HomeMy WebLinkAbout05-20-19 TC Agenda Packet ' �'I I I / / / I /'I '/ . / / I I I
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Vision Statement
An oasis of natura/beauty that maintains our open spaces in balance with distinctive
deve%pment, trai/s, and qua/ity of/ife amenities amidst an ever ex,nanding urban/andscape.
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Mission Statement
West/ake is a unique communi b/ending preservation of our natura/environment and
viewscapes, while ser�ing our residents and businesses with superior municipa/and academic
services that are accessib/e, e�cient, cost-effective, and transparent.
West/ake Texas- "One-of-a-kind community; natura/oasis-,nro�iding
an exceptional level of service."
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Special Session
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ADMINISTER OATH OF OFFICE TO NEWLY ELECTED OFFICIALS.
4. DISCUSSION AND CONSIDERATION TO ELECT A MAYOR PRO TEMPORE.
5. AD)OURNMENT
Work Session
1. CALL TO ORDER
2. REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR
MEETING AGENDA.
3. DISCUSSION ITEMS
a. Discussion regarding an amendment to Chapter 46, Article VI, Tobacco Products,
Smoking and E-Cigarettes.
b. Standing Item: Presentation and discussion of development projects per Staff
Report April 2019 including an Entrada report from the Developer and projects in
Planned Development PD 3-5.
4. EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
5. RECONVENE MEETING
Page 2 of 5
6. COUNCIL RECAP / STAFF DIRECTION
7. AD)OURNMENT
Regular Session
1. CALL TO ORDER
2. ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of
Community Interest pursuant to Texas Government Code Section 551.0415 the Town
Council may report on the following items: (1) expression of thanks, congratulations or
condolences; (2) information about holiday schedules; (3) recognition of individuals; (4)
reminders about upcoming Town Council events; (5) information about community
events; and (6) announcements involving imminent threat to public health and safety.
3. CITIZEN COMMENTS: This is an opportunity for citizens to address the Council on any
matter whether or not it is posted on the agenda. The Council cannot by law take action
nor have any discussion or deliberations on any presentation made to the Council at this
time concerning an item not listed on the agenda. The Council will receive the
information, ask staff to review the matter, or an item may be noticed on a future agenda
for deliberation or action.
4. CONSENT AGENDA: All items listed below are considered routine by the Town Council
and will be enacted with one motion. There will be no separate discussion of items unless
a Council Member or citizen so requests, in which event the item will be removed from the
general order of business and considered in its normal sequence.
a. Consider approval of the minutes from the meeting on April 22, 2019.
b. Consider approval of Resolution 19-18, Authorizing the Town Manager to
execute Amendment #1 to the lease with MCImetro Access Transmission Services
LLC, to utilize Town owned telecommunications conduit (ductbank).
5. DISCUSSION AND CONSIDERATION OF ORDINANCE 882, APPROVING A
REZONING REQUEST FROM R5-COUNTRY RESIDENTIAL TO PLANNED
DEVELOPMENT DISTRICT NUMBER 7 (PD7) FOR APPROXIMATELY 37.798
ACRES LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE, TO
INCLUDE PRIMARILY SINGLE FAMILY RESIDENTIAL USES, INCLUDING A
REQUEST FOR APPROVAL OF A CONCEPT PLAN AND DEVELOPMENT PLAN, AND
A SPECIFIC USE PERMIT FOR PRIVATE STREETS.
Page 3 of 5
6. EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
7. RECONVENE MEETING
8. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS.
9. FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or
Council meeting, under`�Future Agenda Item Requests", an agenda item for a future
Council meeting. The Council Member making the request will contact the Town Manager
with the requested item and the Town Manager will list it on the agenda. At the meeting,
the requesting Council Member will explain the item, the need for Council discussion of
the item, the item's relationship to the Council's strategic priorities, and the amount of
estimated staff time necessary to prepare for Council discussion. If the requesting Council
Member receives a second, the Town Manager will place the item on the Council agenda
calendar allowing for adequate time for staff preparation on the agenda item.
Page 4 of 5
10. AD]OURNMENT
ANY ITEM ON THIS POSTED AGENDA COULD BE DISCUSSED IN EXECUTIVE SESSION
AS LONG AS IT IS WITHIN ONE OF THE PERMITTED CATEGORIES UNDER SECTIONS
551.071 THROUGH 551.076 AND SECTION 551.087 OF THE TEXAS GOVERNMENT
CODE.
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd.,
Building 7, Suite 7100, Westlake, TX 76262, May 15, 2019, by 5:00 p.m. under the Open Meetings Act,
Chapter 551 of the Texas Government Code.
Kelly Edwards, Town Secretary
If you plan to attend this public meeting and have a disability that requires special needs, please advise
the Town Secretary 48 hours in advance at 817-490-5710 and reasonable accommodations will be made
to assist you.
Page 5 of 5
Town Cou nci I
Item # 2 — Pledge of
Allegiance
Texas Pledge:
"Honor the Texas flag;
I pledge allegiance to
thee, Texas, one state
under God, one and
indi�isible. "
Town Cou nci I
Item # 3
No supporting
documentation
3. ADMINISTER OATH OF OFFICE TO NEWLY ELECTED OFFICIALS.
Westlake Town Council
TYPE OF ACTION T x E i o w N a F
WESTLAKE
Regular Meeting - Action Item o i sr i N o r i u E s v o�s i c N
Westlake Town Council Meeting
Monday, May 20, 2019
ToPrc: Discussion and Consideration to elect a Mayor Pro Tempore.
STaFF CoNTaCT: Kelly Edwards, Town Secretary
Strategic Alignment
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Informed&Engaged Natural Oasis-Preserve& Increase
Municipal& Transparency,
Citizens/Sense of Maintain a Perfect Blend of the
Community Academic Operations Community's Natural Beauty Accessibility&
Communications
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Comprehensive Plan Project Review
Time Line- Start Date: May 20, 2019 Completion Date: May 20, 2019
Funding Amount: N/A Status - ❑ Not Funded Source -N/A
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
Pursuant to Local Government Code Section 22.037 the Council shall elect a Mayor Pro
Tempore following the May General election.
The Mayor Pro Tem shall perform the duties of the Mayor in cases of absence or inability of the
Mayor to perform such duties.
The Mayor Pro Tem shall have the right to vote as a member of the Council.
Page 1 of 2
RECOMMENDATION
Elect a Mayor Pro Tempore.
ATTACHMENTS
None
Page 2 of 2
Town Cou nci I
Item # 5 — Adjournment
Special Session
Town Cou nci I
Item # 2 — Review of
Consent Items
REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR
MEETING AGENDA.
a. Consider approval of the minutes from the meeting on April 22, 2019.
b. Consider approval of Resolution 19-18, Authorizing the Town Manager to execute
Amendment #1 to the lease with MCImetro Access Transmission Services LLC, to
utilize Town owned telecommunications conduit (ductbank).
Town Cou nci I
Item #3 — Discussion
Items
DISCUSSION ITEMS
a. Discussion regarding an amendment to Chapter 46, Article VI, Tobacco Products,
Smoking and E-Cigarettes.
b. Standing Item: Presentation and discussion of development projects per Staff
Report April 2019 including an Entrada report from the Developer and projects in
Planned Development PD 3-5.
Westlake Town Council
TYPE OF ACTION T x E i o w N a F
WESTLAKE
Workshop - Discussion Item oisriNcrivE sv o�sicN
Westlake Town Council Meeting
Monday, May 20, 2019
ToPrc: Discussion regarding an amendment to Chapter 46, Article VI, Tobacco
Products, Smoking and E-Cigarettes.
STAFF CoNTAc'T: Jarrod Greenwood, Assistant Town Manager
Strategic Alignment
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Mission: Westlake is a
unique community blending
preservation of our natural
environment and Natural Oasis-Preserve&
viewscapes,while serving Citizen, Student& Maintain a Perfect Blend of the Encourage Westlake's
our residents and businesess Stakeholder Unique Sense of Place
with superior municipal and Community's Natural Beauty
academic services that are
accessible, efficient,cost-
effective, &transparent.
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Outside the Scope of Identified Strategic Initiatives
Time Line- Start Date: May 21, 2018 Completion Date: June 17, 2019
Funding Amount: N/A Status - � Not Funded Source - N/A
EXECUTIVE SUMMARY(iNCLUDiNG APPLICABLE ORGANIZATIONAL HiSTORY)
In 2015, Town Council passed an Ordinance approving a limited smoking ban in trails,right of
ways and a few other specific areas.
Based on Council feedback March 25, 2019 Town Council meeting, staff has explored potential
ordinance exemptions for existing businesses in Westlake with legal counsel.
Page 1 of 2
As you will recall, our major stakeholders have indicated support for complete regulation within
public areas (i.e.parks and trails) and but limited within private property. Justification for limited
regulation within each development centered around their need to accommodate international
employees and clientele and that they already have established designated smoking areas.
RECOMMENDATION
N/A
ATTACHMENTS
Page 2 of 2
T H E T D 1N H � F
1111E TLAKE
DISTINCTII� E BY � E � I � N
Development Snapshot
April 2019
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Development Activities Status April 2019
Project Project / Number Percent Estimated
Development Land Use of Lots/ Size Development Status
No. Name Units Complete Completion
5 Vaquero Residential 296 510 acres 267/296 lots under construction or completed 88.01�o N/A
1 1,45,46,47 Charles Schwab Phase 1 Office 554,000 29 acres Phase 1 under construction 70% Fall 2019
13 Granada Residential 84 84 acres 61/84 lots under construction or completed 63.10% N/A
14 Carlyle Court Residential 8 10 acres 8/8 lots under construction or completed 75% N/A
15 Knolls at Solana Residential 56 62.5 acres Infrastructure improvements under construction 0% N/A
17 Quail Hollow Residential 96 188 acres 1 1/96 lots under construction 5.73% N/A
19 Terra Bella Residential 26 55 acres 24/26 lots under construction or completed 84.62�o N/A
23,72,73 Charles Schwab Phase 2 Office 616,000 30 acres Phase 2 site work under construction -% 2021
25 Spec's Retail 1 12,000 sf Additional square footage/remodel under construction 60% 2019
J:6 units Block J has 6/6 lots currently under construction
Entrada 2,700sf-
28 Residential I: 12 units 4,500sf Block I has 12/12 lots currently under construction 4.66% Varies
Residential
E: 12/14 units Block E has 12/14 lots currently under construction
29,30 Entrada Retail Corner Retail/Office 4 -50,000 s.f. Retail corner under construction 30% Fall 2019
Hospitality,
34 Entrada Plaza Mayor Condominium, 4 5 acres Site work and foundations under construction -% 2021
Retail
Restaurant Row/Chapel A: 15,422 sf
35,38,40,43, &Reception Hall/Gas Restaurants/ 5 Under construction 22.50�0 2019
71 Entertainment B/C:22,414
Well Garage sf
51 Paigebrooke Residential 6 20 acres 4/b lots under construction or completed bb.bb�o N/A
Residential Subdivision Buildout April 2019
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Aspen Lane/Shelby Estates 4/7/1981 8 0 132.6 Built-out 8 8 100%
Carlyle Court 3/7/2016 8 0 10.2 Under development 8 5 81.25%
Entrada 12/14/2015 322 292 85.9 Under development 30 0 4.66%
Glenwyck Farms 3/13/2000 84 0 104.3 Built-out 84 84 100.00%
Granada b/17/2013 84 23 84.3 Under development 61 45 63.10�0
Knolls at Solana - 56 56 62.5 Under development 0 0 0.00%
Mahotea Boone 12/9/1977 14 0 31.6 Built-out 14 14 100.00%
Paigebrooke 3/8/2004 6 2 20.3 Under development 4 4 66.67%
Quail Hollow 3/28/2016 96 85 188.3 Under development 1 1 0 5.73�0
Stagecoach 8/16/1971 47 6 55.5 Mostly built-out 41 40 86.17�0
Terra Bella 1 1/1 1/2008 26 2 54.8 Under development 244 20 84.62�0
Vaquero 3/27/2000 296 29 510 Mostly built-out 267 254 88.01%
Wyck Hill 4/3/1996 13 2 22.4 Mostly built-out 1 1 1 1 84.62�0
Other/Miscellaneous - 23 2 - Mostly built-out 21 19 86.96�0
1,083 499 1,362.7 584 504 50.23%
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CVS Pharmacy 1 13,378 sf Wurzel Builders Completed February 2017
Primrose Daycare 1 12,460 sf Cooper General Contractors Completed May 2017
Entrada Sales Center 1 3,463 sf Crescent Custom Homes Completed June 2018
Retail Office : 43,336 sf
Entrada Retail Corner 3 Starbucks: 2,834 sf Diesel Design Build Building permits issued ; under construction Fall 2019
Retail 1 : 1 ,370 sf
. . . Building permits issued ; under construction; 3 units nearing .
Entrada Res�dent�al Block J 6 �4,500 sf ea Cala�s Custom Homes . Var�es
complet�on
. . Building permits issued ; under construction; 3 units nearing .
Entrada Residential Block E 14 �5,000 sf ea Crescent Custom Homes . Varies
complet�on
Entrada Residential Block I 12 �3,600 sf ea Pentavia Custom Homes Building permits issued ; under construction Varies
Pedestrian Bridge 1 - Crescent Custom Homes Building permit issued ; under construction 2019
Gas Pad Parking Garage 1 148,398 sf Diesel Design Build Building permit issued ; under construction 2019
A: 15,422 sf Building permits issued for all of restaurant row;
Restaurant Row 3 Crescent Custom Homes 2019
B/C : 22,414 sf under construction
Chapel & Chapel : 3,207
2 Crescent Custom Homes Building permits issued ; under construction 2019
Reception Hall Reception Hall : 14,418 sf
Hotel : 95,048 sf
Condo A: 218,658
Entrada Plaza Mayor 4 Tri-Arc Building plans in review; site work under construction 2021
Condo B : 131 ,571 sf
Parking Garage: 120,912 SF
Town of Westlake's
Building Permits Issued - Last Month
Month of April, 2019
r b � T � w � o F
� � �� �� � �
Contractor
Project Number Project Type Full Address Permit Issued Date Owner Name Tenant Name Business Name Square Footage Value
1521 Meandering
MG Luxury Homes
ELECR-19-0074 Electrical Permit Way Dr. 04/04/2019 Two Twenty $16,000.00
(R) Westlake,TX Century, Inc.
76262
1810 Oak Glen Quail Hollow
ELECR-19-0076 Electrical Permit Ln. 04/08/2019 Development II Finish Line Electric
(R) Westlake,TX LLC
76262
Electrical Permit(R)
Total Value $16,000.00 (Avg.:$8,000.00)
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 2
MYGOV.US Town of Westlake�Building Permits Issued-Last Month�Printed 05/03/2019 at 10:18 AM Page 1 of 6
1600 Quail Hollow Quail Hollow
IRRC-17-0250 Irrigation Permit Dr. 04/16/2019 Development II C�uail Hollow HOA $3,800.00
(C) Westlake,TX LLC
76262
Irrigation Permit(C)
Total Value $3,800.00 (Avg.:$3,800.00)
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 1
1803 Seville Cove Vishal Dhanuka
IRR-18-0337 Irrigation Permit 04/24/2019 Kiran Dhanuka Texas $7,000.00
(R) Westlake,TX Landsculpture
76262
7 Catalonia Dr.
IRR-19-0016 Irrigation Permit Westlake,TX 04/24/2019 Israel Bernal Texas $2,500.00
(R) �6262 Landsculpture
9 Catalonia Dr.
IRR-19-0017 Irrigation Permit Westlake,TX 04/24/2019 Israel Bernal Texas $2,500.00
(R) �6262 Landsculpture
2013 Valencia Jim Pendergrass
Irrigation Permit Cove Catherine Growing Green
IRR-19-0070 04/10/2019 $7,500.00
(R) Westlake,TX Pendergrass LLC
76262
2234 Barcelona Patrick Waters
IRR-19-0072 Irrigation Permit Ct. 04/05/2019 Lindsey Waters Pine Valley $15,000.00
(R) Westlake,TX Landscapes
76262
2018 Valencia
Irrigation Permit Cove Joseph Cundiff Texas
IRR-19-0053 �R) Westlake,TX 04/24/2019 Landsculpture $7,000.00
76262
Irrigation Permit(R)
Total Value $41,500.00 (Avg.:$6,916.67)
MYGOV.US Town of Westlake�Building Permits Issued-Last Month�Printed 05/03/2019 at 10:18 AM Page 2 of 6
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 6
Spec's
2341 Highway 377 West Coast Texas
HVACC-19- Mechanical Permit
0071 (C) 2341 Denton Hwy 04/03/2019 Highway LLC Spec's Refrigeration $25,000.00
Westlake,TX Services
76262
Mechanical Permit(C)
Total Value $25,000.00 (Avg.:$25,000.00)
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 1
13225 Thornton
HVACR-19- Mechanical Permit Dr. Mike Voigt Crawford Services
0083 (R) Westlake,TX 04/25/2019 (Mechanical) $8,607.00
76262
Mechanical Permit(R)
Total Value $8,607.00 (Avg.:$8,607.00)
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 1
1712 Wisteria
SFR-19-0040 New Single Family Way 04/17/2019 Ismaili Haroon Draper Custom g,424 $2,200,000.00
Home Permit(R) Westlake,TX Homes, Inc.
76262
2207 Vaquero Michael Colby
SFR-19-0055 New Single Family Estates Blvd. 04/04/2019 Dyan Colby SCH Homes 16,396 $5,750,000.00
Home Permit(R) Westlake,TX
76262
MYGOV.US Town of Westlake�Building Permits Issued-Last Month�Printed 05/03/2019 at 10:18 AM Page 3 of 6
2202 King Fisher
SFR-19-0058 New Single Family Dr. 04/17/2019 Bruce Heikkinen Cary Hy Custom 13,791 $2,000,000.00
Home Permit(R) Westlake,TX Homes
76262
1726 Cypress Darby Family Trust
SFR-19-0079 New Single Family Way 04/29/2019 Michael Lorant 12,057 $1,398,415.00
Home Permit(R) Westlake,TX Estate Homes
76262
New Single Family Home Permit(R)
Total Value $11,348,415.00 (Avg.:$2,837,103.75)
Total Square Footage 51,668.00 (Avg.: 12,917.00)
Permits Issued: 4
1814 High Country Joe Hawkins
PLMBR-19- Plumbing Permit Dr. 04/17/2019 Janice Hawkins Dallas Plumbing $g3,740.00
0080 (R) Westlake,TX Company
76262
Plumbing Permit(R)
Total Value $93,740.00 (Avg.:$93,740.00)
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 1
2221 Cedar Elm
Residential Bondi Investments
Terr. Calais Custom
ACCR-19-0073 Accessory Permit Westlake,TX 04/15/2019 Lp Homes 191 $30,000.00
�R� 76262
Residential Accessory Permit(R)
Total Value $30,000.00 (Avg.:$30,000.00)
Total Square Footage 191.00 (Avg.: 191.00)
Permits Issued: 1
MYGOV.US Town of Westlake�Building Permits Issued-Last Month�Printed 05/03/2019 at 10:18 AM Page 4 of 6
1 Deloitte Way
2501 Westlake DCLI,LLC Turner
SIGN-19-0064 Sign Permit Parkway 04/12/2019 Construction 7 $5,800.00
Westlake,TX Company
76262
Sign Permit
Total Value $5,800.00 (Avg.:$5,800.00)
Total Square Footage 7.33 (Avg.:7.33)
Permits Issued: 1
1872 Lakeshore
Randy Lentz Lori
WWPP- 19-0060 Water Well Permit Westlake,TX 04/04/2019 Lentz Barco Well Service $53,600.00
76262
1807 Quail Hollow Jawad Qureshi
WWPP-19-0061 Water Well Permit Westlake,TX 04/04/2019 Aaleya Koreishi Barco Well Service $51,500.00
76262
1608 Meandering
Way Dr. Jim Lentz Barbara
WWPP-19-0062 Water Well Permit Westlake,TX 04/04/2019 Lentz Barco Well Service $51,500.00
76262
2207 Vaquero Michael Colby
WWPP-19-0063 Water Well Permit Estates Blvd. 04/04/2019 Dyan Colby Barco Well Service $51,000.00
Westlake,TX
76262
Water Well Permit
Total Value $207,600.00 (Avg.:$51,900.00)
Total Square Footage 0.00 (Avg.:0.00)
Permits Issued: 4
TOTALS: Square Footage: 51,866.33 (Avg.:2,469.83)
MYGOV.US Town of Westlake�Building Permits Issued-Last Month�Printed 05/03/2019 at 10:18 AM Page 5 of 6
Value: $11,780,462.00 (Avg.:$560,974.38)
Total Projects: 22
Permits Issued: 22
MYGOV.US Town of Westlake�Building Permits Issued-Last Month�Printed 05/03/2019 at 10:18 AM Page 6 of 6
MRW Westlake Ma'or Pro'ects Schedule 2019-02-11
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Town Cou nci I
Item # 4 — Executive
Session
EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
Town Cou nci I
Item # 5 — Reconvene
Council Meeting
Town Cou nci I
Item # 6 — Council Recap /
Staff Direction
COUNCIL RECAP / STAFF DIRECTION
Town Cou nci I
Item # 7 — Adjournment
Work Session
ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports Town Cou nci I
on Items of Community Interest pursuant to Texas Government
Code Section 551.0415 the Town Council may report on the
following items: (1) expression of thanks, congratulations or
condolences; (2) information about holiday schedules; (3)
recognition of individuals; (4) reminders about upcoming Town
Council events; (5) information about community events; and (6) Item # 2 — Items of
announcements involving imminent threat to public health and Community Interest
safety.
✓ Town Council Work Session/Meeting
Monday, May 20, 2019*
Westlake Town Hall, Solana Terrace-BIdg.7, Suite 7100 -Council Chambers
✓ Westlake Academy Primary Years Programme(PYP)Student Exhibition
Wednesday, May 22, 2019; 9:00- 11:30 am
WA Campus-In both the Gym &MPH, presented in Science-Fair style
✓ Westlake Municipal Offices&Westlake Academy are closed in observance of Memorial Day
Monday, May 27, 3019
**There will no interruption to this week's trash& recycling services;Service will occur on the regular
col%ction day of Friday, May 31, Z019.
✓ Westlake Annual Decoration Day; Hosted by the Westlake Historical Preservation Society(WHPS) &
Town of Westlake
Monday, May 27, 2019; 6:00-8:00 pm
Westlake IOOF Cemetery, 3150 J.T Ottinger Road
- This annua/event is a community tradition held every year to honor and recognize the brave men and women
who have sacrificed their/ives in service to our great nation and preservation of our freedom. Food, music, and
special program to include guest speaker Jerry Stewart, syndicated radio host and author, along with a new
program feature this year-Sounds of Freedom. Mark your calendars to join us and bring your lawn chairs&
mosquito spray. For more info, contact WHPS President Kim Morris.
✓ Westlake Academy Grade 5 (PYP) Graduation
Wednesday, May 29, 2019; 8:00 am
WA Campus- MPH &Town Green
✓ Westlake Academy Seniors Bricklaying,followed by the Seniors'Baccalaureate Program
Thursday, May 30, 2019; 9:30 am & 10:30 am respectively
WA Campus-Outside&Inside Gym
✓ WA Senior Banquet
Thursday, May 30, 2019; 6:00 pm (doors open at 5:30 pm)
The Bowden in Keller
-Please remember to send in your RS�P for this specia/event.
✓ Westlake Academy Last Day of School and End of Year Picnic hosted by the Town of Westlake
Thursday, May 30, 2019; Noon (and earlier depending on student grades)
WA Campus-West side of Dining Hall; younger grades in classrooms
. Looking ahead into June&July...
✓ WA 2019 Commencement Ceremony(10th graduating class!)
Saturday, June 1, 2019; 2:00 pm
Hurst Conference Center, 1601 Campus Drive, Hurst, 76054
-This year's guest speaker is award-winning radio personality and host of the longest running DFW morning show,
Mark"Hawkeye"Louis, from KSCS FM 96.3.
✓ Westlake Residents'Public Safety Fair
Sunday,June 2, 2019; 3:00-5:00 pm
Fire-EMS Station No. 1, 2000 Dove Road
-For all of our residents of all ages:come learn more about our Westlake firefighters and tour the Fire-EMS Station,
meet our Kel%r Police patrol o�cers&captains, see their SWAT vehic%and other equipment, visit with ourAnimal
Control o�cers, register your pets on-site, and consider taking home a new four-legged friend�isiting from the
Humane Society North Texas We will have several acti�ities for our younger residents too-yard games, balloons,
face painting, and more. Food trucks on site with shaved ice to kee,o us a/l coo/&even more tem,oting dishes/We
real/y hope our residents and fami/ies wil/come on out on this Sunday afternoon to visit and/earn more about your
community's public safety services and personne% Questions?Contact Ginger Awtry via email or call 8i7-490-57i9.
✓ Coffee&Conversation with the Mayor/Board President
Monday,June 3, 2019; 8:00-9:30 am
Marriott Solana Hotel-Great Room
-Thank you to the Marriott for pro�iding complimentary coffee&tea each month!
✓ Board of Trustees Work Session/Meeting
Monday, June 3, 2019*
Westlake Town Hall, Solana Terrace-BIdg.7, Suite 7100 -Council Chambers
✓ Westlake Historical Preservation Societ�(WHPS� Board Meeting
Tuesday, June 4, 2019*
Westlake Town Hall, Solana Terrace-BIdg.7, Suite 7100 -Council Chambers
✓ Planning &Zoning Work Session/Meeting
Monday, June 10, 2019*
Westlake Town Hall, Solana Terrace-BIdg.7, Suite 7100 -Council Chambers
✓ Public Art Competition Advisor�Committee Meeting
Monday, June 17, 2019; 11:00 am*
Westlake Town Hall, Solana Terrace-BIdg.7, Suite 7100 -Council Chambers
✓ Town Council Work Session/Meeting
Monday, June 17, 2019*
Westlake Town Hall, Solana Terrace-BIdg.7, Suite 7100 -Council Chambers
. No Coffee&Conversation or any regular Town meetings are held in]uly. Have a great summer!
✓ Westlake Municipal Offices closed in observance of the July 4th/Independence Day Holiday
Thursday, July 4, 3019
**There will no interruption to this week's trash& recycling services;Service will occur on the regular
col%ction day of Friday,July 5, 2019.
*For meetinA aAendas and detai/s on W,4 calendar events or Municipal calendar events,please visit the Westlake
Academy website or the Town of West/ake website for further assistance.
Town Cou nci I
Item # 3 — Citizen
Comments
CITIZEN COMMENTS: This is an opportunity for citizens to address the Council on any matter
whether or not it is posted on the agenda. The Council cannot by law take action nor have any
discussion or deliberations on any presentation made to the Council at this time concerning an
item not listed on the agenda. The Council will receive the information, ask stafF to review the
matter, or an item may be noticed on a future agenda for deliberation or action.
Town Cou nci I
Item # 4 — Consent
Agenda
CONSENT AGENDA: All items listed below are considered routine by the Town Council
and will be enacted with one motion. There will be no separate discussion of items
unless a Council Member or citizen so requests, in which event the item will be removed
from the general order of business and considered in its normal sequence.
a. Consider approval of the minutes from the meeting on April 22, 2019.
b. Consider approval of Resolution 19-18, Authorizing the Town Manager to execute
Amendment #1 to the lease with MCImetro Access Transmission Services LLC, to
utilize Town owned telecommunications conduit (ductbank).
T H � r o w � o �
VIJESTLAKE
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
TOWN COUNCIL MEETING
March 25, 2019
PRESENT: Mayor Laura Wheat and Council Members Carol Langdon, Rick Rennhack, and
Greg Goble.
Commissioners Michelle Lee, Liz Garvin, Ken Kraska, Kim Morris, and Sharon
Sanden
ABSENT: Council Members Alesa Belvedere, Michael Barrett and Commission Chairman
Tim Brittan
OTHERS PRESENT: Town Manager Amanda DeGan, Assistant Town Manager Jarrod
Greenwood, Town Secretary Kelly Edwards, Assistant to the Town
Secretary Tanya Morris, Town Attorney Stan Lowry, Fire Chief
Richard Whitten, Deputy Fire Chief John Ard, Building Official Pat
Cooke, Director of Planning & Development Ron Ruthven,
Development Coordinator Nick Ford, Finance Director Debbie
Piper, Director of Facilities & Public Works Troy Meyer, Director of
Communications Ginger Awtry, Communications Manager Jon
Sasser, Director of Information Technology Jason Power, Director
of Human Resources and Administrative Services Todd Wood, and
Municipal Court Administrator Jeanie Roumell.
