ or
~d S~) ~ ~ ~os~ to ~ou~ ~c ~d ~m~ p~ ~ ~e pl~ ~e l~d~ ~ ~e ~
Duri~ m~or pe. rformeaccs, the Cl~ wi~ consider sn o~,nd.n2 ake:matlve of ~ Prone $:reet in
the Old Town and dircc~g trl~c north on Second $tree: to Marcedu and thence to $h~_h Street or
Moreno Road to i~tersec: Flout Sum on the north s~de of Old Tou AhernathHy, traf~c can be
· . 4
BENT BY:TOM DODSON & ASSOC. : 4-1g-g4 | I:I~PM: ~14889805D~ 18185850~22:~ S
directed south to Pujol/Valdex or the Western Bypass. Some road improvere:ors may be made along
tho Mcrce~es, Second Street and/or SL~Ih $trcct/Moreno Road al~ents to facl~tate traffic flow in
thor4 areas. D~ing m~or ~veots the project would include a variety of street enterr^h~ment a~vitins.
Some form of people mow3 system v~l be hstalJed along Main Street from Front Street to the Arena.
This could f~cJude I thereed shuttle system, fu~cu~u tran,;~ lyiten~ horse drawn carts, or a pcdcstr~
ix~ple mover,
The circulation system tmprovcmcnts that are esse,,t;~ to adequate access to the proposed fadL~ are uficipntfl
to be constructed and pkccd in operation ~ 1996. i.f the tsroject is approved by the Ci~. Other improvements
to support It is -~ipazed that other i~provcments can be completed in support of tho 0TSP when they are
approl~r~to u deftnil in future l~affic studlea. The streetscape in the Old Town area will be coustruaed to
meet the deslSn guidefines con.fined in the OTSP. This can include rolled curbs. wooden boud'.valk. strut
ame~fiu (such as benches), ~d covcr~ arcades.
1.3.C Parking FactlAsSes
After careful evz.lu~tion the Ci~ he.s conc3uded t__h__~ centralized parking on the periphery
of the Old Town wr~ best serve the land use concept contained in the OTSP. The following
facilities are proposed.
L
Approximately 1,/20 puking spaces w~ be provldcd along the wost side of Front Street, At 325 f'~ per
space, approa~matel~ &? sorer of ue.a devoted to pariclng u shovm h Bgure 3.
A two story Cm beigh0 parking strucl~re is proposed north of Sixth Strict. It is andcipsted ti~t 300
persia,, spaces wifi be provlded in th~s parlr/ug structure which is proposed to Iz located u shown on
r~,ure 3. The ptrlGng strucruze is proposed to have u a~pr,',~e,~tte 22~000 ft~ footprint. Retail space
may be installed on the IFoud floor of the parking structure.
Parking spaces sad/or a pu~,,~* structure will b6 provided adja~nt to
~t;~tmd ~t 1,~ pu~g ~a~ ~ ~ pr~d~ for
~ es~m~ted ~ ~ st~ ~ ~ pro~d~ for ~¢ bot~ on
If rr. qulrc~l, an overflow pvkLug area may be conxtructed adjacent to Pujol Street near its proposed
interseaion with the wut~m by'pus. Su~cicnt acrea2c is svafieblc for ???? spmce~ The location h
shown on lr~,utt 3.
A total d 3,g00 perme. ueut park~g st,el, ere proposed forinstnY~a~on to support the Fojea and the OTSP.