�oint Work Session with the Planning and Zoning Commission
1. CALL TO ORDER—TOWN COUNCIL
Mayor Wheat called the joint work session to order at 4:01 p.m.
Town Council Minutes
04/22/19
Page 1 of 6
2. CALL TO ORDER— PLANNING AND ZONING COMMISSION
Commissioner Lee called the joint work session to order at 4:01 p.m.
3. PLEDGE OF ALLEGIANCE
Mayor Wheat led the Pledge of Allegiance to the United States and Texas flags.
4. PRESENTATION AND DISCUSSION REGARDING THE 2015 FORGING WESTLAKE
COMPREHENSIVE PLAN.
Town Manager DeGan provided an overview of the discussion.
Mr. Robin McCaffrey, Mesa Planning, provided an overview of his involvement in the plan
and a presentation and overview.
Discussion ensued regarding the 2 prescriptive methods to interpret density, cluster
development surrounded by open space, where cluster developments originated, ground
plain preservation, master builders, transferring of density, gateways to Westlake, the
Town's obligation in respect to the land owner, risk of leaving property as it is currently
zoned, mixed uses of Entrada, reviewing the current residential developments and their
design quality manuals, zoning change request reflecting the comprehensive plan, is the
plan a check list or a tool, and setting additional joint meetings to provide work case
studies.
5. ADJOURNMENT OF THE 70INT WORK SESSION.
Mayor Wheat adjourned the joint work session at 6:31 p.m.
Commissioner Lee adjourned the joint work session to order at 6:31 p.m.
Work Session
1. CALL TO ORDER
Mayor Wheat called the work session to order at 6:59 p.m.
2. REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR
MEETING AGENDA.
No additional discussion.
Town Council Minutes
04/22/19
Page2of6
3. REPORTS
a. Report of Quarterly Financial Dashboard and Analysis including Capital Projects
for the Quarter ended March 31, 2019.
4. DISCUSSION ITEMS
a. Presentation and discussion regarding State Highway 170/Roanoke Road
intersection and TxDOT speed studies.
Assistant Town Manager Greenwood and Mr. Jody Short, Lee Engineering,
provided a presentation and overview of the item.
Discussion ensued regarding the lack of current signage, TxDOT speed study
recommendation, various options for the intersection at Roanoke Road, installing
a combination of safety mitigation devices, asking surrounding communities to
share the cost, meeting with TxDOT regarding this intersection, and the
recommended speed.
b. Standing Item: Presentation and discussion of development projects per Staff
Report March 2019 including an Entrada report from the Developer and projects
in Planned Development PD 3-5.
Director Ruthven and Coordinator Ford provided an overview of the following
development:
Entrada: retail corner, issues regarding the tower frame, possible stop work
order if the tower is not completed, gas line that encroaches into the parking
garage building footprint, opening September 2019 (pedestrian bridge and
restaurant row) and abandoning the gas well.
Solana: selling the Terrace including property south of the Marriott and
construction of additional surface parking should begin this fall.
The Knolls: Road grades established, final lot draw for builders, drone flights
over the development, and staff is reviewing the final draft of design guidelines
Charles Schwab: opening in fall 2019
5. EXECUTIVE SESSION
Council did not convene to into executive session.
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
Town Council Minutes
04/22/19
Page3of6
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
6. RECONVENE MEETING
7. COUNCIL RECAP / STAFF DIRECTION
Staff will provide an update of the meeting with TxDOT regarding the Roanoke Road
intersection.
8. ADJOURNMENT
Mayor Wheat adjourned the work session at 7:44 p.m.
Regular Session
1. CALL TO ORDER
Mayor Wheat called the regular session to order at 7:44 p.m.
2. ITEMS OF COMMUNITY INTEREST:
Director Awtry provided an overview of the upcoming events.
Mayor Wheat announced National Day of Prayer will be May 2, 2019.
Mayor Wheat moved to item 5 of the agenda.
Town Council Minutes
04/22/19
Page4of6
3. CITIZEN COMMENTS
No one addressed the Council.
4. CONSENT AGENDA:
a. Consider approval of the revised minutes from the meeting on January 7, 2019.
b. Consider approval of the revised minutes from the meeting on February 25, 2019.
c. Consider approval of Resolution 19-17, Authorizing the Town Manager to
execute a contract with Jerry Hodge &Associates, LLC for project management
services related to TxDOT construction of State Highway 114 services roads and
other improvements and amending the adopted budget to provide funding.
d. Consider approval of the minutes from the meeting on March 25, 2019.
MOTION: Council Member Rennhack made a motion to approve the consent
agenda. Council Member Goble seconded the motion. The motion
carried by a vote of 3-0.
5. PRESENTATION AND DISCUSSION REGARDING THE PROJECT SUMMARY OF
THE WESTLAKE FIRE-EMS STATION NO. 1.
Director Meyer provided a presentation and overview of the item.
Discussion ensued regarding the positive ISO rating change, Safety Fair on June 2, 2019,
and Westlake Academy students CPR class and tour.
Mayor Wheat moved back to item 3 of the agenda.
6. EXECUTIVE SESSION
Council did not convene into executive session.
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
Town Council Minutes
04/22/19
Page5of6
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
7. RECONVENE MEETING
8. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS.
9. FUTURE AGENDA ITEMS:
No additional discussion required.
10. AD)OURNMENT
There being no further business before the Council, Mayor Wheat asked for a motion to
adjourn the meeting.
MOTION: Council Member Langdon made a motion to adjourn the meeting.
Council Member Goble seconded the motion. The motion carried
by a vote of 3-0.
Mayor Wheat adjourned the meeting at 8:21 p.m.
APPROVED BY THE TOWN COUNCIL ON MAY 20, 2019.
ATTEST:
Laura Wheat, Mayor
Kelly Edwards, Town Secretary
Town Council Minutes
04/22/19
Page6of6
Westlake Town Council
TYPE OF ACTION T x E i o w N a F
WESTLAKE
RegularMeeting - Consent oisriNoriuE sv ofsicN
Westlake Town Council Meeting
Monday, May 20, 2019
ToPrc: Consider a Resolution authorizing the Town Manager to execute
Amendment# 1 to the lease with MCImetro Access Transmission
Services Corp, to utilize Town owned telecommunications conduit
(ductbank).
STAFF CONTACT: Jarrod Greenwood, Assistant Town Manager
Strategic Alignment
i i � . � . . , � . .
� �
- � i
High Quality Planning,Design&
Planned/Responsible People,Facilities, & Development-We are a desirable Improve Technology,
Development Technology Well planned,high-qualiry Facilities&
community that is distinguished by Equipment
exemplary dcsign standards.
�
Outsidc thc Scopc of Idcntificd Stratcgic Initiativcs
Time Line- Start Date: May 20, 2019 Completion Date: May 20, 2019
Funding Amount: $2,487.82 Status - � Funded Source- Utility Fund
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The Town of Westlake owns a series of telecommunications conduit, referred to as Ductbank,
which extend from the Solana Business complex to Westlake Academy and have been leased to
telecom companies. The Ductbank was envisioned as a way to provide telecommunications
companies access to Town right-of-way without the need to dig, there by disrupting traffic,
potentially damaging other buried utilities, expedite installation, and minimize inconvenience to
property owners.
Page 1 of 2
Resolution 10-45 approved a ductbank lease agreement with MCImetro Access Transmission
Services LLC to install fiber optic cable within the Town's ductbank to service Deloitte
University via conduit along Solana Boulevard, FM 1938, and Dove Road(see attached route
map).
MCImetro Access Transmission Services Corp, formerly MCImetro Access Transmission
Services LLC, now desires to amend the lease agreement to eXtend the amount of conduit leased:
1) approximately 1,031 LF along FM 1938 from Solana to SH 114; and 2) approximately 1,518
LF east along Solana Boulevard to Sam School Road.
The proposed lease will provide for the installation of approXimately 2,549 LF of fiber optic cable
within the Town's Ductbank and add an additional$2,487.82 for the remaining 2 years of the lease
agreement and$6,219.56 for each renewal term thereafter.
RECOMMENDATION
Staff recommends approval of the Ductbank Lease with MCImetro Access Transmission
Services Corp.
ATTACHMENTS
Resolution with EXhibit"A"
Route Map
Page 2 of 2
RESOLUTION 19-18
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RESOLUTION 19-18
ATTACHMENT "A"
MClmetro
ACCESS TRANSMISSION SERVICES CORPORATION
OUTSIDE PLANT CONSTRUCTION
FIBER OPTIC CABLE ROUTE
VZB ON E FI BER - 3003 CHARLES SCHWAB WAY
WESTLAKE T�
,
SITE CODE : CSHQTX
TABLE OF CONTENTS
TOW N O F W ESTLAKE SHEET# SHEET TITLE
O1 COVER
P E RM IT S ET oZ PROJECT LAYOUT
03 CLARIFICATION SUMNMARY
04 CONTACTS
05 MCI GENERAL NOTES
DATE : 04/15/2019 06 MCI FOCUS
07 SYMBOLS KEY
����CobbFendley O8 CONSTRUCTION DETAILS
■. PERMIT INFORMATION 09 ROAD CROSSING DETAILS
CITY OF WESTLAKE PERMIT NO. PENDING 10 HANDHOLE DETAILS
2801 Nctwork Boulevard.Sul[c 800
Fdsoo,rexas�sos4 TXDOT PERMIT NO. PENDING 11 MARKER DETAILS
s�zsss.sz,a I r�x s�z.sss.szaz I www.00bbro�d�oy oom 12-13 TRAFFIC CONTROL PLANS
SCHWAB BAU.DWG
14-25 PLAN SHEETS
P R O J E C T LAY O U T veriZonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
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� ' ��. ������,' i 3 � ' �� DATE:
�- '*^' � i. ,rW �•. " J� ,t" �► ���1� i _ ,. � ` '
i���•r� ; � ��; �'"r�;��.z'sr�■"'s.s' r i� t � • ` ' ''i�� � �`-� �� 'b S ENGINEER: COBBFENDLEY
.. Illllf,��i.tyl�. �• . ,� ;�+y". ;,«.�-��' ,�.;T���. •,+�+~ r�f . f' F, Q
�� :� - � - �� � r , �;� . k ` I � + ` � �t ,; Il,r �',�ar � �� CHECKED BY: DW
� " � J� N V - � ��i+���4��'. ��' , . :;.;+.�. i � - w- • ; �� r �v �jL DRAWN BY: JT
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�� �� � � � � - � '�� + � �'�� � { � s t � i � �� � � . � � No. DATE DESCRIPTION BY
� ♦'•a.. ♦ _. a _ �► - � A� i i,i �..._ ` !�' v �si � .�'�.� �' � � ' . - - _ 1 ,';� Q `ry liO f
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
MAP LINE LEGEND SCALE
HORIZONTAL: N/A
PROPOSED CONDUIT VERTICAL: N/A
SHEET 02 OF 25
EXISTING CONDUIT
FILE: SCHWAB BAU.DWG
C LA R I F I CAT I O N S U M M A RY S H E E T veriZonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
CLARIFICATION
NUMBER DESCRIPTION QUANTITY UNIT
410 (432F0) PULL CABLE (432F0) 4243 LF
410 (864F0) PULL CABLE (864F0) 1265 LF
411 (432F0) PULL THROUGH INNERDUCT 1031 LF
� x
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DATE: 04/15/2019
ENGINEER: COBBFENDLEY
CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 03 OF 25
FILE: SCHWAB BAU.DWG
C O N TACT S H E ET veriZonbusiness
VERIZON BUSINESS RAILROADS CITY GOVERNMENT CHARLESSCHWAB
WESTLAKE CAMPUS
TOWN OF WESTLAKE,TX
PUBLIC WORKS-JARROD GREENWOOD (817)490-5717 PHASE 1
N/A JGREENWOOD@WESTLAKE-TX.ORG WESTLAKE,TX
OUTSIDE PLANT ENGINEERING
CLARIFICATION NO. QUANTITY
JEFF BUEHLER CELL: (214)995-2518
E-MAIL: JEFF.BUEHLER@VERIZON.COM
OUTSIDE PLANT CONSTRUCTION
PAUL BOWLES PHONE: (972)457-6805
E-MAIL: PAUL.BOWLES@VERIZON.COM
COUNTY GOVERNMENT
N/A
R I G HT-O F-WAY
AGENT:
MANAGER:
CONTRACTS
COORDINATOR: w �
MANAGER: UTILITIES STATE GOVERNMENT � o � Y
MCI UTILITY LOCATE 1-800-624-9675 W U � N
OTHERS TEXAS DEPARTMENT OF TRANSPORTATION(TXDOT) (n � w (n w
PROGRAM MANAGER: TEXAS ONE CALL SYSTEM(UTILITY LOCATES) 811 O Q O � Q Z Q
LIGHTWAVE ENGINEER: � � Q � U ? 2�
CIVIL ENGINEER: � �' U U pp m
TERMINAL CONST.REP.: � � � � � Z �
SPLICING MANAGER: � Z � Q O O N
TSO MANAGER: � Q Q m > w
LL �
ENGINEERING CONTRACTOR � � w =
FEDERAL GOVERNMENT w
ENGINEERING FIRM: � � U
COBB,FENDLEY&ASSOCIATES,INC. U � O
13430 NORTHWEST FREEWAY,SUITE 1100 OFFICE: (713)462-3242 N/A Q M
HOUSTON,TX 77040 FAX: (713)462-3262
ENGINEERING CONTACT: DATE: 04/15/2019
VICE PRESIDENT CELL: (832)330-6400
EN INEER: COBBFENDLEY
VINEETAJAYARAM,P.E. E-MAIL: VJAYARAM@COBBFENDLEY.COM NON MEMBERS: CHECKED BY: DW
PROJECT MANAGER PHONE: (972)335-3214
DRAWN BY: JT
CAL BOSTWICK,P.E. E-MAIL: CBOSTWICK@COBBFENDLEY.COM REVISIONS
UTILITY DESIGN GROUP LEAD PHONE: (972)335-3214
No. DATE DESCRIPTION BY
MICHAELDUVAL,P.E. E-MAIL: MDUVAL@COBBFENDLEY.COM OTHER
CONSTRUCTION CONTRACTOR N/A
MASTEC NORTH AMERICA WC.
320 R800 S.DOUGLAS ROAD,10TH FLOOR OFFICE: (305)599-1800
CORAL GABLES,FL FAX: (305)406-1960
CONSTRUCTION CONTACT:
STEVE CLAUSEN CELL: (214)571-2543
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
E-MAIL: STEVEN.CLAUSEN@MASTEC.COM coNrRncr.rHeseoRnwwcsnNosPeaFicnnoNs
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 04 OF 25
FILE: SCHWAB BAU.DWG
G E N E RA L N O T E S / C LA R I F I CAT I O N N O T E S veriZonbusiness
CHARLES SCHWAB
GENERAL NOTES CLARIFICATION NOTES (CONTINUED) WESTLAKECAMPUS
PHASE 1
WESTLAKE,TX
1. VERIZON BUSINESS COMPRISES THE FOLLOWING OPERATING ENTITIES: CLARIFICATION NO. 4UANTITY
-MCI COMMUNICATIONS SERVICES,INC.
-MCI METRO ACCESS TRANSMISSION SERVICES CORPORATION
-MCI METRO ACCESS TRANSMISSION SERVICES OF VIRGINIA,INC.
-MCI METRO ACCESS TRANSMISSION SERVICES OF MASSACHUSETTS,INC. 100 110 JACK AND DRY BORE CONDUIT(S)
-METROPOLITAN FIBER SYSTEMS OF NEW YORK,INC.
200 210 PLACE CONDUIT
2. ALL WORK TO BE PERFORMED IN STRICT ACCORDANCE WITH THE APPLICABLE CODES OR 212 PLACE HIGH DENSITY POLYETHYLENE(HDPE)
REQUIREMENTS OF ANY REGULATING GOVERNMENTAL AGENCY,VERIZON BUSINESS AND THE 213 ROCK ADDER
RIGHT-OF-WAY GRANTOR. 214 SLURRY BACKFILL ADDER
215 EXPOSE CONDUIT
3. LOCATIONS OF SOME OF THE PHYSICAL FEATURES WERE OBTAINED FROM DATED RAILROAD EVALUATION 216 EXPOSE CONDUIT AND RELOCATE
MAPS OR OTHER DRAWINGS AND MAY NOT BE AS SHOWN OR DEPICTED ON THESE DRAWINGS. 217 EXPOSE CONDUIT AND REPLACE/SUBSTITUTE
4. UNDERGROUND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE RECORDS AND FIELD OBSERVATIONS BUT 218 EXPOSE AND REMOVE CONDUIT
ARE NOT NECESSARILY EXACT.THEREFORE,UTILITY LOCATIONS WILL BE VERIFIED AT LEAST 100 FEET IN 219 EXPOSE AND REMOVE CONDUIT(ABANDONED)
ADVANCE OF TRENCHING OR PLOWING,SO THAT CHANGES IN CABLE PLACEMENT CAN BE MADE IN THE EVENT 220 CONCRETE ENCASE
OF CONFLICT. 221 REMOVE CONCRETE ENCASEMENT
5. ALL KNOWN BURIED OBSTRUCTIONS ARE SHOWN ON THE CONSTRUCTION DRAWINGS.ANY AND ALL OTHERS 222 REMOVE CONCRETE CAP
ENCOUNTERED ARE ALSO THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE,PROTECT AND REPAIR IF 240 PLACE HANDHOLE
DAMAGED. 244 REMOVE EXISTING HANDHOLE
245 RELOCATE HANHOLE
6. ANY AND ALL IMPROVEMENTS,SUCH AS ASPHALT OR CONCRETE PAVEMENT,CURBS,GUTTERS,WALKS, 246 REPLACE/SUBSTITUTE HANDHOLE
DRAINAGE DITCHES,EMBANKMENTS,SHRUBS,TREES,GRASS SOD,ETC.,IF DAMAGED,SHALL BE RESTORED 247 EXCAVATE SPLICE PIT �
TO ORIGINAL CONDITION. 250 PLACE MANHOLE w x
U ~
7. EQUIPMENT TYPES SPECIFIED HEREIN(IE:"BACKHOE",SWAMP PLOW"ETC.)ARE SUGGESTIONS ONLY AND ARE 252 REMOVE EXISTING MANHOLE Z � Y
NOT INTENDED AS REQUIREMENTS.CONTRACTOR WILL BE NOTIFIED AS TO EXPECTATIONS. 255 RELOCATE PRECAST MANHOLE � � �
� � O J
256 REPLACE/SUBSTITUTE PRECAST MANHOLE W U �
8. SHORING OF BORE PITS AND TRENCHES IN ACCORDANCE WITH OSHA REGULATIONS IS MANDATORY. (q � w (n w
180 CONSTRUCT WALL
9. BURIED CABLE MARKERS WILL BE PLACED AT ALL UNDERGROUND UTILITY LOCATIONS AND ALL OTHER 270 REMOVE AND RESTORE ASPHALT Z � � m W �
LOCATIONS IN ACCORDANCE WITH THE CONSTRUCTION DRAWINGS AND THE OUTSIDE PLANT HANDBOOK. 280 REMOVE AND RESTORE CONCRETE � � � z U � a
10. ALL 4"ID CONDUIT WILL BE SCHEDULE 40(EG.:PVC OR GSP/BSP),OR AS SPECIFIED. Zg1 REMOVE AND RESTORE SIDEWALK � � � � U m m
282 REMOVE AND RESTORE CURBING E � � � H Q
11. UNDERGROUND CONDUIT WILL BE PLACED AT 48"MINIMUM COVER UNLESS OTHERWISE SPECIFIED ON THE U � d Z � Z 2
CONSTRUCTION DRAWINGS. 300 310 ATTACH CONDUIT TO WALL OR STRUCTURE � Z � Q � O N
315 DETACH CONDUIT FROM WALL OR STRUCTURE �' � W Owp W w
320 CORE BORE � � � � �
CLARIFICATION NOTES 330 ATTACHPULL/SPLICEBOXTOWALLORSTRUCTURE
� � � �
400 410 PULL CABLE U p � o
411 PULL THROUGH DUCT(INNERDUCT) U � o
415 REMOVE CABLE FROM CONDUIT Q M
1. STATION 420 REPOSITION ACTIVE CABLE SLACK
1. 2. LOCATION
500 510 DIRECT BURY CABLE DATE: 04/15/2019
2' 3. CLARIFICATION NO.AND MINIMUM COVER 515 EXPOSE DIRECT BURIED CABLE
3 516 EXPOSE DIRECT BURIED CABLE AND RELOCATE ENGINEER: COBBFENDLEY
4 4. QUANTITY LINEAR FOOTAGE/SQUARE FOOTAGE,SIZE OF 517 REMOVE AND DISPOSE OF CABLE CHECKED BY: DW
MANHOLE/HANDHOLE SIZE OF PULL/SPLICE BOX,DIMENSION OF WALL, 520 PLACE AERIAL CABLE
5� HEIGHT/CLASS/TYPE OF POLE DRAWN BY: �T
525 RELOCATE AERIAL CABLE
6' S. TYPICAL DRAWING NO.AND TYPICAL DETAIL DRAWING NUMBER 518 DELASH AERIAL CABLE REVISIONS
� 527 RELASH AERIAL CABLE No oare �EscRiPnoN sv
6. PLANT ACCOUNTING CODE
528 REMOVE AERIAL CABLE
7. SPECIFIED CONDUIT,HANDHOLE/MANHOLE NO.,SPECIFIED PURPOSE AND 530 PLACE POLE/PUSH BRACE
MATERIAL,BRIDGE NO.AND RAILROAD STATION,MATERIAL,POLE NO. 535 REMOVE POLE/PUSH BRACE
600 610 JETTING CONDUIT
ADDENDUM NOTES: 48 HOUR NOTICE 62o EMBEDMENTPLOW
630 DIRECTIONAL BORE
700 710 PLACE BURIED CABLE MARKERS AND SIGNS/MWCOM
WATER CROSSING SIGNS EXCEPT AS MAY BE OTHERWISE PROVIDED BV
1. CONTRACTOR SHALL NOTIFY TOWN OF WESTLAKE(48 HOURS)PRIOR TO COMMENCING CONSTRUCTION 711 PLACE ISOLATOR/PROTECTION SYSTEM AT EXISTING sHaTR��a'eMaiN RHe�NaaoNPEREv�FOFT�Mcs
AND/OR BACKFILLWG ANY UTILITIES. coMMuwcnnoNs seRvices iNc.eorH eewc
713 HANDHOLES/MANHOLES issueo iN srzicr coNFioeNce nNo sHn��Nor ee
2. CONTRACTOR S ARE TO CONTACT WESTLAKE"PUBLIC WORKS DEPARTMENT"BY PHONE OR EMAIL RePzoouceo,coaieo,oR useo FOR nNv
712 REMOVE BURIED CABLE MARKER POST/HARDWARE PURPosewirHoursPeciFicwRirrENPeRMissioN.
JARROD GREENWOOD (817)490-5717 JGREENWOOD@WESTLAKE-TX.ORG 714 REMOVE CONCRETE BURIED CABLE MARKER POST SCALE
TXDOT:LEWIE MORRIS (817)370-6644 LEWOE.MORRIS@TXDOT.GOV
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 05 OF 25
FILE: SCHWAB BAU.DWG
M C I O U T S I D E P LA N T F O C U S veriZonbusiness
CHARLES SCHWAB
FIBER OPTIC CABLE UNCOVERING SYSTEM MCI OUTSIDE PLANT CONSTRUCTION GENERAL REQUIREMENTS WESTLAKECAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
1. THE TITLE OF THIS PROGRAM, F.O.C.U.S.,AN ACRONYM FOR"FIBER OPTIC CABLE UNCOVERING • ALL FEDERAL,STATE AND LOCAL SAFETY REGULATIONS MUST BE FOLLOWED WITHOUT EXCEPTION.
SYSTEM,"WAS SELECTED TO REMIND EVERYONE INVOLVED WITH WORKING NEAR MCI'S ACTIVE FIBER
OPTIC SYSTEMS TO FOCUS ON PROTECTING THE FACILITIES. IF, DURING THE COURSE OF THE PROJECT,
YOU NOTICE ANY ACTIVITY WHICH MAY JEOPARDIZE THE MCI OSP FACILITIES, IT IS YOUR DUTY TO STOP ' PERSONAL PROTECTIVE EQUIPMENT APPROPRIATE FOR THE SPECIFIC WORK SITE SHALL BE USED
THE WORK AND RE-F.O.C.U.S. AT ALL TIMES.AT A MINIMUM, HARD HAT,SAFETY SHOES/STEEL-TOED BOOTS,AND FLORESCENT
ORANGE OR GREEN WORK VEST ARE REQUIRED UPON ENTERING ANY MCI WORK SITE.
2. F.O.C.U.S. RULES MUST BE FOLLOWED ON ALL MCI PROJECTS INVOLVING WORK ON OR NEAR MCI OSP
FACILITIES. SAFETY IS MCI'S NUMBER ONE PRIORITY;EVERYONE MUST REFRAIN FROM UNSAFE AND
IMPROPER PRACTICES. • USE OF INTOXICANTS,DRUGS, INHALANTS OR ANY OTHER SUBSTANCES THAT MAY IMPAIR
3. REVIEW OF F.O.C.U.S. IS MANDATORY AT EVERY PRE-BID, PRE-CONSRUCTION SITE MEETING AND DAILY ALERTNESS ARE STRICTLY PROHIBITED.
TAILGATE MEETING. F.O.C.U.S. DISCUSSION MUST INCLUDE SITE-SPECIFIC HISTORY, UNIQUE PROBLEMS,
FACILITY CONFIGURATIONS THAT MAY BE ENCOUNTERED,AND PAST ERRORS. "THOSE WHO DO NOT • CONTRACTORS ARE NOT ALLOWED TO CUT ANY CABLE. CABLES SCHEDULED FOR REMOVAL WILL
LEARN FROM HISTORY ARE DOOMED TO REPEAT IT." DO NOT LET THIS HAPPEN TO YOU. BE CUT BY MCI OPERATIONS PERSONNEL,AND ONLY AFTER VERIFICATION THAT ALL TRAFFIC HAS
4. ANY WORK NEAR OR REQUIRING HANDLING OF MCI OUTSIDE PLANT FACILITIES CAN ONLY BE BEEN OFF-LOADED.
PERFORMED WITH AN MCI EMPLOYEE OR CONTRACT REPRESENTATIVE PRESENT--THIS MEANS OUT OF
HIS OR HER VEHICLE AND DIRECTLY MONITORING THE WORK. THE REPRESENTATIVE MUST HAVE A • EXTREME CAUTION MUST BE USED AT ALL TIMES WHEN WORKING ON OR NEAR ACTIVE CABLES.
PROPERLY OPERATING CABLE LOCATOR CHECKED FOR ACCURACY EVERY DAY PRIOR TO AN MCI EMPLOYEE OR CONTRACT REPRESENTATIVE MUST APPROVE AND BE PRESENT PRIOR TO
COMMENCEMENT OF WORK(COMPARISON OF LINE AND DEPTH READINGS TO ACTUAL LINE AND DEPTH AND DURING ALL CABLE HANDLING
OF THE CABLE). ACTIVITIES. �
W X
5. LOCATE AND POTHOLE REQUIREMENTS: U w ~
' TOOLS AND EQUIPMENT SPECIFICALLY DESIGNED FOR THE JOB AT HAND ARE REQUIRED. USE � � � Y
• PRIOR TO ANY EXCAVATION,THE MCI EMPLOYEE OR CONTRACT REPRESENTATIVE MUST VERIFY THE THE PROPER TOOL FOR THE JOB. � � O �
INITIAL LOCATE MARKS COMPLETED BY MCI OPERATIONS. DO NOT TRUST LOCATE RESULTS W U � �„
COMPLETED BY OTHERS THE MCI OR CONTRACT REPRESENTATIVE MUST LOCATE THE CABLE � Z � � u �
RUNNING LINE BY MAKING AT LEAST ONE PASS IN EACH DIRECTION. LOCATE RESULTS MUST THEN BE ' CONDUIT WORK INVOLVING ACTIVE CABLES REQUIRES SPECIALIZED TOOLS SPECIFICALLY Z Q � m w }
C O M P A R E D W I T H P R E V I O U S M A R K S A N D T H E A S-B U I L T S. DESIGNED TO ACCESS DUCTS WITH ACTIVE CABLES. � � Q � C�j ? �
E � � � � 00a
• IF THE PROPOSED WORK INVOLVES DIGGING OR EXCAVATING WITHIN 3 FEET OF THE CABLE,THE ' PROTECTING MCI FACILITIES IS EXTREMELY IMPORTANT;HOWEVER,SAFETY REGARDING U � a z � z �
CABLE ROUTE WILL BE MARKED CONTINUALLY WITH ORANGE PAINT AND SUPPLEMENTED BY YOURSELF AND OTHERS IS THE MOST IMPORTANT PART OF ANY PROJECT. � Z � Q � � N
MARKER FLAGS PLACED EVERY 10 FT. THE EXCAVATION CONTRACTOR MUST POTHOLE(ALL � �U w m w w
POTHOLES MUST BE COMPLETED BY HAND DIGGING OR VACUUM EXCAVATION)A MINIMUM OF � o � > �
EVERY 15 FT.,THEN EXPOSE THE ENTIRE LENGTH OF THE CABLE BY HAND DIGGING OR VACUUM � ? J v
EXCAVATION. U p � o
• IF THE PROPOSED WORK INVOLVES DIGGING OR EXCAVATING WITHIN 5 FEET(BUT NOT CLOSER U � o
THAN 3 FEET)OF THE CABLE,THE CABLE ROUTE WILL BE MARKED CONTINUALLY WITH ORANGE Q "'
PAINT AND SUPPLEMENTED BY MARKER FLAGS PLACED EVERY 10 FT. THE EXCAVATION
CONTRACTOR MUST POTHOLE THE CABLE A MINIMUM OF EVERY 15 FT.
DATE: 04/15/2019
• IF THE PROPOSED WORK INVOLVES DIGGING OR EXCAVATING WITHIN 5 FEET(BUT NOT CLOSER ENGINEER: COBBFENDLEY
THAN 3 FEET)OF THE CABLE,THE CABLE ROUTE WILL BE MARKED CONTINUALLY WITH ORANGE CHECKED BY: Dw
PAINT AND SUPPLEMENTED BY MARKER FLAGS PLACED EVERY 10 FT. THE EXCAVATION
CONTRACTOR MUST POTHOLE THE CABLE A MINIMUM OF EVERY 15 FT. DRAWN BY: JT
REVISIONS
• THE CABLE WILL ALSO BE POTHOLED AT ANY CHANGE IN THE RUNNING LINE OF MORE THAN 1 FT. No oare �EscRiPnoN sv
IN ANY DIRECTION,ANYTIME THE ACCURACY OF THE ELECTRONIC LOCATE IS QUESTIONED,OR
THE MARKED RUNNING LINE DOES NOT MATCH THE AS-BUILTS.
6. EXPOSING REQUIREMENTS:
• NO MECHANICAL EXCAVATION WITHIN 3 FT.OF OSP FACILITIES WILL BE ALLOWED UNLESS THE
FACILITIES HAVE FIRST BEEN PROPERLY LOCATED,POTHOLED, POSITIVELY IDENTIFIED,
CONTINUOUSLY EXPOSED BY HAND DIGGING OR VACUUM EXCAVATION,AND THE FACILITES ARE
CLEARLY VISIBLE. EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
• IN ADDITION, MECHANICAL EXCAVATION WITHIN 3 FT.OF OSP FACILITIES REQUIRES ON-SITE PRIOR �oMM�NR�TIONS SERVICES NORaoTH aE N�
APPROVAL FROM MCI'S EMPLOYEE OR CONTRACT REPRESENTATIVE. REPRoouceoTco FE°o,"oR"u°sEo o"a°nNv
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
7. PLEASE REFER TO THE LATEST EDITION OF THE MCI OSP HANDBOOK FOR ADDITIONAL DETAILS. KNOW SCALE
IT AND FOLLOW IT.
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 06 OF 25
FILE: SCHWAB BAU.DWG
SY M B O L S K EY PROPOSED veriZonbusiness
� � � � � �
F Y �Y F Y �Y �Y �Y �Y ¢Y CHARLES SCHWAB
PROPOSED _ �� �g �� �g �g �g �g �g
DIRECT BURIED CABLE (A)STEEL MARKER AND SIGN WESTLAKE CAMPUS
(B)ALUMINUM"HUB"-STYLE MARKER � � � � � � � � PHASE 1
AERIAL CABLE A (C)FLAT MARKER i WESTLAKE,TX
(D)TUBULAR MARKER (C) (A) (B) (C) (D) (E)
(E)TUBULAR MARKER,&ISOLATOR PROTECTOR CLARIFICATION NO. G2UANTITY
SUBMARINE CABLE SUBM SUBM
1 21
FOGWIRE CABLE FOGW FOGW MILE POST MARKER
NOTE:
DIRECT BURIED HDPE H H DASHED=NOT FOUND IN FIELD i l`
P.T.F P.T.F.
PVC OR SPLIT PVC CONDUIT PERMIT TRACKING FORM IDENTIFIER 1S� 187
BSP/GSP OR SPLIT BSP/GSP CONDUIT 42„
STEEL CASING �
ROCK PROBE(DEPTH AS INDICATED)
48"
+ UTILITY COVER DEPTH 48"
REMOVE AND RESTORE ASPHALT OR CONCRETE
(WIDTH AS INDICATED) � � HANDHOLE,MANHOLE OR PULLBOX Q
CORE BORE POLE t
C - - - - - - �
ANCHOR ONLY Q �
JACK AND BORE w �
U Z H w
DIRECTIONAL BORE(&PLACE CONDUIT) � pg � GUY ONLY � � p O J
FUTURE CABLE O 0 0 � OVERHEAD GUY(ARROW IN DIRECTION OF PULL) �HG_° OHG�oM � Z � w � w
Z � H Cp W �i
REMOVE CABLE ANCHOR AND GUY II �Q � � � Z U � �
a N (n � � U mm
TO BE REMOVED OR ABANDONED H �� SIDEWALK ANCHOR AND GUY � U � a Z � Z 2
(SHOWN FOR HDPE)
Q O x
FOREIGN ANCHOR AND GUY �Q � Q � d w � N
AERIAL UTILITY(ELECTRIC) E E � U p m j J
30'-5-84
PUSH BRACE(EXISTING POLE) P� �PB (q � � _
UNDERGROUND UTILITY(TELEPHONE) T W �
J U
ACCOUNT CODE CHANGE(BURIED TO AERIAL) � � D�•�A U � � o
MAIN TRACKS U o
Q m
AUXILLARY TRACKS RISER ATTACHMENT LOCATION O
R
DATE: 04/15/2019
CENTERLINE ENGINEER: COBBFENDLEY
BOND AND GROUND
CHECKED BY: DW
RIGHT-OF-WAY R/N/
DRAWN BY: JT
CULVERT(SIZE AS INDICATED) REVISIONS
EDGE OF ROADWAY(GENERIC)
No. DATE DESCRIPTION BY
EDGE OF PAVEMENT EOP
BRIDGE
BACK OF CURB
WATER METER
DITCH LINE
TAX,CITY,COUNTY,OR STATE BOUNDARY LINE GAS VALVE
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
PROPERTY LINE FIRE HYDRANT sHn�� zeMniN rHe azoaeRry oF Mci
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
FENCE LINE —O—F/� F�L-� PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
RAILROAD SIGNAL CONTROL BOX SCALE
5
GUARDRAIL J���'��0� HORIZONTAL: N/A
VERTICAL: N/A
TOP OF SLOPE CAUTION NOTE J\G J� ��P
GP ��P SHEET 07 OF 25
TOE OF SLOPE
FILE: SCHWAB BAU.DWG
C O N S T R U C T I O N D E TA I L S veriZonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
TYPICAL DETAIL"A" TYPICAL DETAIL "B" TYPICAL DETAIL "C" WESTLAKE,TX
CLARIFICATION NO. QUANTITY
TRENCH & PLACE CONDUIT CROSS SECTION OF PROPOSED HDPE DIRECTIONAL BORE CROSS SECTION
FOR CONDUIT
6"MIN.
EXISTING GRADE CONDUIT AS SPECIFIED PROPOSED FIBER
E/W ANY NUMBER OF OPTIC CABLE EXISTING GRADE
INNERDUCTS AND/OR
HDPE's AS SPECIFIED
12"MIN.BELOW I
BURIED CABLE � �L� �
FINISHED GRADE MARKER TAPE —I I�I I-I I I I I I I—I I I I I I I I�I I=
COMPACT BACKFILLS IN - � � I = -
48"MIN. 6"LAYERS WITH ROCK — ����� — �III�
COVER FREE MATERIAL �'I�I I I I ��R-� I I I I � I I I I�I I�I I ��rI
48"MIN COVER —�� � ��
CONDUIT AS SPECIFIED E/W � —
ANY NUMBER OF INNERDUCTS rI I�I I I I I�I I—�
AND/OR HDPE's,AS SPECIFIED � _
&FIBER OPTIC CABLE �
���—�� ���'i
�.� CONDUITASSPECIFIED
E/W ANY NUMBER OF �
INNERDUCTS AND/OR W X
H
HDPE's,AS SPECIFIED& U Z � w
FIBER OPTIC CABLE � � � Y
W U � J
Z Z � � � w
O � � z U Z Q
�
N (q � � (> > m
U � a z � z �
� Z � Q O O �
QO a w � N
� U wo m � w
� �
TYPICAL DETAIL "D" TYPICAL DETAIL "E" � � J �
� � � o
3��CORE BORE CROSS SECTION OF EXISTING PVC/BSP Q �
1-2.375"O.D.HDPE
EPDXIED INTO 3" DATE: 04/15/2019
DIAM.CORE BORE
EXISTING EXISTING 2-1 1/4" ENGINEER: COBBFENDLEY
4"PVC/BSP INNERDUCTS
CHECKED BY: DW
f • 1-2.375"O.D.HDPE DRAWN BY: JT
. �'
EXISTING FIBER REVISIONS
OPTIC CABLE No DATE DESCRIPTION BY
s
3"O.D.DIAMETER
CORE BORE
CONCRETE OR
ROCK HEADWALL
(WHERE OCCURS) EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
NOTE. ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
EPDXY GROUT IS USED AT BOTH ENDS OF CORE BORE TO PURPosewirHoursPeciFic wRirrEN PeRMissioN.
SEAL GAP BETWEEN 2.375"CONDUIT AND PVC SLEEVE. SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET O8 OF 25
FILE: SCHWAB BAU.DWG
R OA D C R O S S I N G D E TA I L S veriZonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
TYPICAL DETAIL "A" TYPICAL DETAIL "B"
TWO LANE -ASPHALT ROAD- NO CURB TWO LANE-CURBED ROAD
SHOULDER pAVED SURFACE CURB DRAIN PAVED SURFACE
�{DITCHF� (2-LANE) UTILITY INLETBOX (2-LANE) � UTILITY
NAT.GROUND
NAT.GROUND I 4'TYP
4'TYP PROP.CONDUIT
PROP.CONDUIT 5'MIN 5�
2'MIN MIN
2'MIN
2'
MIN
� X
Ll.� �
TYPICAL DETAIL "C" TYPICAL DETAIL "D > o � w
a
� � O J
FOUR LANE (W/TURN LANE)-CURBED ROAD- NO MEDIAN FOUR LANE (W/TURN LANE)-CURBED ROAD -WITH MEDIAN w v � �
ZZ � � � w
o � � z v Z 'a
CURB DRAIN PAVED SURFACE CURB DRAIN PAVED SURFACE N � Q � (� � m
INLET BOX (4-LANE W/TURN LANE) INLET BOX (4-LANE W/TURN LANE) � � O � � Z 2�
UTILITY UTILITY
NAT.GROUND NAT.GROUND U (n d Q � � N
4'TYP 4'TYP � Z �
Q � a cn
PROP.CONDUIT �iN PROP.CONDUIT �' U W Op W J
2'
2'MIN MIN 2'MIN � � � � �
Z, 5� W j J U
�
MIN MIN (� � � o
U �
Q m
DATE: 04/15/2019
ENGINEER: COBBFENDLEY
CHECKED BY: DW
DRAWN BY: JT
TYPICAL DETAIL "E" TYPICAL DETAIL "F" REVISIONS
4 LANE- SPLIT ASPHALT ROAD - NO CURB 4 LANE-SPLIT CURBED ROAD No oare oEscRiPrioN sv
SHOULDER pAVED SURFACE PAVED SURFACE CURB DRAIN PAVED SURFACE MEDIAN pAVED SURFACE CURB DRAIN
�{DITCH (2-LANE) (2-LANE) UTILITY INLET BOX (2-LANE) (2-LANE) INLET BOX
NAT.GROUND
NAT.GROUND 4'TYP �UTILITY
4'TYP PROP.CONDUIT
PROP.CONDUIT 5'MIN
2'
Z�MIN MIN Z�MIN Z�MIN EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
5 Z ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
MIN MIN REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 09 OF 25
FILE: SCHWAB BAU.DWG
30" x 60" x 30" 30 K STAN DARD HAN D H O L E D ETAI LS veriZonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
DETAIL "A" DETAIL "B" DETAIL "C" PHASE1
WESTLAKE,TX
LOCKING DEVICE FLUSH MOUNT EXPLODED ISOMETRIC DETAIL CLARIFICATION NO. QUANTITY
CROSS SECTION COVER DETAIL
FLUSH MOUNT
POLYMER CONCRETE ARMORCAST�
B RUBBER COVER COVER LOGO \
SEE DETAIL B
� � � NON—SKID
�� a SURFACE�
A I o �I o A EMS MARKER (1X) �
0 0 1 2" S.S. BOLTDOWN .�
/ \ °a � SEE DETAIL A
/ \ o a
1 LIFT PW ` �
�SLOTTED DRAW
(4X� 8�,� o II e � ."
o SUMP o
0 o I
� — — — — — — — — — — J F�USH MOUNT COVER DETAI� LOCKDOWN
(2X)
B
UNISTRUT STEEL BEAM �
SUPPORT BEAM (CENTER ONLY) w w �
�2X� � O � Y
STENCIL BUY AMERICA � � � � �
COMPLIANT (1X) Z � � cA 2
63 3/8" 36 1/8" � � O z U � �
33 3/8" U � O Z � Z �
60" � 1 3/4" I � 30�� �
�— � Z � Q O O �
3 1/2" :.. ?:. Q � a � �n
� U wo m � w
_ Q q � :, il li � J
�I I I I I I I 4 1/2" I I I I I� � � W =
30" I I I� I I I I I KNOCKOUTS I I�I I I I � U O ~ �
I�il I I lil I 2 EACH �4X) � I 2 ��� Q �m
I iI I I IiI I I I I� KNOCKOUTS I I
�I I I 5„ ' �- -� ' (2X�CH END
,
. :. . .. .,....: :...... . .... . ... .: . .....,....,.. ....: . :. :.: ... . ,.... . ..:,... .: �� II I DATE: 04/15/2019
I 18 I � O� LIFTING BOLT
I� �I
2 ��2„ a 1/2" 10" 2 EACH SIDE ENGINEER: COBBFENDLEY
59 KNOCKOUTS 29 ��� WALL CHECKED BY: DW
SECTION A—A 1 EACH END (2X) SECTION B—B
OPEN BASE DRAWN BY: JT
DRAIN (4X) REVISIONS
POLYMER CONCRETE
DETACHABLE BASE No oare �EscRiPnoN sv
30K 30K SEA�E° P�AST'� BA� P�A�E° iNsi°E �A��T To �oNTA'N 30K STANDARD HANDHOLE
ITEM QTY 30"x60"x30" POLYMER CONCRETE FLUSH MOUNT ASSEMBLY
M C I E M C I MEETS SCTE/ANSI 77-TIER 22 LOADING CRITERIA
8OO MCI—WORK gOO MCI—WORK 1 (1� JOHNNY �OCK KEY ADDITIONALREQUIREMENTS:
2 (2) S.S. JOHNNY BO�TS W�F�AT WASHER. DESIGNED LOAD: 30,000 LBS
DETAI� A DETAI� B 3 SHRINK WRAP COVERS TO FRAME FOR PACKAGING. MINIMUM FAILURE LOAD: 45,000 LBS E"°EPT"S"'AYBE°T"ER`"�SEPR°��°E°B�
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 10 OF 25
FILE: SCHWAB BAU.DWG
C U R B M A R K E R D E TA I L S veriZonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
� •• • Utility Labeling,Non-critical Safety/Warning decals,Harsh Environments,Outdoor Use,
Ground Level Marking,Utility Markers and Signs
�_ � � Engineering Grade UV-Stable Plastic
Choice of ref/ective or non-reflective
materials.Custom co/ors are availab/e upon
request. Standard Size 2.5,3,4 or 6 inch diameter
Thickness 10-30 mil base plastic with 60 mil urethane
dome
`� Expected Outdoor Up to 30 years with minimum fading
� Durability
�4,000�� Service Temperature _40°F to 185°F
range
� Blue,Green,Red,Purple,Yellow,Orange or (n
Available Colors Custom w �
W
Ink Colors Standard is UV-stable Black � p � Y
� Water Resistance Excellent w V � J
MC� "
Solvents Resistance Excellent � � w � w
8D0-NlCI-W�RK � �, � o � w �
UV Resistance Excellent � — � Q Z
Abrasion Resistance Excellent � � � V U � m
- �—�j � d z � z �
� Z � Q O O �
QO a w � N
� U w m ww
� � _ PS-800/SB-12 Permanent Adhesive ~ � � � �
� j � v
Adhesive sold seperately U O � o
U �
Type All-Purpose Permanent Adhesive Q M
magenta=die line does not prinY. Thickness Apply to back at 0.125 inch thickness
Part#: VB-MCI-FlAN�HOLE-GREEN-ORANGE Application 0 to 100oF DATE: 04/15/2019
w i L L i n nn Temperature
File: VER-VB-MCI-HANDWDL�-GREEN-�RANGE-A.ai ENGINEER: COBBFENDLEY
�����M . �afe: D4113118 Service Temperature- 0°F to 120°F CHECKED BY: DW
a. � o nn P A N Y _J APPROVfD A515 P�f: A Permanently bonds Wood,plywood,concrete,metals,brick,gypsum,
]nnwations in Identificatlon ]APPROVED WITH C4RRECTIONS to plaster DRAWN BY: JT
Wlars: PMS 75Z flRaNGE,BLACK AI+Ep PMS 34t5 GREEH
{gq7]9S&37�0•FrickFax:�&l7]918-37U7 ;J cosa�cr�a PaaoF a�puEsr�o REVISIONS
Si�e: A"Circle
No. DATE DESCRIPTION BY
Ssale: 70�°k
Signature oate Consf.: �5 Mil PVC base,with Purahle Doming
NOTE:Th�s is a proof of yaur anwork.Please review the text size,style,spelling, _ _ Stored at 70°F/50%Relative Humidity
and lo�ation3 for errors.Upon receipt of your approval,your orderwill be printed ��e�'
at[ording tothis�sraof.Your order tannot be protessed further uMil approval is Arpst: 5CL The William Frick Curb Marker is completely stable at room temperature.
received.No crerlit wiN he given far produR whkh mnforms to this proof �:
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 11 OF 25
FILE: SCHWAB BAU.DWG
-
cwzo-a
LECEND ver�Zonbusiness
Worning Sign Sequence qg^ x qe^ Type 3 Barricatle ■■ Channelizing Devices
n OppOsite D�rect�On
same as Be,ow ONE uNE ROAD T���k M���*ed CHARLES SCHWAB
END ROAD WaRK �� Heavy Work Vehicle � qttenuator (TMA1
cw3-a XXX FT
ROADWORK aa" x ae" AHEAD � irai�er Mo�nted a Portable cnanqeao�e WESTLAKECAMPUS
�. �ri�[o c� I � C20-2 (See note 21� + Floshing Arrow Boartl M Messoge Sign (PCMS)
o BE PHASE 1
RI-2 �� \/ 48 x 24 PREPARED i Sign a i�at'fic Fiow
CW20-1D
- 42"x 42"x 42"�� I TO STOP 48" X 48" Q F lag � F lagger WESTLAKE,TX
" ������_
N T� �`-r Temporary + � see�9ote t� suq9estea rno.�mum M���m�m CLARIFICATION NO. QUANTITY
� rteia u ne / rn�n�m�m
- ONCOMING I csee No+e 2�� � Postea Form�ia Taoer��en�9rns cnann�i9z�n9 5i0" ��o9,,e�oi Ss an+g
z o F � otsra�e
TRAFFIC _ .�■./ + � / soeea �.* oevtcea 5p0G" Buffer s
- Ri-zoP n � �o• i r iz• o�a on oace o�stonce
B..
- 48" x 36" r I CW20-� �� � Offsai0ffse+Offset Taper Tonpen+
�
� c
Jn�] 6ee note 9i o 48" X Qa'� ,� M 30 Z 150' 165' 180' 30' 60' 120' 90' 200'
.
�=o"m -1�''� �a XXX � /�� 35 L= wS 205' 225' 245' 35' 70' 160' 120' 250'
ov` ��• - � FEET �i — _ 40 60 265' 295' 320' 40' 80' 240' 155' 305'
oev�ces at 20' � � / W END 45 450' 495' S40' 45' 90' 320' 195' 360'
spacing on *ne ioper I � CW16-2P
■ _ za x ie°♦ � / ROAD WORK so 500' S50' 600' 50' 100' 400' 240' 425'
� �� 55 550' 605' 660' 55' 110' S00' 295' 495'
C20-2 L=W5
Excep+ in qg•� % 24" 60 600' 660' 720' 60' 120' 600' 350' S70'
- emergencies, /
- flogger s+otions 65 650' 715' 780' 65' 130' 700' 410' 645'
- :�,:• snoll be � 70 700' 770' 840' 70' 140' 800' 475' 730'
uminated
;'1"':'� or night 75 750' 825' 900' 75' 150' 900' S40' 820'
�•�'�� o � 3E Conveniional Roods Only
J���'.
� Temporory ■ / �p0 **Toper lengths have been rountletl off.
- �M' 29" StoP Line
[ Y (See NOte 21� f L=Length of TaDer(FT7 W=Width of Offset(FT) 5=Po5tetl SpeetlIMPH)
100' Approx.
M� o TYPICAL USAGE
snoaow venlcie wl+n � � ■ , oevioea ot
� op� 20' Spacing MOB[LE SHORT SHORT TERM INTERAIEOIATE LONG TERM
TMA ond high �niensiTy � DURATION STATIONARY TERM STATIONARY STAT[ONARY
o roToting, floshinq, "�
P � oscilloting o st�obe I ■'-m':yy � � �
' I ighis.(See noTes 6 & ]) ���•,
°E ■ I t��. GENERAL NOTES
"'`i::;
I �_%;;� � I. Flags attached to signs where shown, are RE�UIRED.
I ,:_ c� 2. AIl traffic control tlevices illustratetl are FE�IIIflED, exceDt Those tlenotetl with ihe iriongle symbol
m N moy be aniTied when StoTed elsewhere in ihe plans, or for routine moinTenonce work, when approved
• rIELo Shotlow Vehicle �� by+he Engineer.
• c K p�_Z with TMA and ■ � ol•�L 3. The CW3-4 "BE PREPAREO TO STOP"sign moy De ins+olletl after ihe CW20-4 "ONE LANE
high intensity �.
�ev�ces a+ 20' �� 42 X Qz X Qz rotating, � 3° ROAD X%%FT"sign, bu+proper sign SDacing sholl be mainioinetl.
soac�ng on ihe iaper �� 4. Flaggers should use two-way rodios or other methods of cammunication to control traff�c.
n o flashing,
v D � TO oscilloting or ■ 5. Length of work space should be based on the ability of fiaggers+o camunicate.
strobe lights. 6. A Shadow Vehicle with o TMA should be used onytime it can�e positioned 70 to 100 feet
;E� ONCOMING R1-2aP (See no+es 6& 7) I in advance of ihe area af crew ezposure without ativersely affecting ihe Derformance or quaif+y af �
_ TemDorory 48" % 36" X
TRAFFIC � • the work, If workers ore no longer Dresent but rood or work conditions re4uire the troffic controi w �
_-- v�eid L�ne i (See no+e 9) . to remoin in Dlace, Type 3 Barricotles or other channelizing tlevices may be subsii+u+etl for ihe Shodow U LLJ
(see No*e zl� ���� venicle ana TMA. Z � uJ
o r � m �CW20-7 7. AOtlitiOn01 ShOdoW VehiCleb With TMAS moy be Dositioned off the paVed SurfaCe� next to thOse Shown > Q � Y
I � Devfces at x 48" X 48" in order to protect a wider worK s0oce. N
2�0' Spacing LL ~ � J
♦ C
tne Taper E � XXX TCP (2-2a) W U � N
o CW16-2P w
I J' � Excepi in „� o FEET z4" % IB"� 8. The H1-2"YIELD"sign traffic con+rol rtwy be used on projec+s wi+h approaches that have atlequa+e sigh+ � Z � J � �
W3_z mergencies, Oi540nCE. FO�p�OjECtS in��DOn O�COS� w0�k SDaCC SftOuld DE n0 IOng2�ihOn OnE h01f City DIOCk. Z O � [Q w }
� 48" X qg^ flogger siations • • In rural areas, roatlways with less ihan 2000 A�T, work sDace shaultl De no longer than 400 feet. O (n Q Z
shall be 9. The fl1-2aP "YIEL�TO ONCOMING TRAFFIC" Sign Shall De DIaCeO On a SupOort oT a 7 foot minirtun � a
illuminatetl I BE � r^ ~ z U Cn �
mounting height. v/
at nignt i �PREPARED � � Q � U � m
I I TO STOP cw3-4 TCP (2-2b) � � O � � m Q
i 7emporory 48 x 48 IO,Channelizing tlevices on+he cen+er line may be anittetl when a pilo+car is leatling+roffic antl � Z �
I ONE UNE zn•� s+op u ne -� isee note z�� aPproved ey tne Enqineer. � Z � Q Q Q 2
ROAD (See No+e 2)� Il.tf the work space is loca+etl neor o horizon+ol or ver+ical curve, +he butfer tlis+ances shoultl be
AHEAD I increased in order to maintain st000ing sigh+tlis+ance to the flagger ond a pueue of st000ed vehicles. a � � V1
� I � 482o%aoe ONE LANE f5ee taole aDovel. � O w m w W
y 12.Flaggers shoul0 use 24" STOP/SLOW pa0dles to control traffic. Flags shoultl be limited to
END � I � X%X FT �ppp_q emergency situtations. � � � J
LL �
ROAD WORK 'T I I " aa" x ae' rrernc (A J U
czo-z � �_ �A DlNslon � O � S
Operetlons W �
ae�� x za" I ROAD ,TexasDepartmentofTransportation StanCaN (� � O
WORK END � ROAD U O
AHEAD �WZo-,p ROADWORK WORK TRAFFIC CONTROL PLAN Q
4a� X 4a �za-z AHEAD �WZo-,p ONE—LANE TWO—WAY
(FIa9s- 48" x 24" 48" % 48..