1.3,D Procmdural Review Requirements
In order to construct these facilities and improvements, the City must evaluate and then
approve a master conditional use permit and either an amendment to the Old Town Specific
:.Plan or a new specific pln,, for the area currently not located within the Specific Plan. The
master conditional use permit for all of the improvements will allow future approvals based
upon review of individual plot p]_~s for cacb of the proposed fac/litics or facilities submitted
in cozltunction wiLh each other. The environmental documentation being prepared for thf_~
project evaluales the individual project components and it is anticipated that no additionsj
environmeutal determinations will be required once the City makes a decision on the
5
SENT BY:TOM DODSON & ASSOC. : 4-19-9~: I:I?PI ~ ?148898050* 18185850?22;# ?
proposed project. Individual building permits would be required prior to construction, but
as long as such permits conform to the design guidelines contained in the OTSP and the
Uniform BulJa~ns Code such permits are considered m~n{~terial actions under the CEQA.
1.4. Re~on~ible Aiendes
The proposed project will affect state h~lhway and Interstate right-of-way and Caltrans will
havejurisdictlon over im~ovements withlm these rights-of-way. Therefore, Caltr~,~; will act
as a Respons~]~le Agency for the proposed project. The bridge cros-~{n~s over Murrieta
Creek ~ require the City to obtain a 1603 Stream Aheration AFeement ~rom the
Department of Fish end Game (DFG). Also. it is possible that a permit to ,__mire an Listed
species (the California Gnatcatcher) wfil have to be obtained from DFG. This permit is
termed as "2081" permit and it is issued under the C~t~ornia F-ndanSere~ Species Act
(CBSA). DFG will serve as a Responsible A~ency under the CBQA. At tl~ time it does
not appear that any air or water permits ~ be required for tl~s project No other Stat~
qenc~es have been identified from which permits may be required.
Permitt will be required from the Corps of Enitneers for insts,~,~g the bridges ac~nss
Murrieta Creek (Section 404 Permit). The possibility of affectLug the Gutcatcher means
that it may be necessary to ObtRin a "take' permit from the U. S. Fish and Wfidlifc Service
(FWS). If the consultation for the take permit is conducted through the Corps. it Gill be
conducted under Section 7 of the federal ~-ndangered Species Act (ESA). If the
consultativn is conducted by the City df. rectly with the FWS. a Section 10 consultation
ensue. Because circulation system improvements are proposed to be made within the
Interstate 15 riSht-of-way~ the Federal Highway Admh~stratton (FHA). must be consulted
and per~ts ob~-~d for these improvements. No other federal alencies have been
identified from which pez'~ts may be require&
The Initial STudy ]Environmental Cnccldist Form follows this project description. It contains
questions rc2arding potential impacts of the project for 20 environmental issues,
Substantlatlns data are provided to Support the conclusions contained in the Checklist Form.
This supportins data is provided for all Checldist issues, regardless of whether they have
been checked "Yes", "Maybe", or 'No". The envlronmcntal settin2 is provided in the
pertinent section of the substantiatin2 discussion for each issue, Miti2ation mea~,~es and
references are also cited in each section and mitigation measures are cornpried for the whole
document foBowinll the Mandatory F/ndinSs section of the Checklist The ~.nvir0n,nental
CheckliSt Form begins on the pa2e following the attached filures.
!! BUILDOUT AVERAGE DAILY TRAFFIC [ADT]
lit
MERCEDES ST.
\
LEGEND:
7 = vEHiCLES PER DAY (1000'S)
SOURCE: WILBUR SMITH ASSOCIATES
IIOLD TOWN TEMECULA
! O SPECIFIC PLAN EVALUATION
Temecula, California
142
EXHIBIT Y
obele
ATTACHMENT
BUILDOUT VOLUME-TO-CAPACITY RATIOS
i
I
!
.59
.59
24
.34 .43
BALDARAY
LEGEND:
.65 -- VOLUME-TO-CAPACITY RATIO
SOURCE: WR,BUR SMITH ASSOCIATES
MERCEDES
.12
.5
.28
I
i
I
i
!
I
i
I
!
I
!
!
[
O OLD TOWN TEMECULA [
I N
SPECIFIC PLAN EVALUAT 0
Temecula, CaliforniaEXHIBIT Z[
~ C,o-:,,,.,::.~.~.o,.,....,.} /