See^°+e " �F�a95- TRAFF IC CONTROL
TCP (2-20) TCP (Q-2b) See nore u
DATE: 04/15/2019
2-LANE ROADWAY WITHOUT PAVED SHOULDERS 2-LANE ROADWAY WITHOUT PAVED SHOULDERS T�p�2_2� _�g ENGINEER: COBBFENDLEY
ONE LANE TWO—WAY ONE LANE TWO—WAY "": +°°z_z_'e.°9^ CHECKED BY: DW
QC ixDOi December 1985
CONTROL WITH YIELD SIGNS CONTROL WITH FLAGGERS 8-95 3-a3°`"'='°�= DRAWNBY: JT
- (Less thon 2000 ADT - See Note 9) '" z-'z
o n-9e z-ie REVISIONS
No. DATE DESCRIPTION BY
ROADWAY TCP POSTED LANE
SPEED OFFSET
MAIN ST TCP(2-2A) 25 MPH 12'
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
J T OTTINGER RD TCP(2-2A) 30 MPH 12� COMMUNRC TIONS SERVICES NORaoTH aE N�
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
PROPOSED RD TCP(2-2A) N/A 12' SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET ---- OF 25
FILE: SCHWAB BAU.DWG
-
ver�Zonbusiness
END LEGEND
ROADWORK END Type 3 Borrfcatle ■■ Cnanneilzing oevlces
/czo-z ROAD WORK r���k Mo��+ea CHARLES SCHWAB
Heavy Work Vehicle � pitenuator (TMAI
/ ^8" x 24" �czo-z WESTLAKE CAMPUS
s 98" % 24" � Trailer Mountetl Portable Changeable
/� /� /� /� � Fiashing Arrow Boara � Messoge Sign tPCM57 PHASE 1
END � /\ /\ 9 � _ /\ /\ v i Sign a TraffiC FIOW
;ROAD WORK - '�r- -u- � -u- v - WESTLAKE,TX
h �G2o-2 � c Q Flag � Flagger
'- �aa x za E CLARIFICATION NO. QUANTITY
a o � , Minimum
� �— SuqqeStetl M�azimm Minimun
- � � p �esirable Spacing n Suggestetl
Pos+ed Formula Toper Lengths Lhannel z� q 5�9� LonBiTudinal
o n ,�¢ SOeatl Spacinq
-a 3f3E Devices x„ Buffer Space
- o o * 10' 11' 12' On a On a Oistonce ��8��
_ OffsetOffsetOffset TaOer TanBent
- '�'•' �o a 4 4 30 z I50' 165' 180' 30' 60' 120' 90'
.�',,a,y i• 35 �- WS 205' 225' 245' 35' 70' 160' 1 20'
� �F);'�,"I��� � - 40 60 265' 29Y 320' 40' 80' 240' 155'
' '��' .y- � 45 450' 495' S40' 45' 90' 320' 195'
_ �q.,�'t;'� y _,
!'� '• ■`=�-ir,,' S0 500' 550' 600' 50' 100' 400' 240'
_ 'y�����?`'�' /� Pavement '•°�� '^� 55 550' 605' 660' 55' 110' 500' 295'
_�Sf{ Z�J Marking ■-���-;y-: � 60 L-WS 600' 660' 720' 60' 120' 600' 350'
- i� ISee note 5)
•" � 65 650' 715' 780' 65' 130' 700' 410'
'�I�'�e'' 70 700' 770' 840' 70' 140' 800' 475'
,�,,�,.�, _ � x
o ■ � n 75 750' 825' 900' 75' 150' 900' 540'
• �w��e'
0 0 � i a � � � 3E Comentional Roatls Only
�o ;�r��i:� 3EjEToper lengths hove been rountletl off.
- - ,r�•.,: fSee notes � L=Length of TaperlFTl W=Witlth of Offset(FTl S=Posted SpeetlfMPH)
__ a 6& 7)
Pa�eme�+ - � o - ; ■ � TYP[CAL USAGE
Morking '�� � � ■+v', _ � SHORT SHORT TERM INTERMEDIATE LONG TERM
tSee np+e 5) � MOBILE DURATION STATIONAftY TERM STAT[ONARY STlTIONARY
/\ �� ♦
/\ � � �
'U' �
i � � GENERAL NOTES
3 � a 1. Flags atiached to signs where shown, are REOUIRED.
cSee no+es� (See notes 6 P. 7)
6 & �� � 2. AIl +raffic control tlevices illusirotetl are REOUIRED, excep+ihose
_ � _ � aenotetl with the triangle sy�rAol may De anittetl when statetl elsewhere i
Markmngt � � � � +he plans, or for rou+ine rtwintenance work, when aDProvetl by+he Engineer.
o (See note 57 � 3. Channelizing devices used fo close lanes moy�e supPlemented
/� ♦ with the Chevron Aligrvnen+Sign plocetl on every other channelizing
D • �IJ'� tlevice. C�evrons may be aitachetl to plastic druns as per BC Stantlards,
� : � 4. Chonnelizing tlevices usetl along the work space or along+onqent sec+ions w X
moy be Supplemenied with vertical ponel5 (VP1 placetl on everyoiher w �
j (/��� chonnelizing tlevice. If nigh+time conditions make ii tlifficult+o see a+ U Z � W
- � EX IT " ■ least two VPS� ihe VPS may De ploced on eaCh chonneliZinq tleviCe. Y
� x _ � 5. The plocemeni of Da�emeni markings may be aniitetl on Iniermetlia+e-+erm �N � � a
��' � stotionory work zones with the approvol of the Engineer. LL � � J
�RIGHT � 6. Shadow Vehicle with TMA ana hign intensity rotating, flasning,oscilioting w � � H
(� _LANE E5-i RAM P USE or strooe i�gnts. 5nadow VChiCI¢With TMA Ontl high inrens�ty rotot�ng, � � � w
� - \',�Q$Ep 48 x 4z � NEXT flashing, osciilating or strooe iights. A Shatlow Vehfcle with a TMA Z � J �
cwzo-sra CLOSED RAMP snouid oe used any+�me �t can be oos�t�oned 30 to t00 feet �n adoo��e O O � Q w �
48" % 48" R11-2bT of the area of crew e%Dosure without oaversely affecting ihe performonce � Z
98" % 30" or Quali+y of+he work. If workers are no longer Dresent bui roatl or work � Q
�IQ��FT � �WZS-�T conditions repuire ihe iraffic conirol to remafn in pioce, Type 3 � � z U
48" X 48"� � � �
� E Barricatles or o+her channelizinq tlevices moy be subsii+utetl for+he Q �
- :'CW76-3aP � (/� (� � m
SO" x 12" EXIT 5noaow venicle ana TMA. C � (� � m Q
� J- 7. Atltlitionol Shotlow Vehicles with TMAs moy be posi+ionetl in each � C O
X�/ � r 10'Min. Closetl Iane� on ihe ShoulOer or off ihe pavetl 5urfaCe� next to those /� C ^ Z � Z �
RIGHT � � snown fn oroer to protect a witler work space, u � �� � � 2
LANE MPH /� /� � Z � Q � N N
.<:L O S E D c w i 3-z E X I T ��� ��� Chonnelizing Q Q d w �
J- J- � CW20-5TR QB" %60"� ♦ OPEN ■ Devices at �/ I1 w m w W
48" X 48" ♦ 20' spacing
�j 4 em ♦ ES-1 ■ See TCP(2-Sa) ~ v � � > �
I�I2MILE ♦ 4e�� x az�� (A t4 Q
■ for lane closure
i'W16-3aP Markingt � � tletails if a lane T�ry�c (n � J
�v 30 x 1z�� �See nates 51 Closu�e is neetletl - �� OpelBtlons W � V
y ■ to c I ose a I one Dlvlslon O � M
� /� wh i ch i s norma I I y ,Texas Department o/hansportation Stantlartl (� O
\ o I requiretl to en+er � p
�\� Q Q fhe�°m°. TRAFF IC CONTROL PLAN Q "'
�ROAD
WORK � � i LANE CLOSURES ON
� 1 MILE see rcP�2-eal
for otivonce RAMP D I V I DED H I GHWAYS
o�rning signs See TCP(2-6o7
� f r ione ciosure t'or oavance CLOSED
cwzo-,F war���9 stgns AHEAD DATE: 04/15/2019
ae� x ae° fa� ia�e�ios��e
see°o+e �� cwzoaa-so TCP(2-6) —1 S ENGINEER: COBBFENDLEY
TCP (2-60) TCP (2-6b1 TCP (2-6c) 4e" x 48"
+�oz-c-ie.a9� CHECKED BY: DW
�c rxoor oeoemoe�i9es
ONE LANE CLOSURE LANE CLOSURE NEAR EX I T RAMPS LANE CLOSURE NEAR ENTRANCE RAMPS 2-94 q-9B"`"_'°„= DRAWN BY: JT
— 8-95 2-12
� '-"2-1e REVISIONS
No. DATE DESCRIPTION BY
ROADWAY TCP POSTED LANE
SPEED OFFSET
ALLIANCE GATEWAY FW TCP(2-6A) 55 MPH 12'
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
TX 114 FRONTAGE RD TCP(2-6A) 50 MPH 12� COMMUNRC TIONS SERVICES NORaoTH aE N�
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
DAVIS BLVD TCP(2-6A) 40 MPH 12' SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 12 OF 25
FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) -
410(864F0) 125
411 (432F0) -
411 (864F0) -
CITY OF � TOWN OF
ROANOKE ESTLAKE �
�
w
R/w R/w R�"' R�'" W
_ �
Ex FH �!1 �
ex.a•vvrrz V J +
EX 8"WTR EX.B"WTR
I � _ _ �8�C ' O
L - - rx.sioi�n'n'.K _�OC B BOC�BOC � �}
V
STA 35+97 � �
EX Sl N /�
CONNECT TO EX.MCI MH �� z �`�m �� (�
SITE CODE:CSHQTX MAIN ST J � W F
a� � � ex e��ss 5> 39+33 � Fx sTnn�.F� eoc � U Z � "-�
LEAVE 100'COIL OF 864F0 F sAN�:�N
Fx o� s BOC �� � � Q � Y
36*p eoc Bo—�38+00-aoc 0�`' 39+00 �x r 40+00 � O a
0 � 37+00— .�.������,A�K ����F U W U �
�s /� B DB B 1 DB DB � � � w c� w
+� O � � �`� Q Z Z � J � �
� � R�'^'T R/W R/�+�� RM, GC 64R�-2"HDPE C p O� Z Q Z Q
I T V
m �xiF �t;� I C .`� (�Q � � �
GC 65'1-2"HDPE a �(n U �
Z° Wi 8'�`23, �` CITY OF TOWN OF � � o � � °° a
X� — + ROANOKE WESTLAKE �Z� g o o =
S T A.3 6 6 2 P L A C E H H&M K R � O W Ow0 W w
= U U U;�
�g X SITE CODE:CSHQTX J
0 r� �� Zg J 6 LEAVE 100'COIL OF 864F0 ~ � �
� �
= o ~ I � � � �
� � iu =
� z I z cn w
U � ~ o
a° ; Q 616 MAIN ST Q ~ o
o I � �% g w � ROANOKE, TX 76262 M
o +
+ _
� �
�
I x " DATE: 04/15/2019
ENGINEER: COBBFEND�EY
� 76 CHECKED BY: DW
� DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 14 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) -
410(864F0) 525
411 (432F0) -
� 411 (864F0) -
��
�ti
_. �'���2
����s
�'� 's X`s�'y��`
STA.43+05 x0� e � �
CONNECT TO EX.MCI HH p� `�° 5
SITE CODE:CSHQTX \�O �P.�� ,�
� LEAVE 100'COIL OF 864F0 ��,�
� C-C 455'1-2"HDPE W
^ p�/a + M/a�M/a pB M/a pB M/a /a M/a o°� '>, w W �
� � U
� = W 45+00 44+00 43+00 W O� � � O � Y
N W C-C 643'1-2"HDPE Y+ � � � a
r � W U � �
(� w
D Z B W �ZkO� �� �x �Z � � � �n
�09 09 �09 09��09-- �08��09 / Z O � m �J,J �
� m � �
Ul � aa�- o�H z Q � a
� (n � � SB FRONTAGE ROAD E�� Z � Z 3
W = H W Y 1 7 0 ��a Q o ox
� Z � J � N vvi
m Q � a
m a� eac eac—W eoc soc � U W 00 W w
� eac eoc eac eac
� � aoc aoc
Boc � � � � �
� � � w 2
� w � � �
U � � o
U �
Q m
DATE: 04/15/2019
ENGINEER: COBBFEND�EY
CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 15 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
MATCH LINE - SHEET 15
STA 45+83
�
veriZOnbusiness
o a m � m
00 " A � $ � CHARLES SCHWAB
� � (/� WESTLAKE CAMPUS
W
PHASE 1
GC 455' T
WESTLAKE,TX
1-2"HDPE p = O m Z q
o � z � � � �'' CLARIFICATION NO. QUANTITY
"'� m 8 m � m 410(432F0) 159
3, 2a �� V � � o o � = O �" 410(864F0) 615
� m � � z 411 (432F0)
� '� = Z � � 411 (864F0) -
I I I UUt, p m � � o m ��
JGITUDE: � � �
Q m " o � � p ��
2.9948, � � m
�7.2215 0 � � o � � �
f � P�
v
mg
m
U �
0 m
� m
c' � o � y
m � � I �� �
� �
48+00 C-C 438'1-2"HDPE 49+00 50+00 51+00 ,00 52+00 a m
� DB DB DB B �DB B B O �,��'
� zs
� yti �
STA.47+60 PLACE HH&MKR m N ^` w x
SITE CODE:CSHQTX o m '4 �m � F
LEAVE 100'COIL OF 864F0 � � A a g 0 A � v�j, � � U � Q F
`'o � O � Y
� o W U �
� � GC 573rd � ° (n � w (� w
1-2"HDPE `sc?x (�j Z z � m w �
00 �� `� �OO Z V � �
g � 'A� !� ��Q O �
m 433' 3 \�'m � �V � � O U a z a
cm�i o n m '� �� (�� U�d Z � � 2
�
\ o n m � z d 9 �/_� ✓�i'�� � Q � a W � N
f �
� STA.51+98 PLACE HH&MKR `` �`�k � U W� m ; �
ooa SITE CODE:CSHQTX V J
LEAVE 100'COIL OF 864F0 �G� ��P � H w =
� I g LEAVE 100'COIL OF 432F0 A� �11 p H m
� I m .. l�\\ Q ~ o
HWY 170 ROAD CROSSING �`�
I I I I I I I I
BORE
635 PIT i I � � � � � � DATE: 04/15/2019
STA:47+60 ---- 635 ENGINEER: COBBFEND�EY
PROP.HH I I I � I I I B�RE CHECKED BY: DW
30"X 60"X 30" � � � I � � � PIT
i � I I I i I I I DRAWN BY: JT
630 EXISTING STA:51+gg 630
GRADE� PROP.HH REVISIONS
I I �- � T I I I I 30��X 60��X 30�� No. DATE DESCRIPTION BY
625 I I I I i I -+ � 625
I I I I �F iviiiv. I I I I
I I I I I I I I I I
6201 I I I I I I I I I 620
I I 438'1-2"HDPE CONDUIT � �
615� � 615 EXGEPT AS MAV BE OTHERWISE PROVIDED BV
� I I GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
L SHALL REMAIN THE PROPERTV OF MCI
47+50 48+00 48+50 49+00 49+50 50+00 50+50 51+00 51+50 52+00 52+50 °°^^^^�N��^T�°NS SER���ES�N� BOTH BE�N�
SSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: 1"=10'
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD � ) �wnat�below. SHEET 16 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) 578
410(864F0) -
411 (432F0) -
MATCH LINE - SHEET 18 411 (864F0) -
STA 59+35
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ENGINEER: COBBFEND�EY
CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 17 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) 500
410(864F0) -
411 (432F0) -
411 (864F0) -
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DATE: 04/15/2019
ENGINEER: COBBFEND�EY
CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 18 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) 648
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DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 19 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) 645
410(864F0) -
411 (432F0) -
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DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 20 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) 643
410(864F0) -
411 (432F0) -
411 (864F0) -
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CHARLES SCHWAB WESTLAKE CAMPUS
3003 CHARLES SCHWAB WAY DATE: 04/15/2019
WESTLAKE,TX ENGINEER: COBBFENDLEY
DENTON COUNTY
CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 21 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
CAUTION: GAS PIPELINES
.
IN THIS AREA!!! ver�Zonbusiness
I I I CHARLES SCHWAB
D WESTLAKE CAMPUS
A PHASE 1
A 410' o m � � WESTLAKE,TX
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p p m O
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0
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PIT ENGINEER: COBBFEND�EY
SCALE:N.T.S. I I I I I I I I I CHECKED BY: DW
ALTERNATE UTILITY CROSSING I I I I I EXISTING I I I I
FOR DEEP (> 10 FT) GAS LINE 650 GRADE 4� 650 DRAWN BY: JT
REVISIONS
I � I � � I I No. DATE DESCRIPTION BY
O EX.GRADE 4 645 j I I I I I I a'MIN. I I I 645
1 I
PROP2" CONCRETE I Z'MIN. z�MIN. - I I I _I I
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2'MIN. EX.ATMOS GAS LINE I I I I I I I
-- EXGEPT AS MAV BE OTHERWISE PROVIDED BV
635 CONFIRM DEPTH � 635 GONTRAGT THESEORAWINGSANDSPECIFICATIONS
— — ---� �--�---�---�---�---�— SHALL REMAIN THE PROPERTV OF MCI
1 104+00 103+50 103+00 102+50 102+00 101+50 101+00 100+50 100+00 °°^^^^�N'°^T'°NS SER�'°ES'N° B°TH BE'N�
I �O'MIN. 10�MIN. ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
EX.ATMOS PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
GAS EX.GAS�i
PIPELINE
!!!WARNING !!!
SCALE:N.T.S. EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: 1"=10'
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD � ) �wnat�below. SHEET 22 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
CAUTION: GAS PIPELINES
.
IN THIS AREA!!! ver�Zonbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) 529
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CULVERT CROSSING UTILITY CROSSING m LL REvisioNs
No. DATE DESCRIPTION BY
O EX.GRADE ti O EX.GRADE ti MATC H L I N E - S H E ET 24
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BOXES �
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GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
4�MIN. 2�MIN. SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
SCALE:N.T.S. SCALE:N.T.S. EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 23 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) -
410(864F0) -
411 (432F0) 682
411 (864F0) -
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REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 24 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
.
verlZOnbusiness
CHARLES SCHWAB
WESTLAKE CAMPUS
PHASE 1
WESTLAKE,TX
CLARIFICATION NO. QUANTITY
410(432F0) -
410(864F0)
n 411 (432F0) 237
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REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENGE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES(SHOWN OR NOT SHOWN).IF ANY �,a,,,,wnat�below. SHEET 25 OF 25
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(oreyoudig.
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SCHWAB BAU.DWG
MClmetro
ACCESS TRANSMISSION SERVICES CORPORATION
OUTSIDE PLANT CONSTRUCTION
FIBER OPTIC CABLE ROUTE
VZB ONE FIBER - HUB 017 - SOLANA REPL
LEG B - KELLER NORTH
WESTLAKE T�
,
SITE CODE :
1707A116.042
TABLE OF CONTENTS
TOWN OF WESTLAKE SHEET# SHEETTITLE
O1 COVER
P E RM IT S ET oZ PROJECT LAYOUT
03 CLARIFICATION SUMNMARY
04 CONTACTS
05 MCI GENERAL NOTES
DAT E : 04/2 5/2 019 06 MCI FOCUS
07 SYMBOLS KEY
����CobbFendley O8 CONSTRUCTION DETAILS
■. PERMIT INFORMATION 09 ROAD CROSSING DETAILS
CITY OF WESTLAKE PERMIT NO. PENDING 10 HANDHOLE DETAILS
�8o,N��work go��e�a�d.s����e 80o CRAN ADDRESS:
F��s�o Texas�5o34 3700 WHITE CHAPEL RD, SOUTHLAKE,TX 11 MARKER DETAILS
s�zsse.sz�alr�xs�zsse.szoz�www.�obbte�d��y�om TXDOT PERMIT NO. PENDING
12-13 TRAFFIC CONTROL PLANS
CELL SITE ADDRESS:
14-41 PLAN SHEETS
SOLANA REPL—REV1.DWG 1568 KNOX RD, KELLER,TX
P R O J E C T LAY O U T veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
WESTLAKE,TX
1707AI16.042
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EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
MAP LINE LEGEND REPRODUCEIDTCOPFEDDNORAUBEDAFOROANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
PROPOSED CONDUIT SCALE
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OUTSIDE OF CITY
LIMITS FILE: SOLANA REPL.DWG
C LA R I F I CAT I O N S U M M A RY S H E E T veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
WESTLAKE,TX
1707AI16.042
CLARIFICATION NO. QUANTITY
CLARIFICATION
NUMBER DESCRIPTION QUANTITY UNIT
410 (864F0) PULL CABLE (864F0) 3321 LF
411 (864F0) PULL THROUGH INNERDUCT 15565 LF
�
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U w
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W U � pp �
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Z � � m = J O x
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U � � za � Zw �
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� OU W 00 � � � >
H � �y N w
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DATE: 04/25/2019
ENGINEER: COBBFENDLEY
CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 03 OF 41
FILE: SOLANA REPL.DWG
C O N TACT S H E ET veriZonbusiness
DA 4119-7-2-�31827-SOLANA
VERIZON BUSINESS RAILROADS CITY GOVERNMENT PRo�ECT: REP�-oA��R,3-H�B o,�
WESTLAKE,TX
TOWN OF WESTLAKE,TX 1707A116.042
N/A PUBLIC WORKS-JARROD GREENWOOD (817)490-5717
JGREENWOOD@WESTLAKE-TX.ORG °
OUTSIDE PLANT ENGINEERING
CLARIFICATION NO. QUANTITY
JEFF BUEHLER CELL: (214)995-2518
E-MAIL: JEFF.BUEHLER@VERIZON.COM
OUTSIDE PLANT CONSTRUCTION
PAUL BOWLES PHONE: (972)457-6805
E-MAIL: PAUL.BOWLES@VERIZON.COM
COUNTY GOVERNMENT
N/A
R I G HT-O F-WAY
AGENT:
MANAGER:
CONTRACTS
COORDINATOR: �
W
MANAGER: ; ZO ? �
UTILITI�ESE 1-800-624-9675 STATE GOVERNMENT w � � m
� � oo =
OTHERS TEXAS DEPARTMENT OF TRANSPORTATION(TXDOT) (n � w � �
Z � J =
PROGRAM MANAGER: TEXAS ONE CALL SYSTEM(UTILITY LOCATES) $�� O � O � Q (n W OI~
LIGHTWAVE ENGINEER:
� � � Z Z J J
C I V I L E N G I N E E R: N (n � � U W ��W Y
TERMINAL CONST.REP.: U � � Z a � W �
SPLICING MANAGER: � Z � Q � m ¢ Y w
TSO MANAGER: Q � a W Z � m �j
� U W 00 Q (.r�
H � �y N w
ENGINEERING CONTRACTOR � � w w �
EN�iNEERiN�FiRM: FEDERAL GOVERNMENT w � � >
COBB,FENDLEY&ASSOCIATES,INC. U O �
13430 NORTHWEST FREEWAY,SUITE 1100 OFFICE: (713)462-3242 N/A Q
HOUSTON,TX 77040 FAX: (713)462-3262
ENGINEERING CONTACT: DATE: 04/25/2019
VICE PRESIDENT CELL: (832)330-6400
EN INEER: COBBFENDLEY
VINEETAJAYARAM,P.E. E-MAIL: VJAYARAM@COBBFENDLEY.COM NON MEMBERS: CHECKED BY: DW
PROJECT MANAGER PHONE: (972)335-3214
DRAWN BY: JT
CAL BOSTWICK,P.E. E-MAIL: CBOSTWICK@COBBFENDLEY.COM REVISIONS
UTILITY DESIGN GROUP LEAD PHONE: (972)335-3214
No. DATE DESCRIPTION BY
MICHAELDUVAL,P.E. E-MAIL: MDUVAL@COBBFENDLEY.COM OTHER
CONSTRUCTION CONTRACTOR N/A
MASTEC NORTH AMERICA WC.
320 R800 S.DOUGLAS ROAD,10TH FLOOR OFFICE: (305)599-1800
CORAL GABLES,FL FAX: (305)406-1960
CONSTRUCTION CONTACT:
STEVE CLAUSEN CELL: (214)571-2543
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
E-MAIL: STEVEN.CLAUSEN@MASTEC.COM coNrRncr.rHeseoRnwwcsnNosPeaFicnnoNs
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 04 OF 41
FILE: SOLANA REPL.DWG
G E N E RA L N O T E S / C LA R I F I CAT I O N N O T E S veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
GENERAL NOTES CLARIFICATION NOTES (CONTINUED) WESTLAKE,TX
1707AI16.042
1. VERIZON BUSINESS COMPRISES THE FOLLOWING OPERATING ENTITIES: CLARIFICATION NO. 4UANTITY
-MCI COMMUNICATIONS SERVICES,INC.
-MCI METRO ACCESS TRANSMISSION SERVICES CORPORATION
-MCI METRO ACCESS TRANSMISSION SERVICES OF VIRGINIA,INC.
-MCI METRO ACCESS TRANSMISSION SERVICES OF MASSACHUSETTS,INC. 100 110 JACK AND DRY BORE CONDUIT(S)
-METROPOLITAN FIBER SYSTEMS OF NEW YORK,INC.
200 210 PLACE CONDUIT
2. ALL WORK TO BE PERFORMED IN STRICT ACCORDANCE WITH THE APPLICABLE CODES OR 212 PLACE HIGH DENSITY POLYETHYLENE(HDPE)
REQUIREMENTS OF ANY REGULATING GOVERNMENTAL AGENCY,VERIZON BUSINESS AND THE 213 ROCK ADDER
RIGHT-OF-WAY GRANTOR. 214 SLURRY BACKFILL ADDER
215 EXPOSE CONDUIT
3. LOCATIONS OF SOME OF THE PHYSICAL FEATURES WERE OBTAINED FROM DATED RAILROAD EVALUATION 216 EXPOSE CONDUIT AND RELOCATE
MAPS OR OTHER DRAWINGS AND MAY NOT BE AS SHOWN OR DEPICTED ON THESE DRAWINGS. 217 EXPOSE CONDUIT AND REPLACE/SUBSTITUTE
4. UNDERGROUND UTILITIES HAVE BEEN PLOTTED FROM AVAILABLE RECORDS AND FIELD OBSERVATIONS BUT 218 EXPOSE AND REMOVE CONDUIT
ARE NOT NECESSARILY EXACT.THEREFORE,UTILITY LOCATIONS WILL BE VERIFIED AT LEAST 100 FEET IN 219 EXPOSE AND REMOVE CONDUIT(ABANDONED)
ADVANCE OF TRENCHING OR PLOWING,SO THAT CHANGES IN CABLE PLACEMENT CAN BE MADE IN THE EVENT 220 CONCRETE ENCASE
OF CONFLICT. 221 REMOVE CONCRETE ENCASEMENT
5. ALL KNOWN BURIED OBSTRUCTIONS ARE SHOWN ON THE CONSTRUCTION DRAWINGS.ANY AND ALL OTHERS 222 REMOVE CONCRETE CAP
ENCOUNTERED ARE ALSO THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE,PROTECT AND REPAIR IF 240 PLACE HANDHOLE
DAMAGED. 244 REMOVE EXISTING HANDHOLE
245 RELOCATE HANHOLE
6. ANY AND ALL IMPROVEMENTS,SUCH AS ASPHALT OR CONCRETE PAVEMENT,CURBS,GUTTERS,WALKS, 246 REPLACE/SUBSTITUTE HANDHOLE
DRAINAGE DITCHES,EMBANKMENTS,SHRUBS,TREES,GRASS SOD,ETC.,IF DAMAGED,SHALL BE RESTORED 247 EXCAVATE SPLICE PIT �
TO ORIGINAL CONDITION. 250 PLACE MANHOLE w
w
7. EQUIPMENT TYPES SPECIFIED HEREIN(IE:"BACKHOE",SWAMP PLOW"ETC.)ARE SUGGESTIONS ONLY AND ARE 252 REMOVE EXISTING MANHOLE U �
NOT INTENDED AS REQUIREMENTS.CONTRACTOR WILL BE NOTIFIED AS TO EXPECTATIONS. 255 RELOCATE PRECAST MANHOLE � � � �
� � Oo =
256 REPLACE/SUBSTITUTE PRECAST MANHOLE W U � pp
8. SHORING OF BORE PITS AND TRENCHES IN ACCORDANCE WITH OSHA REGULATIONS IS MANDATORY. 180 CONSTRUCT WALL � Z � � _ �
9. BURIED CABLE MARKERS WILL BE PLACED AT ALL UNDERGROUND UTILITY LOCATIONS AND ALL OTHER 270 REMOVE AND RESTORE ASPHALT O � � Q � � x
LOCATIONS IN ACCORDANCE WITH THE CONSTRUCTION DRAWINGS AND THE OUTSIDE PLANT HANDBOOK. 280 REMOVE AND RESTORE CONCRETE � — � Z U cn W ZI~
1 0. A L L 4"I D C O N D U I T W I L L B E S C H E D U L E 4 0(E G.:P V C O R G S P/B S P),O R A S S P E C I F I E D. Zg1 REMOVE AND RESTORE SIDEWALK N � � � U W �I W Y
282 REMOVE AND RESTORE CURBING � � � � � Z Z J J
11. UNDERGROUND CONDUIT WILL BE PLACED AT 48"MINIMUM COVER UNLESS OTHERWISE SPECIFIED ON THE U � d Z � � Q w �
CONSTRUCTION DRAWINGS. 300 310 ATTACH CONDUIT TO WALL OR STRUCTURE � Z � Q � pp � Y w
315 DETACH CONDUIT FROM WALL OR STRUCTURE Q � a W Z cn 0� �
320 CORE BORE � U � m � (�
CLARIFICATION NOTES 330 ATTACHPULUSPLICEBOXTOWALLORSTRUCTURE � � w w W
J
400 410 PULL CABLE U p � �
411 PULL THROUGH DUCT(INNERDUCT) U �
415 REMOVE CABLE FROM CONDUIT Q
1. STATION 420 REPOSITION ACTIVE CABLE SLACK
1. 2. LOCATION
500 510 DIRECT BURY CABLE DATE: 04/25/2019
2' 3. CLARIFICATION NO.AND MINIMUM COVER 515 EXPOSE DIRECT BURIED CABLE
3 516 EXPOSE DIRECT BURIED CABLE AND RELOCATE ENGINEER: COBBFENDLEY
4 4. QUANTITY LINEAR FOOTAGE/SQUARE FOOTAGE,SIZE OF 517 REMOVE AND DISPOSE OF CABLE CHECKED BY: DW
MANHOLE/HANDHOLE SIZE OF PULL/SPLICE BOX,DIMENSION OF WALL, 520 PLACE AERIAL CABLE
5� HEIGHT/CLASS/TYPE OF POLE DRAWN BY: �T
525 RELOCATE AERIAL CABLE
6' S. TYPICAL DRAWING NO.AND TYPICAL DETAIL DRAWING NUMBER 518 DELASH AERIAL CABLE REVISIONS
� 527 RELASH AERIAL CABLE No �arE oescRiPrioN sv
6. PLANT ACCOUNTING CODE
528 REMOVE AERIAL CABLE
7. SPECIFIED CONDUIT,HANDHOLE/MANHOLE NO.,SPECIFIED PURPOSE AND 530 PLACE POLE/PUSH BRACE
MATERIAL,BRIDGE NO.AND RAILROAD STATION,MATERIAL,POLE NO. 535 REMOVE POLE/PUSH BRACE
600 610 JETTING CONDUIT
ADDENDUM NOTES: 48 HOUR NOTICE 62o EMBEDMENTPLOW
630 DIRECTIONAL BORE
700 710 PLACE BURIED CABLE MARKERS AND SIGNS/MWCOM
WATER CROSSING SIGNS EXCEPT AS MAY BE OTHERWISE PROVIDED BV
1. CONTRACTOR SHALL NOTIFY TOWN OF WESTLAKE(48 HOURS)PRIOR TO COMMENCING CONSTRUCTION 711 PLACE ISOLATOR/PROTECTION SYSTEM AT EXISTING sHaTR��a'eMaiN RHe�NaaoNPEREv�FOFT�Mcs
AND/OR BACKFILLING ANY UTILITIES. coMMuwcnnoNs seRvices iNc.eorH eewc
713 HANDHOLES/MANHOLES issueo iN srzicr coNFioeNce nNo sHn��Nor ee
2. CONTRACTOR S ARE TO CONTACT WESTLAKE"PUBLIC WORKS DEPARTMENT"BY PHONE OR EMAIL. RePzoouceo,coaieo,oR useo FOR nNv
712 REMOVE BURIED CABLE MARKER POST/HARDWARE PURPosewirHoursPeciFicwRirrENPeRMissioN.
JARROD GREENWOOD (817)490-5717 JGREENWOOD@WESTLAKE-TX.ORG 714 REMOVE CONCRETE BURIED CABLE MARKER POST SCALE
TXDOT:LEWIE MORRIS (817)370-6644 LEWOE.MORRIS@TXDOT.GOV
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 05 OF 41
FILE: SOLANA REPL.DWG
M C I O U T S I D E P LA N T F O C U S veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
FIBER OPTIC CABLE UNCOVERING SYSTEM MCI OUTSIDE PLANT CONSTRUCTION GENERAL REQUIREMENTS WESTLAKE,TX
1707AI16.042
CLARIFICATION NO. QUANTITY
1. THE TITLE OF THIS PROGRAM, F.O.C.U.S.,AN ACRONYM FOR"FIBER OPTIC CABLE UNCOVERING • ALL FEDERAL,STATE AND LOCAL SAFETY REGULATIONS MUST BE FOLLOWED WITHOUT EXCEPTION.
SYSTEM,"WAS SELECTED TO REMIND EVERYONE INVOLVED WITH WORKING NEAR MCI'S ACTIVE FIBER
OPTIC SYSTEMS TO FOCUS ON PROTECTING THE FACILITIES. IF, DURING THE COURSE OF THE PROJECT,
YOU NOTICE ANY ACTIVITY WHICH MAY JEOPARDIZE THE MCI OSP FACILITIES, IT IS YOUR DUTY TO STOP ' PERSONAL PROTECTIVE EQUIPMENT APPROPRIATE FOR THE SPECIFIC WORK SITE SHALL BE USED
THE WORK AND RE-F.O.C.U.S. AT ALL TIMES.AT A MINIMUM, HARD HAT,SAFETY SHOES/STEEL-TOED BOOTS,AND FLORESCENT
ORANGE OR GREEN WORK VEST ARE REQUIRED UPON ENTERING ANY MCI WORK SITE.
2. F.O.C.U.S. RULES MUST BE FOLLOWED ON ALL MCI PROJECTS INVOLVING WORK ON OR NEAR MCI OSP
FACILITIES. SAFETY IS MCI'S NUMBER ONE PRIORITY;EVERYONE MUST REFRAIN FROM UNSAFE AND
IMPROPER PRACTICES. • USE OF INTOXICANTS,DRUGS, INHALANTS OR ANY OTHER SUBSTANCES THAT MAY IMPAIR
3. REVIEW OF F.O.C.U.S. IS MANDATORY AT EVERY PRE-BID, PRE-CONSRUCTION SITE MEETING AND DAILY ALERTNESS ARE STRICTLY PROHIBITED.
TAILGATE MEETING. F.O.C.U.S. DISCUSSION MUST INCLUDE SITE-SPECIFIC HISTORY, UNIQUE PROBLEMS,
FACILITY CONFIGURATIONS THAT MAY BE ENCOUNTERED,AND PAST ERRORS. "THOSE WHO DO NOT • CONTRACTORS ARE NOT ALLOWED TO CUT ANY CABLE. CABLES SCHEDULED FOR REMOVAL WILL
LEARN FROM HISTORY ARE DOOMED TO REPEAT IT." DO NOT LET THIS HAPPEN TO YOU. BE CUT BY MCI OPERATIONS PERSONNEL,AND ONLY AFTER VERIFICATION THAT ALL TRAFFIC HAS
4. ANY WORK NEAR OR REQUIRING HANDLING OF MCI OUTSIDE PLANT FACILITIES CAN ONLY BE BEEN OFF-LOADED.
PERFORMED WITH AN MCI EMPLOYEE OR CONTRACT REPRESENTATIVE PRESENT--THIS MEANS OUT OF
HIS OR HER VEHICLE AND DIRECTLY MONITORING THE WORK. THE REPRESENTATIVE MUST HAVE A • EXTREME CAUTION MUST BE USED AT ALL TIMES WHEN WORKING ON OR NEAR ACTIVE CABLES.
PROPERLY OPERATING CABLE LOCATOR CHECKED FOR ACCURACY EVERY DAY PRIOR TO AN MCI EMPLOYEE OR CONTRACT REPRESENTATIVE MUST APPROVE AND BE PRESENT PRIOR TO
COMMENCEMENT OF WORK(COMPARISON OF LINE AND DEPTH READINGS TO ACTUAL LINE AND DEPTH AND DURING ALL CABLE HANDLING
OF THE CABLE). ACTIVITIES. �
W
5. LOCATE AND POTHOLE REQUIREMENTS: • TOOLS AND EQUIPMENT SPECIFICALLY DESIGNED FOR THE JOB AT HAND ARE REQUIRED. USE � � � �
• PRIOR TO ANY EXCAVATION,THE MCI EMPLOYEE OR CONTRACT REPRESENTATIVE MUST VERIFY THE THE PROPER TOOL FOR THE JOB. � � O o
INITIAL LOCATE MARKS COMPLETED BY MCI OPERATIONS. DO NOT TRUST LOCATE RESULTS w U � m �
COMPLETED BY OTHERS THE MCI OR CONTRACT REPRESENTATIVE MUST LOCATE THE CABLE � Z � � _ �
RUNNING LINE BY MAKING AT LEAST ONE PASS IN EACH DIRECTION. LOCATE RESULTS MUST THEN BE ' CONDUIT WORK INVOLVING ACTIVE CABLES REQUIRES SPECIALIZED TOOLS SPECIFICALLY � Q � Q � � � �
COMPARED WITH PREVIOUS MARKS AND THE AS-BUILTS. DESIGNED TO ACCESS DUCTS WITH ACTIVE CABLES. � � H z C� � � �I LLj
U � � z ~ ZZIw �
• IF THE PROPOSED WORK INVOLVES DIGGING OR EXCAVATING WITHIN 3 FEET OF THE CABLE,THE ' PROTECTING MCI FACILITIES IS EXTREMELY IMPORTANT;HOWEVER,SAFETY REGARDING a �
CABLE ROUTE WILL BE MARKED CONTINUALLY WITH ORANGE PAINT AND SUPPLEMENTED BY YOURSELF AND OTHERS IS THE MOST IMPORTANT PART OF ANY PROJECT. � Z � Q � m � Y w
MARKER FLAGS PLACED EVERY 10 FT. THE EXCAVATION CONTRACTOR MUST POTHOLE(ALL � � w m p � m �
POTHOLES MUST BE COMPLETED BY HAND DIGGING OR VACUUM EXCAVATION)A MINIMUM OF � o � N w
EVERY 15 FT.,THEN EXPOSE THE ENTIRE LENGTH OF THE CABLE BY HAND DIGGING OR VACUUM � � iyj w J
EXCAVATION. W Q � >
• IF THE PROPOSED WORK INVOLVES DIGGING OR EXCAVATING WITHIN 5 FEET(BUT NOT CLOSER U �
THAN 3 FEET)OF THE CABLE,THE CABLE ROUTE WILL BE MARKED CONTINUALLY WITH ORANGE Q
PAINT AND SUPPLEMENTED BY MARKER FLAGS PLACED EVERY 10 FT. THE EXCAVATION
CONTRACTOR MUST POTHOLE THE CABLE A MINIMUM OF EVERY 15 FT.
DATE: 04/25/2019
• IF THE PROPOSED WORK INVOLVES DIGGING OR EXCAVATING WITHIN 5 FEET(BUT NOT CLOSER ENGINEER: COBBFENDLEY
THAN 3 FEET)OF THE CABLE,THE CABLE ROUTE WILL BE MARKED CONTINUALLY WITH ORANGE CHECKED BY: Dw
PAINT AND SUPPLEMENTED BY MARKER FLAGS PLACED EVERY 10 FT. THE EXCAVATION
CONTRACTOR MUST POTHOLE THE CABLE A MINIMUM OF EVERY 15 FT. DRAWN BY: JT
REVISIONS
• THE CABLE WILL ALSO BE POTHOLED AT ANY CHANGE IN THE RUNNING LINE OF MORE THAN 1 FT. No �arE oescRiPrioN sv
IN ANY DIRECTION,ANYTIME THE ACCURACY OF THE ELECTRONIC LOCATE IS QUESTIONED,OR
THE MARKED RUNNING LINE DOES NOT MATCH THE AS-BUILTS.
6. EXPOSING REQUIREMENTS:
• NO MECHANICAL EXCAVATION WITHIN 3 FT.OF OSP FACILITIES WILL BE ALLOWED UNLESS THE
FACILITIES HAVE FIRST BEEN PROPERLY LOCATED,POTHOLED, POSITIVELY IDENTIFIED,
CONTINUOUSLY EXPOSED BY HAND DIGGING OR VACUUM EXCAVATION,AND THE FACILITES ARE
CLEARLY VISIBLE. EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
• IN ADDITION, MECHANICAL EXCAVATION WITHIN 3 FT.OF OSP FACILITIES REQUIRES ON-SITE PRIOR �oMM�NR�TIONS SERVICES NORaoTH aE N�
APPROVAL FROM MCI'S EMPLOYEE OR CONTRACT REPRESENTATIVE. REPRoouceoTco FE°o,"oR"u°sEo o"a°nNv
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
7. PLEASE REFER TO THE LATEST EDITION OF THE MCI OSP HANDBOOK FOR ADDITIONAL DETAILS. KNOW SCALE
IT AND FOLLOW IT.
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 06 OF 41
FILE: SOLANA REPL.DWG
SY M B O L S K EY PROPOSED veriZonbusiness
� � � � � �
Q� Q LL Q a; Q a; Q a: Q�; Q a: DA 4119-7-2-131627-SOLANA
PROPOSED F1' F-Y FY �Y �Y �Y �Y �Y PRO.�ECT. REPL-DALCRI3-HUB 017
_ �� �� �� �� �� �� �� ��
DIRECT BURIED CABLE (A)STEEL MARKER AND SIGN � WESTLAKE,TX
(B)ALUMINUM"HUB"-STYLE MARKER � � � � � � � 1707A116.042
AERIAL CABLE A (C)FLAT MARKER '
(D)TUBULAR MARKER (C) (A) (B) (C) (D) (E)
(E)TUBULAR MARKER,&ISOLATOR PROTECTOR CLARIFICATION NO. G2UANTITY
SUBMARINE CABLE SUBM SUBM
1 21
FOGWIRE CABLE FOGW FOGW MILE POST MARKER
NOTE:
DIRECT BURIED HDPE H H DASHED=NOT FOUND IN FIELD i l`
P.T.F P.T.F.
PVC OR SPLIT PVC CONDUIT PERMIT TRACKING FORM IDENTIFIER 1S� 187
BSP/GSP OR SPLIT BSP/GSP CONDUIT 42„
STEEL CASING �
ROCK PROBE(DEPTH AS INDICATED)
48"
+ UTILITY COVER DEPTH 48"
REMOVE AND RESTORE ASPHALT OR CONCRETE
(WIDTH AS INDICATED) � � HANDHOLE,MANHOLE OR PULLBOX Q
CORE BORE POLE t
C - - - - - - �
JACK AND BORE ANCHOR ONLY Q w
W
DIRECTIONAL BORE(&PLACE CONDUIT) � pg � GUY ONLY � � p � �
� � Oo
�HG ° OHG 92'10M w U � m �
OVERHEAD GUY(ARROW IN DIRECTION OF PULL) � -� � � W � �
FUTURE CABLE O 0 0 � Z O � p�p = J O x
ANCHOR AND GUY �Q � � � Z U � � ��w
REMOVE CABLE a N U W I W Y
TO BE REMOVED OR ABANDONED H SIDEWALK ANCHOR AND GUY � � � � O a � Z w �
(SHOWN FOR HDPE) �
U � a QO � QY (n
FOREIGN ANCHOR AND GUY �Q � � � w m O O � �
AERIAL UTILITY(ELECTRIC) E E � p � N
PUSH BRACE(EXISTING POLE) P� 3 0'-�PB � � w w W
UNDERGROUND UTILITY(TELEPHONE) T W O � �
ACCOUNT CODE CHANGE(BURIED TO AERIAL) � � D�•�A U �
MAIN TRACKS U
Q
AUXILLARY TRACKS RISER ATTACHMENT LOCATION O
R
DATE: 04/25/2019
CENTERLINE ENGINEER: COBBFENDLEY
BOND AND GROUND
CHECKED BY: DW
RIGHT-OF-WAY R/N/
DRAWN BY: JT
CULVERT(SIZE AS INDICATED) REVISIONS
EDGE OF ROADWAY(GENERIC)
No. DATE DESCRIPTION BY
EDGE OF PAVEMENT EOP
BRIDGE
BACK OF CURB
WATER METER
DITCH LINE
TAX,CITY,COUNTY,OR STATE BOUNDARY LINE GAS VALVE
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
PROPERTY LINE FIRE HYDRANT sHn�� zeMniN rHe azoaeRry oF Mci
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
FENCE LINE —O—F/� F�L-� PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
RAILROAD SIGNAL CONTROL BOX SCALE
5
GUARDRAIL J���'��0� HORIZONTAL: N/A
VERTICAL: N/A
TOP OF SLOPE CAUTION NOTE J\G J� ��P
GP ��P SHEET 07 OF 41
TOE OF SLOPE
FILE: SOLANA REPL.DWG
C O N S T R U C T I O N D E TA I L S veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
WESTLAKE,TX
1707AI16.042
TYPICAL DETAIL"A" TYPICAL DETAIL "B" TYPICAL DETAIL "C" �
CLARIFICATION NO. QUANTITY
TRENCH & PLACE CONDUIT CROSS SECTION OF PROPOSED HDPE DIRECTIONAL BORE CROSS SECTION
FOR CONDUIT
6"MIN.
EXISTING GRADE CONDUIT AS SPECIFIED PROPOSED FIBER
E/W ANY NUMBER OF OPTIC CABLE EXISTING GRADE
INNERDUCTS AND/OR
HDPE's AS SPECIFIED
12"MIN.BELOW I
BURIED CABLE � �L� �
FINISHED GRADE MARKER TAPE —I I�I I-I I I I I I I—I I I I I I I I�I I=
COMPACT BACKFILLS IN - � � I = -
48"MIN. 6"LAYERS WITH ROCK — ����� — �III�
COVER FREE MATERIAL �'I�I I I I ��R—� I I I I � I I I I�I I�I I ��rI
48"MIN COVER —�� � ��
CONDUIT AS SPECIFIED E/W � —
ANY NUMBER OF INNERDUCTS rI I�I I I I I�I I—�
AND/OR HDPE's,AS SPECIFIED � _
&FIBER OPTIC CABLE �
���—�� ���'i
�.� CONDUITASSPECIFIED
E/W ANY NUMBER OF �
INNERDUCTS AND/OR W
HDPE's,AS SPECIFIED& U w
FIBER OPTIC CABLE � � � �
� � � O
W U � pp �
(� � w � �
Z � � m = J O x
� � H ZUc�n � ��LLi
� � � OUZQ�� Q
U � � za � Zw �
� ZQ' Q � p�p � Y W>
� OU W 00 � � � >
H � �y N w
� � � w J
U � ~ �
TYPICAL DETAIL "D" TYPICAL DETAIL "E" �
3��CORE BORE CROSS SECTION OF EXISTING PVC/BSP Q ~
1-2.375"O.D.HDPE
EPDXIED INTO 3" DATE: 04/25/2019
DIAM.CORE BORE
EXISTING EXISTING 2-1 1/4" ENGINEER: COBBFENDLEY
4"PVC/BSP INNERDUCTS
CHECKED BY: DW
f • 1-2.375"O.D.HDPE DRAWN BY: JT
. �'
EXISTING FIBER REVISIONS
OPTIC CABLE No DATE DESCRIPTION BY
s
3"O.D.DIAMETER
CORE BORE
CONCRETE OR
ROCK HEADWALL
(WHERE OCCURS) EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
NOTE. ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
EPDXY GROUT IS USED AT BOTH ENDS OF CORE BORE TO PURPosewirHoursPeciFic wRirrEN PeRMissioN.
SEAL GAP BETWEEN 2.375"CONDUIT AND PVC SLEEVE. SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET O8 OF 41
FILE: SOLANA REPL.DWG
R OA D C R O S S I N G D E TA I L S veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
WESTLAKE,TX
1707AI16.042
CLARIFICATION NO. QUANTITY
TYPICAL DETAIL "A" TYPICAL DETAIL "B"
TWO LANE -ASPHALT ROAD- NO CURB TWO LANE-CURBED ROAD
SHOULDER pAVED SURFACE CURB DRAIN PAVED SURFACE
�{DITCHF� (2-LANE) UTILITY INLETBOX (2-LANE) � UTILITY
NAT.GROUND
NAT.GROUND I 4'TYP
4'TYP PROP.CONDUIT
PROP.CONDUIT 5'MIN 5�
2'MIN MIN
2'MIN
2'
MIN
�
W
w
TYPICAL DETAIL "C" TYPICAL DETAIL "D � ° o 0
FOUR LANE (W/TURN LANE)-CURBED ROAD- NO MEDIAN FOUR LANE (W/TURN LANE)-CURBED ROAD -WITH MEDIAN � � w � �
Z � � m = J O x
° � � zUcnwZi~
CURB DRAIN P A V E D S U R F A C E CURB DRAIN P A V E D S U R F A C E N � U W ��W Y
INLET BOX (4-LANE W/TURN LANE) INLET BOX (4-LANE W/TURN LANE) � - � O � Z Q J Q
NAT.GROUND � UTILITY NAT.GROUND UTILITY U � a Z a � Z w �
4'TYP 4'TYP � Q O a � m O Y w
PROP.CONDUIT 5, PROP.CONDUIT W Z (n m �j
MIN 2' � U W 00 � U,
2'MIN MIN 2'MIN � � �y N w
� � � w J
2' S� W Q � >
MIN MIN (� �
U
Q
DATE: 04/25/2019
ENGINEER: COBBFENDLEY
CHECKED BY: DW
DRAWN BY: JT
TYPICAL DETAIL "E" TYPICAL DETAIL "F" REVISIONS
4 LANE- SPLIT ASPHALT ROAD - NO CURB 4 LANE-SPLIT CURBED ROAD No oaTE oescRiPrioN sv
SHOULDER pAVED SURFACE PAVED SURFACE CURB DRAIN PAVED SURFACE MEDIAN pAVED SURFACE CURB DRAIN
�{DITCH (2-LANE) (2-LANE) UTILITY INLET BOX (2-LANE) (2-LANE) INLET BOX
NAT.GROUND
NAT.GROUND 4'TYP �UTILITY
4'TYP PROP.CONDUIT
PROP.CONDUIT 5'MIN
2'
Z�MIN MIN Z�MIN Z�MIN EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
5 Z ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
MIN MIN REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 09 OF 41
FILE: SOLANA REPL.DWG
30" x 60" x 30" 30 K STAN DARD HAN D H O L E D ETAI LS veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
WESTLAKE,TX
DETAIL "A" DETAIL "B" DETAIL "C" 1707A116.042
LOCKING DEVICE FLUSH MOUNT EXPLODED ISOMETRIC DETAIL CLARIFICATION NO. QUANTITY
CROSS SECTION COVER DETAIL
FLUSH MOUNT
POLYMER CONCRETE ARMORCAST�
B RUBBER COVER COVER LOGO \
SEE DETAIL B
� � � NON—SKID
�� a SURFACE�
A I o �I o A EMS MARKER (1X) �
0 0 1 2" S.S. BOLTDOWN .�
/ \ °a � SEE DETAIL A
/ \ o a
1 LIFT PW ` �
�SLOTTED DRAW
(4X� 8�,� o II e � ."
o SUMP o
0 o I
� — — — — — — — — — — J F�USH MOUNT COVER DETAI� LOCKDOWN
(2X)
B
UNISTRUT STEEL BEAM �
SUPPORT BEAM (CENTER ONLY) w w
U
�2X> > o � �
� � oo =
STENCIL BUY AMERICA w U � m �
�
COMPLIANT (1X) Z Z � pJp = � O x
63 3/8" 36 1/8" � O O Z U � � ��LL1
1 3/4" � 33 30/g» � � � � � � Z Q�� Q
60" � O ZacnZ W �
- - - � � � QO a � 00OYw
3 1�2��:', 1:.
� ` � U wmpcnm �
I lil I lil I I I I I � � � � N w
�Iql II I Iql I 4 1/2" I I I I I I � ? J w �
30" I I I� I I I I I KNOCKOUTS I I�I I I I � U O ~ >
II II 2 EACH END II O U
lil lil (4X) � I 2" �� Q
I iI I IiI I I I� KNOCKOUTS I I
�I I I 5„ ' �- -� ' (2X�CH END
,
. :. . .. .,....: :...... . .... . ... .: . .....,....,.. ....: . :. :.: ... . ,.... . ..:,... .: �� II I DATE: 04/25/2019
I 18 I � O� LIFTING BOLT
I� �I
2 ��2„ a 1/2" 10" 2 EACH SIDE ENGINEER: COBBFENDLEY
59 KNOCKOUTS 29 ��� WALL CHECKED BY: DW
SECTION A—A 1 EACH END (2X) SECTION B—B
OPEN BASE DRAWN BY: JT
DRAIN (4X) REVISIONS
POLYMER CONCRETE
DETACHABLE BASE No �ArE oescRiPrioN sv
30K 30K SEA�E° P�AST'� BA� P�A�E° iNsi°E �A��T To �oNTA'N 30K STANDARD HANDHOLE
ITEM QTY 30"x60"x30" POLYMER CONCRETE FLUSH MOUNT ASSEMBLY
M C I E M C I MEETS SCTE/ANSI 77-TIER 22 LOADING CRITERIA
8OO MCI—WORK gOO MCI—WORK 1 (1� JOHNNY �OCK KEY ADDITIONALREQUIREMENTS:
2 (2) S.S. JOHNNY BO�TS W�F�AT WASHER. DESIGNED LOAD: 30,000 LBS
DETAI� A DETAI� B 3 SHRINK WRAP COVERS TO FRAME FOR PACKAGING. MINIMUM FAILURE LOAD: 45,000 LBS E"°EPT"S"'AYBE°T"ER`"�SEPR°��°E°B�
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 10 OF 41
FILE: SOLANA REPL.DWG
C U R B M A R K E R D E TA I L S veriZonbusiness
DA 4119-7-2-�31827-SOLANA
PRO.�ECT. REPL-DALCRI3-HUB 017
WESTLAKE,TX
1707AI16.042
CLARIFICATION NO. QUANTITY
� •• • Utility Labeling,Non-critical Safety/Warning decals,Harsh Environments,Outdoor Use,
Ground Level Marking,Utility Markers and Signs
�_ � � Engineering Grade UV-Stable Plastic
Choice of ref/ective or non-reflective
materials.Custom co/ors are availab/e upon
request. Standard Size 2.5,3,4 or 6 inch diameter
Thickness 10-30 mil base plastic with 60 mil urethane
dome
`� Expected Outdoor Up to 30 years with minimum fading
� Durability
�4,000�� Service Temperature _40°F to 185°F
range
� Available Colors Blue,Green,Red,Purple,Yellow,Orange or (A
Custom w
W
Ink Colors Standard is UV-stable Black � p � �
� Water Resistance Excellent w U � m =
MC� � � w � �
Solvents Resistance Excellent Z � � pJp = � O �
8D0 �A�+ {��/� UV Resistance Excellent � � Q �
'IY1L�'YY LJR K Abrasion Resistance Excellent N � Q � U W ��W I Y
� U — Z �
- U � � Z a � Z W �
� ZQ' Q � p�p � Y W>
� O W pLLJp ZO (n m >
� � _ PS-800/SB-12 Permanent Adhesive � � � N W
(n � J W
�
Adhesive sold seperately U O � �
Type All-Purpose Permanent Adhesive Q
magenta=die line does not prinY. Thickness Apply to back at 0.125 inch thickness
Part#: VB-MCI-FlAN�HOLE-GREEN-ORANGE Application 0 to 100oF DATE: 04/25/2019
w i L L i n nn Temperature
File: VER-VB-MCI-HANDWDL�-GREEN-�RANGE-A.ai ENGINEER: COBBFENDLEY
�����M . �afe: D4113118 Service Temperature- 0°F to 120°F CHECKED BY: DW
a. � o nn P A N Y _J APPROVfD A515 P�f: A Permanently bonds Wood,plywood,concrete,metals,brick,gypsum,
]nnwations in Identificatlon ]APPROVED WITH C4RRECTIONS to plaster DRAWN BY: JT
Wlars: PMS 75Z flRaNGE,BLACK AI+Ep PMS 34t5 GREEH
{gq7]9S&37�0•FrickFax:�&l7]918-37U7 ;J cosa�cr�a PaaoF a�puEsr�o REVISIONS
Si�e: A"Circle
No. DATE DESCRIPTION BY
Ssale: 70�°k
Signature oate Consf.: �5 Mil PVC base,with Purahle Doming
NOTE:Th�s is a proof of yaur anwork.Please review the text size,style,spelling, _ _ Stored at 70°F/50%Relative Humidity
and lo�ation3 for errors.Upon receipt of your approval,your orderwill be printed ��e�'
at[ording tothis�sraof.Your order tannot be protessed further uMil approval is Arpst: 5CL The William Frick Curb Marker is completely stable at room temperature.
received.No crerlit wiN he given far produR whkh mnforms to this proof �:
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNICATIONS SERVICES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
SCALE
HORIZONTAL: N/A
VERTICAL: N/A
SHEET 11 OF 41
FILE: SOLANA REPL.DWG
-
cwzo-a
LECEND ver�Zonbusiness
Worning Sign Sequence qg^ x qe^ Type 3 Barricatle ■■ Channelizing Devices
'n Oppos�te D�rect�on DA 4119-7-2-�31827-SOLANA
Same as Beiow END �RO DNE ROAD �� Heavy Work Vehicle � Truck Mounietl PRO�ECT. REPL-DALCRI3-HUB 017
cw3-a XXX FT
WORK Attenuator (TMAI
ROADWORK aa" x ae" AHEAD � irai�er Mo�nted a Portable cnanqeao�e WESTLAKE,TX
�. �ri�[o c� I � C20-2 (See note 21� Floshing Arrow Boartl M Messoge Sign (PCMS)
RI-2 �. �� 48" % za•� BE + i Sign a T�affic Flow 1707A116.042
- az"x az"x a2"�� I PREPARED CW20-1 D
,v, TO STOP 48" X 48" Q Flag � Flagger
������_
N T� �`-r Temporary + � see�9ote t� suq9estea rno.�mum M���m�m CLARIFICATION NO. QUANTITY
� rteia u ne / rn�n�m�m
- ONCOMING I csee No+e 2�� � Postea Form�ia Taoer��en�9rns cnann�i9z�n9 5i0" ��o9,,e�oi Ss an+g
z o F � otsra�e
TRAFFIC _ .�■./ + � / soeea �.* oevtcea 5p0G" Buffer s
- Ri-zoP n � �o• i r iz• o�a on oace o�stonce
B..
- 48" x 36" r I CW20-� �� � Offsai0ffse+Offset Taper Tonpen+
�
� c
Jn�] 6ee note 9i o 48" X Qa'� ,� M 30 Z 150' 165' 180' 30' 60' 120' 90' 200'
.
�=o"m -1�''� �a XXX � /�� 35 L= wS 205' 225' 245' 35' 70' 160' 120' 250'
ov` ��• - � FEET �i — _ 40 60 265' 295' 320' 40' 80' 240' 155' 305'
oev�ces at 20' � � / W END 45 450' 495' S40' 45' 90' 320' 195' 360'
spacing on *ne ioper I � CW16-2P
■ _ za x ie°♦ � / ROAD WORK so 500' S50' 600' 50' 100' 400' 240' 425'
� �� 55 550' 605' 660' 55' 110' S00' 295' 495'
C20-2 L=W5
Excep+ in qg•� % 24" 60 600' 660' 720' 60' 120' 600' 350' S70'
- emergencies, /
- flogger s+otions 65 650' 715' 780' 65' 130' 700' 410' 645'
- :�,:• snoll be � 70 700' 770' 840' 70' 140' 800' 475' 730'
uminated
;'1"':'� or night 75 750' 825' 900' 75' 150' 900' S40' 820'
�•�'�� o � 3E Conveniional Roods Only
J���'.
� Temporory ■ / �p0 **Toper lengths have been rountletl off.
- �M' 29" StoP Line
[ Y (See NOte 21� f L=Length of TaDer(FT7 W=Width of Offset(FT) 5=Po5tetl SpeetlIMPH)
100' Approx.
M� o TYPICAL USAGE
snoaow venlcie wl+n � � ■ , oevioea ot
� op� 20' Spacing MOB[LE SHORT SHORT TERM INTERAIEOIATE LONG TERM
TMA ond high �niensiTy � DURATION STATIONARY TERM STATIONARY STAT[ONARY
o roToting, floshinq, "�
P � oscilloting o st�obe I ■'-m':yy � � �
' I ighis.(See noTes 6 & ]) ���•,
°E ■ I t��. GENERAL NOTES
"'`i::;
I �_%;;� � I. Flags attached to signs where shown, are RE�UIRED.
I ,:_ c� 2. AIl traffic control tlevices illustratetl are FE�IIIflED, exceDt Those tlenotetl with ihe iriongle symbol
m N moy be aniTied when StoTed elsewhere in ihe plans, or for routine moinTenonce work, when approved
• rIELo Shotlow Vehicle �� by+he Engineer.
• c K p�_Z with TMA and ■ � ol•�L 3. The CW3-4 "BE PREPAREO TO STOP"sign moy De ins+olletl after ihe CW20-4 "ONE LANE
high intensity �.
�ev�ces a+ 20' �� 42 X Qz X Qz rotating, � 3° ROAD X%%FT"sign, bu+proper sign SDacing sholl be mainioinetl.
soac�ng on ihe iaper �� 4. Flaggers should use two-way rodios or other methods of cammunication to control traff�c.
n o flashing,
v D � TO oscilloting or ■ 5. Length of work space should be based on the ability of fiaggers+o camunicate.
strobe lights. 6. A Shadow Vehicle with o TMA should be used onytime it can�e positioned 70 to 100 feet
;E� ONCOMING R1-2aP (See no+es 6& 7) I in advance of ihe area af crew ezposure without ativersely affecting ihe Derformance or quaif+y af �
_ TemDorory 48" % 36"
TRAFFIC � • the work, If workers ore no longer Dresent but rood or work conditions re4uire the troffic controi w
_-- v�eid L�ne i (See no+e 9) . to remoin in Dlace, Type 3 Barricotles or other channelizing tlevices may be subsii+u+etl for ihe Shodow U LLJ
(see No*e zl� ���� venicle ana TMA. Z �
o r � m �CW20-7 7. AOtlitiOn01 ShOdoW VehiCleb With TMAS moy be Dositioned off the paVed SurfaCe� next to thOse Shown > Q � �
I � Devfces at x 48" X 48" in order to protect a wider worK s0oce. N
2�0' spacing � � � LL ~ � O =
tne Taper E XXX TCp (2-2a) LL� U � pp �
I � ' o FEET CW16-2P (n � w � �
J' Excepi in '�^ � z4'� % IB"� 8. The H1-2"YIELD"sign traffic con+rol rtwy be used on projec+s wi+h approaches that have atlequa+e sigh+ Z � J =
W3_z emergencies, Oi540nCE. FO�p�OjECtS in��DOn O�COS� w0�k SDaCC SftOuld DE n0 IOng2�ihOn OnE h01f City DIOCk. Z O � m � J O X
� 48" X qg^ flogger siations • • In rural areas, roatlways with less ihan 2000 A�T, work sDace shaultl De no longer than 400 feet. O (n Q � Z �
shall be BE 9. The fl1-2aP "YIEL�TO ONCOMING TRAFFIC" Sign Shall De DIaCeO On a SupOort oT a 7 foot minirtun � —r^ � Z U � w �
illuminatetl � mounting height. V, (� � � w
at nignt i �PREPARED � (n Q � U W I W Y
� TO STOP CW3-4 TCP (2'2b) � c � U � Z Q J Q
I i ONE UNE 7emporory I i x QSee K o 8e 21- IO,Channelizing tlevices on+he cen+er line may be anittetl when a pilo+car is leatling+roffic antl /, L a Z a � Z lyJ �
24" Stop Line ppprovetl�y the Engineer. G Z N Q p � ¢ Y (�
ROAD (See No+e 2)� I Il.tf the work space is loca+etl neor o horizon+ol or ver+ical curve, +he butfer tlis+ances shoultl be G LL J � m i W
AHEAD increased in order to maintain st000ing sigh+tlis+ance to the flagger ond a pueue of st000ed vehicles. �
� I ^ 482o%aoe ONE LANE esee+aoie aDovel. � O W m Z (4 m �j
�L� � I 4 J' H O A D 12.Flaggers shoul0 use 24" STOP/SLOW pa0dles to control traffia Flags shoultl be limited to � Q Q U r
END X%X FT �ppp_q emergency situtations.
I� N w
ROAD WORK 'T I " aa° x na rrernc (A � W W J
I �A Operetlons W � J >
ae�x za" I ROAD � ,TexasDepartmentofTransportation StaoDaN (� Q �
WORK Eno ROAD TRAFF IC CONTROL PLAN Q
AHEAD cw2o-io ROAD WORK WORK
4a� X 4a �za-z AHEAD �WZo-,p ONE—LANE TWO—WAY
(FIa9s- 48" x 24" 48" % 48..
See^°+e " �F�a95- TRAFF IC CONTROL
TCP (2-20) TCP (Q-2b) See nore u
DATE: 04/25/2019
2-LANE ROADWAY WITHOUT PAVED SHOULDERS 2-LANE ROADWAY WITHOUT PAVED SHOULDERS T�p�2_2� _�g ENGINEER: COBBFENDLEY
ONE LANE TWO-WAY ONE LANE TWO-WAY "": +°°z_z_'e.°9^ CHECKED BY: DW
QC ixDOi December 1985
CONTROL WITH YIELD SIGNS CONTROL WITH FLAGGERS 8-95 3-a3°`"'='°�= DRAWNBY: JT
- (Less thon 2000 ADT - See Note 9) '" z-'z
o n-9e z-ie REVISIONS
No. DATE DESCRIPTION BY
ROADWAY TCP POSTED LANE
SPEED OFFSET
GAILLARDIA CT TCP(2-2A) 30 MPH 12'
EXCEPT AS MAY BE OTHERWISE PROVIDED BV
CONTRACT.THESE DRAWINGS AND SPEqFICATIONS
HIGH COUNTRY DR TCP(2-2A) 30 MPH 12� COMMUNRC TIONS SERVICES NORaoTH aE N�
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPRODUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUTSPECIFIC WRITTEN PERMISSION.
POST OAK PL TCP(2-2A) 30 MPH 12' SCALE
KING FISHER DR TCP(2-2A) 30 MPH 12' HORIZONTAL: N/A
VERTICAL: N/A
DOVE RD TCP(2-2A) 30 MPH 12' SHEET ---- OF 41
FILE: SOLANA REPL.DWG
-
ver�Zonbusiness
END LEGEND
ROADWORK END rrpe s Borricotle ■■ cnanneitz�n9 oe���es ona��s-�-a�siez�-so�nNn
ROADWORK Truck Mounietl PRO.�ECT. REPL-DALCRI3-HUB 017
�G20-2 �� Heavy Work Vehicle �
QB�� x 24.� Aitenuator (TMAI
�czo-z WESTLAKE,TX
98" % 24" � Trailer Mountetl Portable Changeable
/� /� /� /� � Fiasntng Arrow Boara �M Messoge Stgn tPCM57 1707A116.042
END � /\ /\ 9 � _ /\ /\ v i Sign a TraffiC FIOW
;ROAD WORK - '�r- -u- � -u- v - ,
h �G2o-2 � c Q Flag � Flagger
'- �aa x za E CLARIFICATION NO. QUANTITY
a o � , Minimum
� �— SuqqeStetl M�azimm Minimun
- � � p �esirable Spacing n Suggestetl
Pos+ed Formula Toper Lengths Lhannel z� q 5�9� LonBiTudinal
o n ,�¢ SOeatl Spacinq
-a 3f3E Devices x„ Buffer Space
- o o * 10' 11' 12' On a On a Oistonce ��8��
_ OffsetOffsetOffset TaOer TanBent
- '�'•' �o a 4 4 30 z I50' 165' 180' 30' 60' 120' 90'
.�',,a,y i• 35 �- WS 205' 225' 245' 35' 70' 160' 1 20'
� �F);'�,"I��� � - 40 60 265' 29Y 320' 40' 80' 240' 155'
' '��' .y- � 45 450' 495' S40' 45' 90' 320' 195'
_ �q.,�'t;'� y _,
!'� '• ■`=�-ir,,' S0 500' 550' 600' 50' 100' 400' 240'
_ 'y�����?`'�' /� Pavement '•°�� '^� 55 550' 605' 660' 55' 110' 500' 295'
_�Sf{ Z�J Marking ■-���-;y-: � 60 L-WS 600' 660' 720' 60' 120' 600' 350'
- i� ISee note 5)
•" � 65 650' 715' 780' 65' 130' 700' 410'
'�I�'�e'' 70 700' 770' 840' 70' 140' 800' 475'
,�,,�,.�, _ � x
o ■ � n 75 750' 825' 900' 75' 150' 900' 540'
• �w��e'
0 0 � i a � � � 3E Comentional Roatls Only
�o ;�r��i:� 3EjEToper lengths hove been rountletl off.
- - ,r�•.,: fSee notes � L=Length of TaperlFTl W=Witlth of Offset(FTl S=Posted SpeetlfMPH)
__ a 6& 7)
Pa�eme�+ - � o - ; ■ � TYP[CAL USAGE
Morking '�� � � ■+v', _ � SHORT SHORT TERM INTERMEDIATE LONG TERM
tSee np+e 5) � MOBILE DURATION STATIONAftY TERM STAT[ONARY STlTIONARY
/\ �� ♦
/\ � � �
'U' �
i � � GENERAL NOTES
3 � a 1. Flags atiached to signs where shown, are REOUIRED.
eSee no+es� (See notes 6 P. 7)
6 & �� � 2. AIl +raffic control tlevices illusirotetl are REOUIRED, excep+ihose
_ � _ � aenotetl with the triangle sy�rAol may De anittetl when statetl elsewhere i
Markmngt � � � � +he plans, or for rou+ine rtwintenance work, when aDProvetl by+he Engineer.
o (See note 57 � 3. Channelizing devices used fo close lanes moy�e supPlemented
/� ♦ with the Chevron Aligrvnen+Sign plocetl on every other channelizing
D • �IJ'� tlevice. C�evrons may be aitachetl to plastic druns as per BC Stantlards,
� : � 4. Chonnelizing tlevices usetl along the work space or along+onqent sec+ions w
- moy be Supplemenied with vertical ponel5 (VP1 placetl on everyoiher
j (/��� chonnelizing tlevice. If nigh+time conditions make ii tlifficult+o see a+ U Z �
- � EX IT " ■ least two VPS� ihe VPS may De ploced on eaCh chonneliZinq tleviCe. �
� x � 5. The plocemeni of Da�emeni markings may be aniitetl on Iniermetlia+e-+erm �N � �
��' � stotionory work zones with the approvol of the Engineer. LL � � O
�RIGHT � 6. Shadow Vehicle with TMA ana hign intensity rotating, flasning,oscilioting w U � m =
(� _LANE E5-i RAM P USE or strooe i�gnts. 5nadow VChiCI¢With TMA Ontl high inrens�ty rotot�ng, � � �
� - \',�Q$Ep 48 x 4z � NEXT flashing, osciilating or strooe iights. A Shatlow Vehfcle with a TMA w �
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HORIZONTAL: N/A
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SHEET 12 OF 41
FILE: SOLANA REPL.DWG
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CAUTION: GAS PIPELINES !!!WARNING !!!
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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1707AI1B.042
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
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COMMUNIGATIONS SERVIGES INC.BOTH BEING
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REPROOUCED,COPIED,OR USED FOR ANV
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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1707AI1B.042
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REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 1S OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
.
verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
410(864F0) -
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 19 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
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410(864F0) -
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EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 20 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
.
verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
410(864F0) -
411 (864F0) 709
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 21 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
410(864F0) -
411 (864F0) 613
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EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 22 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
.
verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
410(864F0) -
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REVISIONS
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EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
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COMMUNIGATIONS SERVIGES INC.BOTH BEING
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 23 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
410(864F0) -
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REVISIONS
No. DATE DESCRIPTION BY
MATCH LINE - SHEET 23
STA 175+94
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 24 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 25 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
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GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
CAUTION: GAS PIPELINES
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DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 27 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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CAUTION: GAS PIPELINES
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IN THIS AREA!!! ver�Zonbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 28 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
CAUTION: GAS PIPELINES
.
IN THIS AREA!!! ver�Zonbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
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ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 29 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
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GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
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!!!WARNING !!!
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!!!WARNING !!!
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DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
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!!!WARNING !!!
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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!!!WARNING !!!
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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verlZOnbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
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GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
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REPROOUCED,COPIED,OR USED FOR ANV
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SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
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ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
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VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
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DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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1707AI1B.042
3700 WHITE CHAPEL RD,
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410(864F0) -
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CHECKED BY: DW
DRAWN BY: JT
REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 37 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
CAUTION: GAS PIPELINES
.
IN THIS AREA!!! ver�Zonbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 38 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
CAUTION: GAS PIPELINES
.
IN THIS AREA!!! ver�Zonbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
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REVISIONS
No. DATE DESCRIPTION BY
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
PURPOSE WITHOUT SPECIFIC WRITTEN PERMISSION.
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 39 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
CAUTION: GAS PIPELINES
.
IN THIS AREA!!! ver�Zonbusiness
DA 4�19-7-2-131627-SOLANA
PROJECT: REp�-oa�cRia-Hue on
WESTLAKE,TX
1707AI1B.042
3700 WHITE CHAPEL RD,
CLARIFICATION NO. QUANTITY
410(864F0) 705
411 (864F0) 12
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DATE: 04/25/2019
ALTERNATE UTILITY CROSSING ENGINEER: COBBFEND�EY
UTILITY CROSSING UTILITY CROSSING FOR DEEP (> 10 FT) GAS LINE CHECKED BY: DW
DRAWN BY: JT
REVISIONS
A EX GRADE ti � EX GRADE ti � EX GRADE ti
� � � No. DATE DESCRIPTION BY
CONCRETE
PROP 2" PROP 2" PR�P 2" CASING
CONDUIT Z�MIN. CONDUIT Z�MIN. CONDUIT `Z� MIN
EX.16"WTR
1 EX GAS LINE �
� � 2'MIN.
2'MIN. 2'MIN. � 10'MIN. 10'MIN.
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
EX.GAS EX.GAS 4 COMMUNIGATIONS SERVIGES INC.BOTH BEING
PIPELINE ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
SCALE:N.T.S. SCALE:N.T.S. SCALE:N.T.S. PurzPosewirHoursPeaFicwRirreNPeRMissioN
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 40 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
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DATE: 04/25/2019
ENGINEER: COBBFEND�EY
UTILITY CROSSING UTILITY CROSSING CHECKED BY: DW
DRAWN BY: JT
REVISIONS
A EX GRADE ti � EX GRADE ti
� � No. DATE DESCRIPTION BY
PROP 2" PROP 2"
CONDUIT Z�MIN. CONDUIT Z�MIN.
EX.16"WTR
1 EX WTR �
� �
2'MIN. 2'MIN.
EXGEPT AS MAV BE OTHERWISE PROVIDED BV
GONTRAGT,THESE ORAWINGS AND SPECIFICATIONS
SHALL REMAIN THE PROPERTV OF MCI
COMMUNIGATIONS SERVIGES INC.BOTH BEING
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE
REPROOUCED,COPIED,OR USED FOR ANV
SCALE:N.T.S. SCALE:N.T.S. PurzPosewirHoursPeaFicwRirreNPeRMissioN
SCALE
!!!WARNING !!!
EXISTING UTILITIES IN THE AREA. CONTRACTOR SHALL FIELD VERIFY THE LOCATION OF ALL EXISTING � HORIZONTAL: 1"=50'
RIGHT OF WAY LINES WERE ESTABLISHED BY RESEARCH OF PUBLIC UTILITIES WITH THE PROVIDER PRIOR TO START OF CONSTRUCTION AND SHALL IMMEDIATELY NOTIFY THE
INFORMATION. NO BOUNDARY SURVEY OR PROPERTY LINE SURVEY WAS ENGINEER OF ANY CONFLICTS DISCOVERED. CONTRACTOR IS RESPONSIBLE FOR COORDINATING UTILITY VERTICAL: N�A
ESTABLISHED BY COBBFENDLEY. RIGHT OF WAY BOUNDARY MUST BE FIELD
RELOCATION WHERE NECESSARY AND PROTECTING EXISTING UTILITIES SHOWN OR NOT SHOWN .IF ANY wnat�below. SHEET 41 OF 41
VERIFIED BY A REGISTERED PROFESSIONAL LAND SURVEYOR TO ACCURATELY EXISTING UTILITIES ARE DAMAGED,THE CONTRACTOR SHALL REPLACE THEM AT THEIR OWN EXPENSE. �Il4e(ore d
VERIFY RIGHT OF WAY AND PROPERTY LINES PRIOR TO CONSTRUCTION. FILE: SOLANA REPL.DWG
TOWN OF WESTLAKE
RESOLUTION NO. 19-18
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS,
AUTHORIZING THE TOWN MANAGER TO EXECUTE AMENDMENT # 1 TO THE
LEASE WITH MCI METRO ACCESS TRANSMISSION SERVICES CORP., TO
UTILIZE TOWN OWNED TELECOMMUNICATIONS CONDUIT (DUCTBANK).
WHEREAS, MCImetro Access Transmission Services Corp., formerly MCImetro
Access Transmission Services LLC, already leases telecommunication conduit from the Town;
and
WHEREAS, MCImetro Access Transmission Services Corp. desires to amend the lease
agreement, approved by Resolution 10-45, dated December 13, 2010 in order to utilize additional
Town owned telecommunications conduit (ductbank); and
WHEREAS, the Town Council find that the leasing of telecommunication ductbank
conduit provides sound infrastructure planning consistent with goals and objectives within the
adopted strategic plan; and
WHEREAS, the Town Council authorize the Town Manager to eXecute a lease on behalf
of the Town of Westlake; and
WHEREAS, the Town Council finds that the passage of this Resolution is in the best interest of
the public.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: All matters stated in the Recitals above are found to be true and correct and
are incorporated herein by reference as if copied in their entirety.
SECTION 2: The Town Council of the Town of Westlake hereby approves Amendment
# 1 to the lease with MCImetro Access Transmission Services Corp, to utilize Town owned
telecommunications conduit(ductbank), attached as Exhibit "A", and further authorizes the Town
Manager to execute the agreement on behalf of the Town of Westlake, Texas.
SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid
by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions
hereof and the Council hereby determines that it would have adopted this Resolution without the
invalid provision.
Resolution 19-18
Page 1 of 2
SECTION 4: That this resolution shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 20t" DAY OF MAY, 2019.
ATTEST: Laura Wheat, Mayor
Kelly Edwards, Town Secretary
APPROVED AS TO FORM:
L. Stanton Lowry, Town Attorney
Resolution 19-18
Page 2 of 2
EXHIBIT A
Amendment #1 to the Conduit Lease Agreement
Between Town of Westlake
and
MCImetro Access Transmission Services Corp.
The Town of Westlake owns a series of telecommunications conduit, referred to as ductbank,
which run throughout the Town and have been leased to telecom companies. The Ductbank was
envisioned as a way to provide telecommunications companies access to Town right-of-way
without the need to dig, there by disrupting traffic,potentially damaging other buried utilities,
expedite installation, and minimize inconvenience to property owners.
Resolution 10-45 approved a conduit lease agreement with MCImetro Access Transmission
Services LLC.,predecessor to MCImetro Access Transmission Services Corp., to install fiber
optic cable within the Town's ductbank to service Deloitte University via conduit in a route
generally along Solana Boulevard, FM 1938, and Dove Road.
MCImetro Access Transmission Services Corp. now desires to amend the lease agreement to
extend the amount of conduit leased: 1) approximately 1,031 LF along FM 1938 from Solana to
SH 114; and 2) approXimately 1,518 LF east along Solana Boulevard to Sam School Road.
This lease amendment will provide for the installation of approximately 2,549 LF of fiber optic
cable within the Town's ductbank.
Accordingly, The Town of Westlake agrees to incorporate this letter as Amendment#1 to the
Conduit Lease between the Town of Westlake and MCImetro Access Transmission Services
LLC. dated January 19, 2011 ("Lease") for the lease approved by Resolution 10-45, dated 12-13,
2010 which provides with the rights to utilize the conduit network that is owned by the Town of
Westlake.
Westlake and Tenant agree that this Amendment#1 to the Lease, together with the Attachments
and other documents (WHICH ARE HEREBY COLLECTIVELY INCORP.ORATED HEREIN
AND MADE A PART HEREOF AS THOUGH FULLY SET FORTH), contains all the terms
and provisions between Landlord and Tenant relating to the matters set forth herein and no prior
or contemporaneous Lease or understanding pertaining to the same shall be of any force or
effect, except for any such contemporaneous written Lease specifically referring to and
modifying this Lease and signed by both parties.
Pursuant to this Addendum. Verizon shall have the right to utilize an additiona12,549 LF of 1.25"
conduit for the construction of its fiber optic network("Additional Conduit"). The Lease shall be
amended to include the following:
Page 1 of 4 Resolution 19-XX
A. Route: The route of the Additional Conduit that is the
subject to the Lease is as indicated in the DRAFT
set of plans, Attachment "A", VZB ONE FIBER
—HUB 017 — SOLANA REPL LEG B —
KELLER NORTH 1707AIIB.042 DRAFT
Construction Plans and the VZB ONE FIBER—
3003 CHARLES SCHWAB WAY DRAFT
Construction Plans.
B. Commencement of Lease: The Commencement Date for the Lease shall not be
changed from the date as identified in the original
lease agreement. The Additional Conduit shall have
the same remaining term as the original conduit.
C. Initial Term and Term and expiration date shall not be changed
Expiration Date: from the dates as identified in the originallease
agreement.
D. Rented Length: Parties agree that the rented length included in
Amendment# 1 for the Additional Conduit will be
2,549 based on the attached DRAFT set of plans,
Attachment "A", VZB ONE FIBER—HUB 017—
SOLANA REPL LEG B —KELLER NORTH
1707AIIB.042 DRAFT Construction Plans and the
VZB ONE FIBER—3003 CHARLES SCHWAB
WAY DRAFT Construction Plans.
E. Size and Quantity: 2,549 LF of 1.25" conduit
F. Rent: Parties agree that an additional One-time payment
of(($2.44 per linear foot X 2,549 LF) x 2/5) or
$2,487.82 will be required for the remainder of
the current term to account for the Additional
Conduit. An additional rent payment amount of
($2.44 per linear foot X 2,549 LF) or $6,219.56
for the Additional Conduit will be added to the rent
payment as identified in the originallease
agreement, $34,274.68. The new total rent
payment will be the sum total of the amended
payment plus the original payment amounts as
follows:
Original Payment Amount $34,274.68
Amendment#1 Payment Amount $6,219.56
TOTAL REVISED PAYMENT AMOUNT $40,494.24
Page 2 of 4 Resolution 19-XX
Payment will be made prior to each Renewal
Term
G. Permitted Use: Permitted Use shall not be changed from that
identified in the original lease agreement.
H. Landlord: Town of Westlake, Texas
I. Landlord's Notice Address:
Town Manager
1500 Solana Boulevard
Building 7, Suite 7200
Westlake, TX 76262
With copies to:
Town Attorney
Town of Westlake
Boyle & Lowry, L.L.P.
4201 Wingren, Suite 108
Irving, TX 75062
J. Tenant: MCImetro Access Transmission Services Corp.
K. Tenant's Notice Address:
Manager, Right of Way and Municipal Affairs
MCImetro Access Transmission Services Corp.
400 International Pkwy.
Richardson, TX. 75081
With copies to:
Legal Department,Network Facilities
MCImetro Access Transmission Services Corp.
2400 North Glenville Drive
Richardson, Texas 75082
M. Attachments: This Amendment# 1 to the Lease includes and
incorporates by this reference:
Attachment A: VZB ONE FIBER—HUB 017—
SOLANA REPL LEG B —KELLER NORTH
1707AIIB.042 DRAFT Construction Plans and the
VZB ONE FIBER—3003 CHARLES SCHWAB
WAY DRAFT Construction Plans.
Page 3 of 4 Resolution 19-XX
LANDLORD: TOWN OF WESTLAKE,TEXAS
By:
Amanda DeGan, Town Manager
TENANT: MClmetro Access Transmission Services Corp.
By:
Page 4 of 4 Resolution 19-XX
Westlake Town Council
T H E T D W N 0 F
TYPE OF ACTION W E S T L A K E
Regular Meeting - Action Item
Westlake Town Council Meeting
Monday, May 20, 2019
ToPiC: Discussion and consideration of an ordinance approving a rezoning request
from RS-Country Residential to Planned Development District Number 7
(PD7) for approximately 37.798 acres located east of Pearson Lane and
South of Aspen Lane, to include primarily single family residential uses,
including a request for approval of a concept plan and development plan,
and a specific use permit for private streets.
STAFF CONTACT: Ron Ruthven, Director of Planning and Development
Strategic Alignment
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High Quality Planning, Design &
Planned/Responsible Cirizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned, high-quality community that &Quality of Life
is disringuished by exemplary design
standards.
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Outside the Scope of Identified Strategic Initiatives
Time Line- Start Date: May 13, 2019 Completion Date: May 20, 2019
Funding Amount: N/A Status - � Not Funded Source - N/A
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
Paul Pastore, Waterside Land Company, LLC, on behalf of property owner, J. Timothy Brittan, is
requesting to develop a maximum 38 lot single family residential subdivision on approximately
37.8 acres located at the southeast corner of Aspen Lane and Pearson Lane. The proposed
development would include single-family detached units.
Page 1 of 16
A previous request by the applicant, similar to this request, was withdrawn at the May 21, 2018
Town Council meeting, due to technical issues related to property ownership. Subsequently, a
second request to rezone the property at a reduced density that included fewer lots (54)was denied
by the Town Council on March 25, 2019.
The proposed plan has a reduced lot count of 38 lots yielding a gross density of one dwelling unit
per acre. Additionally, the proposed concept/development plan shows a more clustered lot
configuration with a clearer representation of open space relative to individual lots.
EXISTING CONDITiONS
The subject property is currently zoned RS-Country Residential and is currently used as a large
single family residential estate with accessory agricultural uses. The subject property contains a
miX of unplatted and platted tracts.
PROPOSED LAND USE
The proposed development would include 38 detached single family units. Other proposed uses
include a gate house,public park and trail head to be operated by the homeowner's association.
RESIDENTIAL DESIGN
Residential Density. The current RS zoning on the subject property requires a minimum lot size
of five acres yielding a maximum residential density of 0.2 dwelling units per acre (dua). The
proposed development would include a total proposed maximum density of 1.0 dua.
Lot Delivery System. The development will include a "unique lot delivery system" whereby the
development entity also acts as the sole homebuilder.
STAFF RECOMMENDATION: The developer and homebuilder of this project shall be
controlled by the same entity, as noted in the required development agreement.
The following is a breakdown of the proposed housing types in the development:
1. All single-family homes (eXcept the Golf Villas bordering Vaquero Golf Course)
a. Housing Type: Single Family Detached
b. Minimum Lot Size: 1,000 square feet
c. Minimum Lot Width at Building Line: 70 feet
d. Front Setback: 10 feet; or 5 feetwhere courtyards/motor courts are provided
e. Side Setbacks: 0 feet; the principal str�ucture may be located on the property
line; the total length of the building to be located on the property line shall
not exceed 20% of the average lot depth. staff recommendation
f. Rear Setback: 40 feet, or 0 feet abutting water features and/or open space.
g. Minimum Unit Size: 3,000 square feet
h. Maximum Height: 35 feet from finished floor to the mid-point of the span
of the highest roof pitch.
2. Golf Course Villas
a. Housing Type: Single Family Detached
b. Minimum Lot Size: 1,000 square feet
c. Minimum Lot Width at Building Line: 70 feet
Page 2 of 16
d. Front Setback: 10 feet; or 5 feet for side facing garages, courtyards and
accessory structures not utilized for storage.
e. Side Setbacks: 0 feet; the principal structure may be located on the property
line; the total length of the building to be located on the property line shall
not exceed 20% of the average lot depth. staff recommendation
£ Rear Setback: 40 feet
g. Minimum Unit Size: 3,000 square feet
h. Maximum Height: Per diagram below:
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Other special setback provisions include:
• Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from Aspen Lane.
• All homes shall be setback a minimum of 120 feet from Pearson Lane.
• All homes shall be setback a minimum of 40 feet from the southern boundary line of the
development.
With regard to garages, all homes shall have a minimum of four parking spaces for off-street
automobile parking in any configuration but must have a minimum of two enclosed parking spaces
and two additional off-street parking spaces. Garage doors will be made of sectional wood or be
wood clad. Garage doors are proposed to be recessed a minimum of(8) eight inches (nominal)
from the plane of the adjacent wall. Front facing garage doors are allowed if located further back
on the lot than the side-facing garage portion and are in a motor court setting.
Page 3 of 16
Regarding roofs, permitted roof materials are proposed to include:
1. High quality clay or concrete tile (with a thickness similar to clay).
(Acceptable styles and colors to be detailed in the Spencer Ranch Design
Guidelines document)
2. Metal: Traditional standing seam with standing folded and soldered seams.
Allowed for porches and architectural features only. (Acceptable styles and
colors to be detailed in the Spencer Ranch Design Guidelines document)
3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code
approved material.
The applicant proposes that exterior walls be composed of 80 percent masonry as required for all
Residential Districts by the Code of Ordinances and have horizontal and vertical articulation or
architectural delineation on all elevations.
The applicant also states that the Westlake Building Quality Manual will be incorporated into
design standards for the development.
STAFF RECOMMENDATIONS RELATIVE TO DESIGN:
• Homeowner's Association — The development shall be governed by a Homeowner's
Association (HOA) that will be responsible for common area maintenance,guard house
and amenity center maintenance, private street maintenance,front yard maintenance
and enforcing the HOA Design Guidelines for the community. The Home Owners
Association shall appoint an Architectural Review Committee that must have at least one
(1) Texas Licensed Architect with experience in applying Design Guidelines and
advising an Architectural Review Committee on matters of design.
• Exterior Walls: Exterior walls shall meet the requirements of the Town's Building
Quality Manual as adopted by Resolution I 5-02.
• Design Guidelines: See fznal staff recommendation below.
• Elevation Samples: All homes constructed in this development shall be generally
consistent with the elevation samples provided by the applicant such that the primary
articulation elements and general layout of the home on the lot are generally consistent
with the elevations. Pr�ovided all other requirements are met, significant deviations from
these elevations may be approved provided that both the HOA and the Town Manager
or designee are in agreement.
• All plans submitted for permit within Spenser Ranch shall be prepared by a Texas
Licensed Architect and contain sufficient details required to explain the full exterior
construction to a competent contractor
PARKS/OPEN SPACE/LANDSCAPiNG
Open Space. The applicant proposes that 19.1 acres, or 50.5%, of the development will be
dedicated to open space as follows:
Page 4 of 16
• 11.5 acres of Private Open Space
• 3.0 acres of Public Open Space
• 4.6 acres of Water Area(Lakes)
Private open space would include a gate house. The applicant states that "the gate house/sales
center will be constructed on the property in the general location as shown on the
Concept/Development Plan, the building will have similar architecture to the homes in Spencer
Ranch. Since the gate house/sales center is the key feature to the early progress of the development
and it has direct access to utilities and Pearson Ln, the developer is requesting to be allowed to
submit building plans and start construction of the gate house/sales center structure within 30 days
of Town approval of the concept development plan and following the normal building permit
application process."
Parkland Dedication. The Code of Ordinances requires that one acre of parkland be dedicated for
every 30 residential dwelling units in a new residential development. Based on the proposal of 38
residential units, the applicant is required to provide a minimum of 1.26 acres of parkland. The
Concept/Development Plan shows approximately 3.0 acres of proposed public parkland. The
applicant proposes to dedicate the parkland to the Town,which would then be privately maintained
by the HOA but will be publicly accessible outside of the perimeter development fence.
According to the applicant,public park amenities will include:
• Public trail system with pet sanitation and watering stations
• Internal trail system connecting to the public trail system
• Areas designated for Public Art Competition
• Trailhead parking
• Historical landmark preservation of the Buck E. King historical marker
Water features. The applicant states that the proposed development will be a "water themed
community" with water features, as shown on the concept/development plan, playing a key
aesthetic role in the development.
Landscaping. The applicant states that: "Spencer Ranch will approach the total landscaping effort
as one cohesive and comprehensive unit for the entire tract of land. The landscaping design will
incorporate the vision of the entire tract using all aspects of the terrain, thus creating the "natural
mosaic"the town prefers. Although installed in individual increments as each home is completed,
the Spencer Ranch vision is to create an overlay of a full and comprehensive landscape plan that
embodies the entire parcel of land and raises the standards in Westlake and is not prejudice to any
one dwelling."
The applicant proposes to provide a master landscape plan subsequent to approval of the change
in zoning and will include:
• The establishment of a "old Growth" tree preserve at the Fisher property boundary.
Establishing open space and meadows using various types, sizes and species of trees and
plant material.
• Weaving natural features such as bald cypress trees in and around the water system
providing a more natural bank and greater complexity at the edge definitions.
Page 5 of 16
• Water themed community with the water emanating from the main community center water
feature and acting as the "headwaters" for the water system.
• A genuine effort will be made to save and protect old-growth trees.
• Water features, trails, fencing, retaining walls and other architectural structures will be
developed to the highest degree of thought thus impacting the community in a positive
way.
• Care will be given to how the landscaping and streets interact giving careful attention to
the development of"social space" as it relates to this aspect.
STAFF RECOMMENDATIONS RELATIVE TO PARKS, OPEN SPACE AND
LANDSCAPING:
• Landscaping: Not later than 90 days after the approval of the preliminary site
evaluation, the developer shall submit a master landscape plan for the development
prepared by a State of Texas registered landscape architect. Said plan shall be reviewed
for final approval by the Town Manager or designee. The plan may be forwarded to the
Town Council for final approval at the discretion of the Town Manager. The final
approved master landscape plan shall be included with the development agreement. At
a minimum the plan shall include the following:
1. The Plan shall substantially comply with the Concept/Development Plan
2. The landscape plan shall reflect developer's efforts to comply with the
"landscape Integrity" objectives of the Town's Comprehensive Plan and
employ predominantly those plant materials (within the planting areas that
define the cluster zones and lake edges) that are consistent with restoration
of the natural mosaic.
3. Specifics on execution of the landscaping goals provided by the applicant
including details of planting locations and types, quantities and schedule;
4. A detailed tree survey as required by the Code of Ordinances;
5. Any replanting requirements as part of required tree mitigation;
6. Specific planting and maintenance responsibilities of the developer versus the
homebuilder and the homeowner's association;
7. Details for guest parking in the development where applicable
• Tree Pr�eservation—All protected tr�ees shall require mitigation upon damage or removal
as required by the Code of Ordinances. Mitigation may be provided through tree
plantings as shown on the landscape plan during development and/or home building
phases. Where possible, old growth trees and tree clusters should be preserved as
identified in the master landscape plan.
• Open Space:A minimum of 19.1 acres (50.5%) of the development shall be reserved as
open space.All open space,including public and private,shall be substantially consistent
with concept/development plan and shall preserve the existing Stock pond Rural
Landscape. Open space shall be distributed as follows:
a. Private Open Space: 11.5 acres minimum
b. Public Open Space (Parkland): 3.0 acres minimum
Page 6 of 16
• Private open space amenities shall, at a minimum, include the following:
1. Gate house — The gatehouse shall be constructed and completed by the
developer not later than fznal acceptance of public improvements and prior
to the release of residential building permits. The gatehouse design shall be
generally consistent with the design exhibits provided by the developer for
the homes in the development.
• Parkland Dedication — Parkland dedication as proposed by the developer is hereby
approved subject to the following conditions:
1. Parkland dedication shall be consistent with the exhibits provided.
2. The gatehouse, including the property upon which the gatehouse is located,
shall be owned and maintained by the HOA.
3. Maintenance responsibilities for the parkland shall be the responsibility of
the developer/HOA.
4. Details of amenities, and fznal locations of parking and trails shall be
approved as part of development agreement between the applicant/developer
and the Town.
• Water Features — Water features are a key component of the development, making this
a "Water Themed"development as called for in the Town's Comprehensive Plan. Water
features shall be constructed by the developer as part of the required public
improvements. Said features shall be located and designed as shown on
concept/development plan and shall be maintained by the homeowner's association.
SIDEWALKS AND TRAILS
No sidewalks are proposed. However, the applicant proposes to construct an internal trail system
that "will facilitate pedestrian mobility within the community". The revised concept/development
plan does not show the internal trail system. The public trail will be constructed along Pearson
Lane within the public open space area from Aspen Lane south to the Town border.
STAFF RECOMMENDATIONS:
• An internal trail/sidewalk system shall be constructed and shall connect to the public
trail system at access-contr�olled locations. The final location and details of the internal
trail system shall be included with the required landscape plan. The public trail shall
comply with all Town requirements and shall be generally located as shown in
concept/development plan and shall be constructed by the developer as part of the
required public improvements. Trail amenities shall at a minimum include the amenities
proposed by the developer
FENCING
The applicant states that Spencer Ranch will have a completely secure perimeter with contiguous
fencing of various approved types employed in a manner consistent with the
Concept/Development Plan.
Page 7 of 16
Perimeter Fencing. Perimeter fencing will have decorative iron fencing per the development
description that generally parallels Public streets as illustrated on the Concept/Development Plan.
Decorative iron fencing with masonry columns and masonry wall sections strategically placed as
determined appropriate to provide aesthetic accents, privacy, and/or shield undesirable vehicle
light transmission as determined by the Developer's Landscape Architect.
Along the perimeter adjacent to the Vaquero Golf course (east), the applicant proposes to utilize
the existing fence currently in place, which shall be cleaned and repainted black.
Internal lot-to-lot fencing. For lot-to-lot fencing, the applicant proposes the following:
Fences on individual lot property lines are generally discouraged except as approved by the ARB
for:
• Dog runs
• Swimming pool safety
• Privacy for internal courtyards
• Screening from neighbors
Fence Materials: Fences are proposed be any of the following:
• "Masonry
• Wrought Iron, such fences may be made of solid stock or thick wall tubular steel(sufficient
thickness to not burn through when welded but no thinner than 3/32 inch) with any finials
or other decorative detailing being made of solid stock and welded to the fence construction
or wrought as part of the iron making process.
• Where wood fences are used, they should be board on board, supported by vertical tubular
steel supports with at least 3 2x4 stringers supporting a wood fence design with a decorative
wood cap detail. The finished face of the wood fence should face to the outside of the lot,
if only 1 face is finished. Wood face member of the fence should be a minimum of 3/4 inches
thick. All wood fences should be stained with a color approved by the ARB.
• Welded tubular agriculture fences not located in a development where such a fence presents
a contrast other fences of the development and hosts and agricultural use or the fence is
part of an agricultural theme is allowed.
Proposed Gate Materials:
• Wood with frame members measuring a minimum of 1.5 inches thick and infill
planks measuring a minimum of 1.5 inches thick.
• Wrought Iron with the frame measuring a minimum of 1.5 inches square with
pickets of at least 3/4 in. square with welded connections. Such fences may be made
of solid stock or thick wall tubular steel (sufficient thickness to not burn through
when welded but no thinner than 3/32 inch) with any finials or other decorative
detailing being made of solid stock and welded to the fence construction or wrought
as part of the iron making process. "
Page 8 of 16
STAFF RECOMMENDATIONS:
• The perimeter of the development facing Pearson and Aspen Lane shall contain
decorative iron fencing located in a manner substantially consistent with the Concept
Development Plan and which preserves the sense of"open ground plane"as described
in the Town's Comprehensive Plan by the use of decorative iron fencing with masonry
columns. Masonry wall sections, excluding brick, shall be permitted as depicted in wall
exhibits for the purpose of providing aesthetic accents, privacy, and/or shield
undesirable vehicle light transmission as determined in the master landscape plan.
• Individual property fences shall be minimalized in order to preserve the open ground
plane and permitted for privacy needs, screening, and/or dog runs in ways that are
consistent with HOA guidelines which must prevent isolation of the "lot"from the
general ground plane.
• Wood fencing is prohibited
TRAFFiC, STREETS AND ACCESS
All internal streets are proposed to be private. A Specific Use Permit for Private Streets, as
required for private streets by the Code of Ordinances, is included as part of the rezoning
application for the development. Streets are proposed to have "enhanced finishes" although no
details have been provided on the specific street enhancements.
Two primary access points, and one emergency only access point, are proposed for the
development: an entrance only access point from Pearson Lane, one entrance from Aspen Lane,
and one emergency only access from Aspen Lane. Street access to Pearson Lane will require
formal approval from the city of Keller. The city of Keller has provided preliminary approval for
the street connection.
Traffic Impact. The applicant provided a traffic impact analysis (TIA) for the development.
According to the TIA methodology, the maximum 38 residential units proposed is projected to
generate a total traffic impact of 376 vehicle trips per day.
The TIA notes that all intersections affected by the development will continue to operate at a level
of service (LOS) C or better, which complies with the recommendations of the Comprehensive
Plan.
The following are the final recommendations and conclusions of the TIA, which has been updated
to account for the reduced number of units:
• The proposed development is eXpected to generate 376 trips on a daily basis.
• Capacity analysis indicates that all the study area intersection approaches operate and will
continue to operate at LOS C or better.
• Projected traffic volume under the Build-out Year(2020)Total traffic conditions at the site
driveways do not warrant right turn or left turn deceleration lanes along person lane at the
proposed site Driveway 3 or at Aspen lane as well along Aspen Lane at the proposed site
Driveway 1.
Page 9 of 16
• At the time of site visit and under eXisting conditions, adequate sight distance is predicted
to be provided for all the site driveways.
• All the site driveways are predicted to meet Town's minimum spacing criteria.
• Improve illumination at the intersection to increase nighttime visibility at the intersection
of Pearson Lane and Aspen Lane.
• East leg of the intersection of Aspen Lane at Pearson Lane should be relocated as far as
possible to the north to eliminate the existing offset with Cielo Court.
Staff recommends that the final two points above be addressed as a condition on the approval of
the development.
STAFF RECOMMENDATIONS:
• Streets—An StIP is hereby granted for all community streets within PD7, which shall be
private and constructed to Town standards. Streets shall include enhanced finishes and
shall generally match the streetscapes shown in the attached Exhibit. Street lighting
shall be located at all corners and intersections. Lights shall be low pedestal type fi�tures
that comply with Town standards and Comprehensive Plan recommendations as well as
follow the Town's low intensity lighting standards.
• Access—Street access to the development from Pearson Lane shall require written final
approval fi^om the City of Keller A street light shall be installed by the developer at the
intersection of Aspen Lane and Pearson Lane.
• Prior to the final acceptance of public improvements, the developer shall install
intersection illumination improvements to the intersection of Aspen Lane and Pearson
Lane such that the nighttime visibility of the intersection is improved. Said illumination
improvements shall be detailed as part of the development agreement and shall require
the final approval of the Town Manager or designee.
PUBLIC UTILITIES,DRAINAGE AND GRADING
The applicant proposes to provide water to the development from the Town's water system at two
separate locations to create a looped-system.
Regarding sewer, the applicant states that "the project engineer has met with town staff and
performed the necessary calculations to determine that the public water and sewer systems can
accommodate the additional loads anticipated to be generated by the proposed development and
there are multiple access points available for connection to the public systems."
Duct bank will be constructed by the developer to the Town's specifications.
Stormwater runoff will utilize "a combination of natural grassed swales, detention ponds, and
reflecting pools, connecting to the existing public street storm-water system."
Regarding grading, the applicant states that they are "committed to limitations on grading by
allowing only that grading as is necessary to construct streets, infrastructure, development
amenities, and individual homes. Waterside will prohibit the creation of lot pads and the use of
Page 10 of 16
side lot line retaining walls to create lot pads.Waterside will respect some exceptions where patios,
drives, and pools are built that can be viewed as extensions of the home."
STAFF RECOMMENDATIONS:
• Public Utilities— Water and sewer service shall be provided by the Town of Westlake to
this development. The developer shall, at their cost, construct all necessary water and
sewer system improvements per Town standards and shall secure any necessary
easements.
• Duct Bank - A Duct Bank system shall be installed by the Developer throughout the
subdivision as required by Town ordinances. The Duct Bank shall be located within a
utility easement, the fznal details of which shall be determined by the Town Manager or
designee. The homebuilder shall tie into the Duct Bank prior to the Final Inspection for
the home.
• Stormwater — Stormwater facilities shall be installed by the developer and employ
facilities that are recommended by the comprehensive plan. Final location and design
of said facilities shall require the final approval of the Town Manager or designee.
• Lot Grading — Grading and disturbance of land by the developer shall be restricted to
areas necessary to construct streets,public infrastructure, development amenities, and
approved water features. The pre grading of individual residential lots by the developer
for the purpose of creating a residential pad is hereby prohibited.
PUBLIC ART
The applicant states that "Waterside has a strong desire to support the arts in Westlake and will
commit the following to a Public Art Competition:
• "A competition site of a size to be determined, to place the art at Spencer Ranch in the
Public Open Space
• A donation by Waterside of an amount to be determined will be outlined in the Economic
Development Agreement."
STAFF RECOMMENDATION: As part of the development agreement, the developer agrees
to submit a public art plan that shall be approved by the Town Manager or designee and
generally conforms to the public art provisions contained in the development description as
proposed by the developer. A Town of Westlake entry marker or monument shall � be
included in this plan.
COMPREHENSIVE PLAN ANALYSIS
The 2015 Forging Westlake Comprehensive Plan - Land Use Plan designates the subject property
as PC-B: Pastoral Community/View Corridor Zone. It is important to note that these zones are
more character based than use based with the focus of the development's impact on, and symmetry
with,the natural fabric of the Town. The character statement for this zone is quoted from the Land
Use Plan as follows:
Page 11 of 16
"Most of Westlake's residential development to date can be characterized as large homes situated
on large landscaped lots where homes are sited in ways responsive to features of the lot, instead
of the street. The overall character is one of a dominant landscape and houses arrayed within it,
rather than houses with lots (as is common to most suburban development). Lots are generally an
acre or larger with homes set well back from the street. Homes are limited to two stories in these
areas and densities are one unit or less per acre. However, smaller lot sizes could be compatible
with this character if such lots are clustered and surrounded with open space so that the gross
density remains one dwelling unit per acre. The sense of open land is more essential than lot
size. The Pastoral Community is predominantly residential with some institutional uses and office
campus uses where the FAR is 1:1 or less. Informal lot landscaping replaces rigid street
landscaping, giving more visual presence to the natural ground plane than the roadway.
Preservation of current home values is key to future residential development."
The proposed development complies with the pastoral community character statement given the
gross density of not more than one dwelling unit per acre and the clustered lot pattern surrounded
by open space.
The Land Use Plan describes the View Corridor Zone as follows:
"View Corridor Zone: Lineal views, usually along creekways as they descend in a northerly
direction that are attained from the Vista Point Zone. These views host the water bodies and
wooded areas that are important visual assets of the Town.
While, certain areas of the Town are more capable of hosting greater building height/ground plane
augmentation/form deviation/displacement of natural fabric, other areas would benefit from less
change of existing characteristics. More specifically, these areas can be described as "Sending
Areas". Characteristics of Sending Areas include:
• Areas of significant resource;
• Areas with undeveloped infrastructure
• Areas of significant working land potential
• Areas of natural sensitivity
• Areas of unusual building conditions
• Areas of visual and landmark significance"
Therefore, the proposed development is located in a Primary Sending Area.
Other Comprehensive Plan recommendations. Page 88 of the 2015 Comprehensive Plan
provides a Summary of Considerations for Plan Construction as follows:
"Westlake was born out of a commitment to landscape integrity, expressed in pastoral
development forms where residential and commercial growth can be contextualized without
subordinating the natural landscape. The two strongest determinants of landscape form,
topography and hydrology should, therefore, be the guiding principles around which land use is
defined and regulated.
With respect to topography, the intent to minimize grading, which is expressed in the language of
the current zoning ordinance, should be promoted in other categories through the Town.
Page 12 of 16
Additional measures other than density designations may be more suitable to preservation of
hillside and view shed, however.
By creating opportunities for water oriented development, Westlake can give greater definition,
with respect to landscape expression, to new commercially oriented development in the Town.
Water can also be investigated as a possible transitional tool between uses, tying properties
together in a more project oriented context.
With these two guiding principles, Westlake will be able to preserve landscape integrity, while
operating under the confines of a PD-dominated zoning structure. "
Subject to final approval of the master landscape plan, the development is consistent with the
above focus on landscape integrity wherein measures such as preservation of land forms, view
sheds and water features can offset increases in density.
The proposed development supports the mitigation of "value encroachment", as stated in the
Housing Plan:
`As Westlake grows toward SH 170 and Keller, how does Westlake keep this fi^om eroding value
overall by generating lesser comps? Existing housing entitlements do not accomplish the above
objectives. Various products and price points are incoherently distributed across the Town, and
several land use conflicts exist, both of which can lead to instability and degradation of value and
price point advantage. The recommended strategy to accomplish the above objectives involves the
establishment of distinct sub-markets within the Town to create an orderly distribution of varying
uses within a single, multi faceted community. The purpose of the sub-markets is to provide
commercial separations, accommodate traffic, and overcome any associations with external
markets encroaching upon Westlake. Sub-markets will have a spatial definition relative to market
attractors rather than competition and will be separated and connected by thoughtfully distributed
amenities, trails, and open spaces. Each sub-market has specific attractors, some of which will be
shared among sub-markets. "
Finally, although not a "transitional area", the proposed development supports the demographic
and socio-economic objectives of the following statement from page 274 of the Housing Plan in
the 2015 Comprehensive Plan:
`Nleet future housing needs of an aging population: Another market audience largely missing in
Westlake is 65+ households seeking simpler, lower maintenance, high-quality product. Product
types appealing to this buyer include higher density (townhomes, villas, and garden residences),
higher security, and lower maintenance typologies with housing interiors capable of handling art
and furnishings of the wealthy older folks. The ideal size of these projects is approximately I S to
35 acres, making them ideal for small parcels north of Dove Rd., as transitional between lower
density, single family development and commercial development."
In terms of citizen priorities within the comprehensive plan framework plan, the following is a
compliance report card for the proposed development with the following possible scores:
Complies, Partial, Non-compliant
Page 13 of 16
• Future views from residential areas should present qualities of vista,natural-ness,pastoral/
agricultural character, and sense of openness that exist today. Partial, due to removal of
agricultural character, some old growth native tree stands and increase of residential
density.
• Future development should perpetuate picturesque and pastoral qualities that promote a
visual identity associated with rural-ness. Partial,per above description.
• Future development should embody recognizable quality of building and site design as
well as maintain an overall balance and continuity between commercial and residential
portions of the Town. Complies
• Future Westlake should continue to be a place where one can live a"slow paced" life style
in a quiet, rurallike setting. Complies
• Future Westlake should contain essential scenic, cultural, and architectural features which
are a legacy of its rural heritage. Complies
• Future Westlake should come together as an overall town form with an identifiable town
center, residential areas and employment areas, tied together by streets, trails, and
transitional buffers that maximize resident convenience and protect residential areas from
commercial encroachment. Complies
• Future development should create a greater level of amenity and residential compatibility
for the Town. Partial, due to somewhat limited amenities.
• Future Westlake should have a coherent trail system (pedestrian and bike trails) that links
residential areas to important destinations within the Town. Complies
• Future Westlake should have clearly defined residential and commercial areas that
reinforce single- family values and neighborhoods as well as distinguished Westlake from
other cities and townships in the general region. Complies
• Future Westlake should transform future detention needs into a system of distinctive water
features and amenities for the Town. Complies
• Future Westlake should be a model of water conservation and environmental preservation
for the area. Complies
• Future Westlake should be a town offering its residents distinctive recreation and park
opportunities. Complies
In summary, the development is generally consistent with the recommendations and citizen
priorities provided in the comprehensive plan.
COMPARISONS OF OTHER WESTLAKE DEVELOPMENTS
Page 14 of 16
The following is a comparison chart of other Town residential developments relative to total lots,
acreage and gross density:
Subdivision Name Total Lots Size(Acres) Gross Density(Dwelling Units per Acre)
Aspen Lane/Shelby Estates 8 132.6 0.1
Carlyle Court 8 10.2 0.8
Entrada 322 85.9 3.7
Glenwyck Farms 84 104.3 0.8
Granada 84 84.3 1.0
Knolls at Solana 56 62.5 0.9
Mahotea Boone 14 31.6 0.4
Paigebrooke 6 20.3 0.3
Quail Hollow 96 188.3 0.5
Stagecoach 47 55.5 0.8
Terra Bella 26 54.8 0.5
Vaquero 298 510 0.6
Wyck Hill 13 22.4 0.6
The Knoll at Solana 56 62.6 0.9
S encer Ranch (Pro osed) 38 37.8 1.0
PUBLIC NOTIFICATION
A total of four(4)public hearing notices were sent to property owners within a minimum 200 feet
of the subject property. In compliance with the Code of Ordinances and State statutes, only
property owners within the Town of Westlake were individually notified. However, a courtesy
notice was also sent to the city of Keller. Additionally, notice of the public hearing was published
in the Fort Worth Star Telegram. To date,no correspondence officially related to this new request
has been received.
PLANNING AND ZONING COMMISSION
The Planning voted(4-0)to recommend approval of this item at the May 13, 2019 regular meeting
subject to the following conditions:
• That all staff recommendations contained herein be incorporated into the PD Ordinance;
• That the applicant provide an updated building height diagram for the Golf Course Villas
prior to Town Council consideration.
SUMMARY AND RECOMMENDATION
The subject property is currently zoned RS-Country Residential, which prescribes a maximum
gross residential density of 0.2 dwelling units per acre. Under the current zoning conditions, the
subject property could be subdivided into a maximum of four lots. Therefore, the proposed
development would provide a much higher density over the existing surrounding density in the
portion of Westlake zoned RS-Country Residential.
However, the proposed plan provides for clustered lots preserving over half of the development as
open space. Additionally, the proposed development is generally compliant with the
Page 15 of 16
recommendations and priorities of the 2015 Comprehensive Plan as described above. Therefore,
given the location of the subject property adjacent to the city of Keller corporate boundary with
regard to value encroachment as established by the 2015 Comprehensive Plan, staff recommends
approval subject to the conditions contained herein.
ATTACHMENTS
Staff EXhibit: EXisting Location Map
Developer Submittal: Development Proposal
Staff EXhibit: Current Zoning Map
Staff Exhibit: Comprehensive Plan Land Use Plan
Proposed Ordinance
Page 16 of 16
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SPENCER RANCH
PROPOSED CONCEPT/DEVELOPMENT PLAN
TOWN OF WESTLAKE
MAY 2019
This document is intended to be a summary of the key development terms and principles
proposed for the new PD of the Spencer Ranch development, an approximately 38-acre parcel
of land located at the southeast corner of North Pearson Lane and Aspen Lane in Westlake
Texas. The property extends eastward to the Vaquero golf course property and southward to
the border of the City of Keller.
Further, this document details how a single source deliver system will mana�e both the
developing and the homebuilding entities ensuring exceptional and consistent quali . from
inception to completion. This allows a single entity to remain focused on complying with the
various visions, aspects and intentions of the Westlake Comprehensive Plan.
Copyright O 2019 By Waterside Land Co, LLC
SPENCER RANCH
GENERAL INFORMATION
UNIpUE DELIVERY SYSTEM
A Single Company Manages both the Developing and the Home Building:
Waterside Properties, LLC is a 30+ year Homebuilding company and will oversee all
home construction in Spencer Ranch.
The Waterside Family of Companies was founded March 19, 1984 in the State
of Texas. The Company has been building homes for over 30 years. The
development company was founded in 2017 to establish unique, high-value
communities with a commitment to environmental ethics and social design that
ultimately improve the inhabitants' well-being. The Waterside Family of
Companies has common ownership in the State of Texas.
Waterside Land Co, LLC (www.watersidecompanies.com)
Waterside Land Co, LLC is a boutique development arm of the Waterside family
of companies and will oversee the land development of Spencer Ranch.
Waterside Properties, LLC(www.watersidecom�anies.com)
Waterside has created a "UNIQUE DELIVERY SYSTEM"
SINGLE SOURCE PROJECT IMPLEMENTATION: In order for Westlake to sustain resistance
to assimilation by the encroaching fabric of surrounding communities, Westlake must
develop a place for a project delivery system that is not the same as those surrounding
communities. At present, the dominant delivery system is land development driven, wherein
there is a Land Developer who sells buildable lots to a Home Builder who then brings in their
own design services and their own resident client. As a result, there is a "sameness"to the
products created which are often hard to distinguish from the surrounding submarkets.
Westlake needs a Single Source Project Implementation System (Company) that controls
both the Lot Developer and the Home Building entities who will not only oversee developing
the land...but...also, oversee the building of the houses on that land and thereby be in a
position to create a truly unusual, lifestyle product that has exceptional and consistent
up alitv. With "skin in the game"from the outset, there is an unusual motivation to maintain
quality design and construction as the ultimate return for the community. The builder's
vision is the same as the developer's vision and the ability to bring land development and
home construction together in a distinguished way is more possible. Therefore, Waterside
assures the Town that a sinqle company "Waterside Properties, LLC."is fully committed to
directly oversee both aspects of this proiect(both land development companv and the home
buildinp company) with the terms and conditions of that commitment, addressing
unforeseen events, to be worked out in a development agreement with theTown.
Page 2 of 32
UNIQUE COIVIMUNITY
Waterside's creation of Spencer Ranch is an extraordinarily unique high-quality community
committed to the various visions, aspects and intentions of the Westlake Com�rehensive Plan
as outlined below.
Spencer Ranch Community:
Our goal is to bring a sense of place to new communities through a well thought-out
"reverse design process," using the natural fabric of the land and incorporating a
wellness component that encourages best in class use of space. Hearkening back to
centuries-old traditions of living on the land, we carefully study the terrain and craft
landscape-appropriate homes that speak to the surrounding property. We follow a
nonconformist method of designing and virtually building homes on the land before
plotting streets, or placing the elements — lakes, creeks and pastoral swaths — ahead of
development. This mindful approach interweaves the home design with the fabric of the
land, blending indoors with outdoors for a more organic approach. The result is
beautifully harmonious and healthy places in which to live and raise families.
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"Spencer Ranch as seen from Pearson Ln"
Page 3 of 32
With over 30 years' experience in fine homebuilding, we know how to see it before we
see it and how to design and build quality. "We are creating a unique and healthy style
of living in Spencer Ranch, with a level of quality amenities that is really unmatched
anywhere and, that contains housing that, we feel, can be sustained for a hundred
years," says founder Paul Pastore. Waterside offers full Lock-N-LeaveTM services
through their sister company Waterside Home Maintenance Concierge (HMC), with
on-site security and a maintenance team. The residence of Spencer Ranch will enjoy a
well-conceived, rich in quality neighborhood that allows for a high-quality secure
maintenance free living environment.
�_ TCU1N OF WESTLRiCE__J i\ _ J�^ TOI11N OF WESTLAKE��__ _
_ ._.. _ . ... .... ..�
HI5TORIGAL ��
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� -- -�� � � iUESTLAKE
; ,; �4°��'�`k- , -----� - S encer Ranch
� I I I�11011G CP£N r� I _" PF�v4TE OPEN \ �AK� I. '� �
5PACE I � I . 5PGCE 3 1
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5pencer Ranch Gonce pt /Development Plan _ _ _ SCA�E:,•=sa-o
- - DATE:MftiY 2099
"Spencer Ranch 38 Homesite Concept/Development Plan"
Page 4 of 32
The property will be secured with various types of fencing along the perimeter and a
secured gated entry and exit. This highly amenitized, healthy lifestyle community
contains "multiple clusters" of housing, built around a central body of water. The
community's delivery of diversity of housing establishes a 3,000-square foot minimum
home size, all with common core attributes of timeless architectural design coupled with
high-quality, low-maintenance and energy-efficient homes that are finished out with
best-in-class luxury-level interiors. The community is designed to encourage inhabitant
interaction, promoting pedestrian mobility by bringing the homes and courtyards closer
to the roadways, and by providing an internal aerobic trail and several large lakes that
connect the open spaces and a tree preserve area.
Spencer Ranch SummarX May 2019
• Approximately 38 acres
• 38 Clustered Homesites
• Water Themed Community
• Single Source Delivery System
• 100% Compliance with Westlake Comp Plan
• All Single Family Detached High Quality Homes
• Approximately 50% Open Space
• Approximately 3.0 Acres Dedicated to Permanent View Shed Corridor along
Pearson Ln
• 3 Lakes
• Low Maintenance-Lock-N-Leave Community
• High Security Gated Community
Page 5 of 32
WESTLAKE COMP PLAN COMPLIANCE
Waterside's creation of Spencer Ranch is an extraordinarily unique high-quality community
committed to the various visions, aspects and intentions of the Westlake Comprehensive Plan
as outlined below.
COMP PLAN Page 71
Waterside has created a development that will "LIMIT GRADING"
"GRADING LIMITATIONS:Spencer Ranch is located in the "Midlands"Ecological Region of Westlake
(Pg. 71 of the Comprehensive PlanJ. The Comp Plan requires measures be taken by any developer to
limit impacts on the ground plane which promote erosion. This includes limitations on grading.
Therefore, Waterside is committed to limitations on grading by allowing only that grading as is
necessary to construct streets, infrastructure, development amenities, and individual home clusters.
Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create
lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can
be viewed as extensions of the home."
COMP PLAN Page 74
Waterside has created a development that will "RESTORE THE NATURAL MOSAIC"
"RESTORATION OF THE NATURAL MOSAIC:Page 74 of the Comp Plan calls for "contextualization".
The Comp Plan states: "Contextualization, which grows from a commitment to landscape integrity
is what helps to preserve the property values sustained in Westlake. It is therefore important that
the plan creates mechanisms to continue the commitment to landscape integrity, not only to
preserve the pastoral landscape of the Town, but to also preserve property values. In this sense,
landscape integrity needs to guide the development-related considerations of the Comprehensive
Plan." Landscape Integrity is defined, in the same section, as "development that has been
contextualized to fit within the natural landscape..." Therefore, Waterside will use the landscape
opportunities presented by open space, defining clusters, to restore the natural mosaic in such a way
that the Comp Plan's call for "contextualization" is achieved. Therefore, Waterside will use the
landscape opportunities presented bV open space, defininp development clusters, to restore the
natural mosaic in such a way that the Comp Plan's call for "contextualization"is achieved. This will
require a considerable commitment to landscape materials and native species employed in a
manner consistent with the Concept/DevelopmentPlan."
Page 6 of 32
COMP PLAN Page 83-88
Waterside has created a development that is a "WATER THEMED COMMUNITY"
"WATER THEMED DEVELOPMENT:Page 83-88 of the Comprehensive Plan places the development
tract in a steeper topographic setting (not the steepest)and recommends that this location is
appropriate for"water related"development.Pape 88 of the Comprehensive states that"additional
measures other than density may be suitable for preservation of the hillside and viewshed". Those
other measures include limitations on grading(described above)and "water related"development
that includes multiple water amenities. Therefore, Waterside is presenting a development design
that employs water as a major component of the project...such water will be used to mitigate erosion
and stabilize the grade condition.
COMP PLAN Page 159
Waterside has created a "CLUSTERED" development
"CLUSTER DEVELOPMENT: The Land Use Plan section of the Comp Plan (page 159) states that
"smaller lots could be compatible with this character ldistrictl if such lots are CLUSTERED AND
SURROUNDED WITH OPEN SPACE...". Waterside is presenting a "cluster development',
Concept/Development Plan in which the "clusters"are surrounded with open space. To accomplish
this in a manner consistent with the other requirements of the Comp Plan, Waterside will use the
water theme element as an aspect of the open space defining the required development clusters as
illustrated on the Concept/Development Plan."
...However, smaller lot sizes could be compatible with this character in such lots as clustered and
surrounded with open space so that the gross density remains one dwellinq unit per acre. The sense
of open land is more essential than lot size. The Pastoral Community is predominantly residential
with some institutional uses and office campus uses where the FAR is 1:1 or less. Informal lot
landscaping replaces rigid street landscaping, giving more visual presence to the natural ground
plane than the roadway. Preservation of current home values is key to future residential
development.
Page 7 of 32
Waterside has created a development that contains an "EQUIVALENT LOT DENSITY" in
conformance with the Westlake Comprehensive Plan.
"DENSITY: Page 159 of the Comprehensive Plan states, "smaller lots could be compatible with this
character district if such lots are clustered and surrounded with open space so that the pross densitv
remains one dwellinp unit per acre". The text immediately followinq that statement further states,
"the sense of open land is more important than lot size". The second statement offers a qualifier to
the application of the first statement, suggesting that density equivalent to 1 unit per gross acre is
desirable...if...the sense of open land is enhanced. To accomplish this, Waterside has limited the
plate square footage of development to a total square footage that does not exceed the "gross"
plate square footage of development at 1 unit per acre. We call this an "Equivalent Density"which
is expressed in a more open landscape, a landscape where open space dominates and the expression
of lot lines in the form of property line fences is discouraged. This fulfills the vision of the
Comprehensive Plan.
The unifying matrix of open land that defines the cluster development of Waterside prevents
confusion with densities more typical of other Character Districts. Therefore, Waterside commits to
a density that is equivalent to the developed density of 1 unit per acre and a total number of lots not
exceedinp 1.O lot(s) per acre; which Waterside views as necessary to achieve ALL other visions of
the Comp Plan,as they are applicable to this site and specified in this application forSpencer Ranch."
Waterside has created a development that respects "OPEN LAND & UNINTERRUPTED
GROUND PLANE"
"OPEN LAND, UNINTERRUPTED GROUND PLANE, AND ELIMINATION OF OPAQUE FENCING
(EXCEPT FOR SPECIFIC FUNCTIONAL PURPOSES):Pape 159 of the Comp Plan states that "the sense
of open land is more essential than lot size". Also, it is an intent of the Pastoral Character District
that "homes are sited in ways responsive to features of the lot, instead of the street." Page 159 also
states, "the overall character is one of a dominant landscape and houses arrayed within it". Adding
to this emphasis on land,page 202 of the Comp Plan states that"articulation of neighborhood edges
can subdivide the ground plane with opaque walls and other hard division, which begin to
suburbanize the rural landscape". Later, on that same page it states, "open spaces are meant to be
remnants of the historic rural landscape and serve as seams that bind the commercial and residential
uses together...therefore, porous edges are more preferred than barrier edges". It is clear that the
Comp Plan seeks to preserve the sense of uninterrupted ground plane in the Pastoral Character
District. Consequently, Waterside will provide means of defining edges (development and property
fencingJ that preserves the uninterrupted ground plane (as much as possibleJ in a way that
remembers the historic rural fabric. Neighborhood definition will be transparent, not a solid barrier.
Property fencing will be limited, with certain concessions to privacy needs, screening, and dog runs
accommodated in ways that do not result in isolating the entire lot from the general ground plane
as shown on the Concept/Development Plan."
Page 8 of 32
COMP PLAN Page 166
"CONCL USION"
This land use plan seeks to further the goals and aspirations for the citizens of Westlake as
presented in the public planning workshops. Therefore, this land use plan builds upon the
recopnition that market conditions in 2014 are siqnificantly different than market conditions in
1992 and that such chanpe of condition will likely motivate owners of undeveloped propertv to
seek aupmentation of their current zoninp ordinance. Therefore, this land use plan is meant to be a
quide in discussions when considerinq such repuests by seeking to identify pathways to a positive
response that does not further burden the Town with additional traffic and/or facilities demand.
COMP PLAN Page 193
Waterside has created a development that respects "PUBLIC OPEN SPACE & RURAL
LANDSCAPE PRESERVATION"
"PUBLIC OPEN SPACE/RURAL LANDSCAPE PRESERVATION: Page 193 of the Comp Plan describes
Rural Ranch Landscape (a type of Open Space recommended for the Pastoral Character ZoneJ as
places "where residential development may move to preserve some aspect of the rural heritage". In
the Urban Design Structure portion of the Comp Plan states that"open space edges are meant to be
remnants of the historic rural landscape..." Clearly, the Comp Plan is seeking to find opportunities
for preservation of the rural heritage of Westlake in the creation of open space. Spencer Ranch
contains a water feature that remains from earlier days (likely a ranch stock pondJ. Therefore,
Waterside will take measures to include portions of this water body in a usable open space that can
fulfill the Comp Plan call for rural landscape preservation."
COMP PLAN Page 267-279
"DIVERSIFICATION OF HOUSING"
The Housing Plan component of the Comp Plan stresses the need for "life style"offerings to
accompany housing options for other high-end markets. These projects, which diversify the
housing offerings more typical of Westlake are needed to attract younger buyers, meet future
housing needs of an aging population, and mitiqate value encroachment.
1) Preservation of values
2) Diversify the higher-income market to attract youngbuyer
3) Meet the future housing needs of an aging population
4) Mitigate value encroachment
Page 9 of 32
LANDSCAPING
Spencer Ranch will approach the total landscaping effort as one cohesive and
comprehensive unit for the entire tract of land. The landscaping design will
incorporate the vision of the entire tract using all aspects of the terrain, thus
creating the "natural mosaic" the town prefers. Although installed in individual
increments as each home is completed, the Spencer Ranch vision is to create an
overlay of a full and comprehensive landscape plan that embodies the entire
parcel of land and raises the standards in Westlake and is not prejudice to any
one dwelling.
Landscaping will encompass many aspects for the development, conceptually
and physically and will be implemented in phases;
a. Park Land Dedication area-outside of the community fencing
b. Development infrastructure/streets;
c. Individual houses
The master landscape plan will include the following elements:
• The establishment of a "old Growth" tree preserve at the Fisher property
boundary. Establishing open space and meadows using various types,
sizes and species of trees and plant material.
• Weaving natural features such as bald cypress trees in and around the
water system providing a more natural bank and greater complexity at the
edge definitions.
• A genuine effort will be made to save and protect old-growth trees.
• Care will be given to how the landscaping and streets interact giving
careful attention to the development of"social space" as it relates to this
aspect.
• Tree Miti atg ion: Trees located in roadways, lakes and utility main
locations as shown on the preliminary plat and civil construction plans
are hereby exempt from the mitigation requirements of the Code of
Ordinances.
Landscape architect: TBD
Page 10 of 32
UNIQUE AMENITIES
Spencer Ranch Community Amenities:
Spencer Ranch is located in a very unique setting, experiencing incredible
sunsets, golf course view, lake side settings, serene high-quality lifestyle.
Spencer Ranch has rolling topography, 38 High Quality homesites grouped in
clusters surrounded by an abundance of open space and limited fencing.
Spencer Ranch will have a well-positioned high qualitv "statement" gate house
that does not yield to nei hborin� communities.
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"The Gate House at Spencer Ranch"
The gate house/sales center will be constructed on the property in the general
location as shown on the Concept/Development Plan, the building (above) will
have the similar architecture as the homes in Spencer Ranch. Since the gate
house/sales center is the key feature to the early progress of the development and
it has direct access to utilities and Pearson Ln, the developer is requesting to be
allowed to submit building plans and start construction of the gate house/sales
center structure within 30 days of Town approval of the concept development
plan and following the normal building permit application process.
Page 11 of 32
Spencer Ranch has a single entity controlling the development and home building
including complete landscaping and professional construction management before
during and after completion of the entire project.
Project Amenities:
✓ Unique geographic location on the "ed�e" of the Town in a
submarket
✓ Unique setting with rolling topography
✓ Dramatic western sunset views
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"Actual Western View fro�n Spencer Ranch"
✓ Great golf course views
✓ Multiple water features with direct lake views
✓ O�en S�ace a�proximately 50% of the develo�ment
✓ One single Westlake neighbor
✓ Privacy from commercial developments and highways
✓ Boat dock/fishing pier/pump house on the main lake
✓ Unique Landscape delivery
❑ high quality purpose driven landscaping plan as viewed
from a total neighborhood vision
Page 12 of 32
✓ Pastoral street scape with parkway drives
✓ High quality concrete streets and curb system
✓ Enhanced street paving that is consistent with ALL home
driveways
✓ Well positioned, High Quality "this is Westlake"statement gate
house
✓ Well positioned, High Quality "this is Westlake"statement entry
fountain and gates
✓ High quality fencing
✓ Limited internal lot fencing
✓ Limited lot grading-preserving the natural ground plain
✓ Houses built in clusters (11 or less) surrounded by open space
✓ Permanent Parkland view corridor at Pearson Ln (120'setback)
✓ Town trail system at Pearson Ln
✓ Off street parking at each home
✓ No overnight street parking
✓ Public parking for trail head and historical marker
✓ Westlake monument signage at the southwest entry to Town
✓ Permanent tree preserve for old growth trees protecting our only
Westlake neighbor and preserving old growth trees
✓ High Quality architectural designs by licensed architect
✓ High Quality home construction
✓ Single source entity controlling both the developer & home builder
✓ Single source sub-contractor base!
✓ Professional site management plan to be
� Implemented during the land development and through
completion of construction that clearly shows how Westlake
operates differently!
✓ Debris control plan &management
✓ Material storage control plan &management
✓ Sanitary station (port-o-let) control plan &management
✓ Construction staging and parking plan &management
✓ On site access control for all construction traffic
✓ On site professional project managers
✓ On site home maintenance concierge
✓ On site lock-n-leave
✓ On site "State of the art" security
✓ Drone landing pad
✓ On site package delivery management
✓ Designated Public Art location
✓ Preservation of the Buck E King historical marker
Page 13 of 32
Community Fencing:
Spencer Ranch will have a completely secure perimeter with contiguous fencing of
various approved types:
Perimeter fencing for the development shall be the following:
� Spencer Ranch property with the immediate border of Pearson Ln &
Aspen Ln(west&north) shall have decorative iron fencing(similar to the
diagram below) that generally parallels Public streets as illustrated on the
Concept/Development Plan. Decorative iron fencing with masonry
columns and masonry wall sections strategically placed as determined
appropriate to provide aesthetic accents, privacy, and/or shield
undesirable vehicle light transmission as determined by the Developer's
Landscape Architect.
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Page 14 of 32
In addition to the above fence types, the following fence types are allowed at Spencer Ranch:
❑ Existing fencing from neighboring properties
❑ Iron fencing similar to existing fencing
❑ Masonry fencing with finished consistent with the homes in the
development
Fences on individual lot property lines are generally discouraged, however they may be
approved by the ARB in addition to the following:
a. Dog runs
b. Swimming pool safety
c. Privacy for internal courtyards
d. Screening from neighbors
Gate Materials:
❑ Wood with frame members measuring a minimum of 1.5 inches thick
and infill planks measuring a minimum of 1.5 inches thick.
• Iron gates with the frame measuring a minimum of 1.5 inches square
with pickets of at least 3/4 in. square with welded connections. Such
fences may be made of solid stock or thick wall tubular steel(sufficient
thickness to not burn through when welded but no thinner than 3/32
inch)with any finials or other decorative detailing being made of solid
stock and welded to the fence construction.
Page 15 of 32
SPENCER RANCH LAND USE
PARKS AND OPEN SPACE
Open space:
The Westlake Comprehensive Plan and future land use plan do not show any
open-space requirements for the subject propert�
However, per the proposed Concept/Development Plan, Waterside is providing
ap�roximatel� 50% Open Space and dedicatin� the entire Pearson frontage
(approx. 4.5 acres) for a permanent view corridor to the Town of Westlake (the
numbers below are estimates onlv):
❑ 19.1 acres of total open space is being provided
❑ 11.5 acres of Private Open Space
❑ 3.0 acres of Public Open Space
❑ 4.6 acres of lakes
❑ This dedication includes a privately maintained and publicly owned/accessible
linear park along Pearson Lane, and a tree preserve area near the neighboring
property on Aspen Lane.
❑ This dedication also requires any houses that side to Pearson Ln be no closer
than 120 feet from Pearson Ln.
Parkland dedication:
Parkland dedication is required based on 1-acre of parkland for every 30 residences for
a total of 2.26 acres. The Concept/Development Plan shows approximately 4.5 acres
to be dedicated with the platting of this property. The parkland will be privately
maintained by the HOA but will be publicly accessible.
Special Areas:
Located at the Entrance to Spencer Ranch:
Spencer Ranch will have a public parking lot for visitors wishing to visit the Town of
Westlake Buck King historical site. Spencer Ranch will also have a Town Trail head tie
in and build a walking tail at the Pearson Ln frontage of the Spencer Ranch limits.
Page 16 of 32
Community Trails:
Spencer Ranch will contain an internal trail system and connect with the public system at
access-controlled locations. The trail system and the aerobic programs are being studied now
by Waterside and will be submitted with the landscape plan.
Public Art:
Waterside has a strong desire to support the arts in Westlake and will commit the
following to a Public Art Competition:
a. A competition site of a size to be determined, to place the art at Spencer
Ranch in the Public Open Space
b. A donation by Waterside of an amount to be determined will be
outlined in the Economic Development Agreement.
Page 17 of 32
STREETS, PARI�ING, SIDEWALKS AND TRAILS
Streets:
All community streets will be privately owned and maintained. They will be
constructed with mountable rolling curbs with enhanced finish locations as
shown on the Concept / Development plan.
Homes in Spencer Ranch will use the same material for all driveways as the street
enhancement materials.
Streetlights:
Streetlights will be located at corners and intersections. Light fixtures will be low-
pedestal-type fixtures that comply with Town ordinances and dark-sky design
guidelines.
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Page 18 of 32
Sidewalks:
There are no typical concrete sidewalks in the development, walking trails
(natural material) will be located throughout the development and will be
indicated by the Landscape Architect on the landscaping plans to be submitted
to the Town.
Trail systems:
An internal trail system and or streets will facilitate pedestrian mobility within
the community. The public trail system will be extended from Aspen Lane south
to the Town border on the Spencer Ranch property and be built to be consistent
in size and materials with the Town's trail from Aspen to Dove Rd.
Water:
Town of Westlake water system will connect to the development at two separate
locations to create a looped-system.
Sewer:
The project engineer has met with town staff and performed the necessary
calculations to determine that the public water and sewer systems can
accommodate the additional loads anticipated to be generated by the proposed
development and there are multiple access points available for connection to the
public systems.
Storm-water:
Combination of natural grassed swales, detention ponds, and reflecting pools,
connecting to the existing public street storm-water system.
Duct bank:
As required by Town ordinances, the developer will install a duct bank system
throughout the subdivision. Each home will be connected to the duct bank
system prior to the Certificate of Occupancy approval.
Page 19 of 32
LOT SPECIFICATIONS
Density &Lot Size:
Spencer Ranch will be a unique community of high-quality housing on smaller
maintenance free lots:
• 38 uniquely clustered home sites
The Developer/Builder are requesting the flexibility to adjust lot lines as home
building permits are submitted allowing homes to be custom tailored to each
site. Housing type, size, number of floors and the homeowner's desire for
larger or smaller footprints will impact lot size and configuration, and
ultimately the total number of lots to be built upon.
Minimum Lot Widths at Building Line:
All Home sites 70 feet
HOME / LOT SPECIFICATIONS
Svencer Ranch mav contain both one and two-story homes
Snencer Ranch contain ALL single familv detached housing
Home Pricing:
The diversity of housing orchestrated in "Cluster Zones" are projected to have
an initial sales price starting at $1,895,000.00
The preeminent mission of the Westlake Comprehensive Plan is the preservation of
values in Westlake. Being located in the Midlands Pastoral region of Westlake and in a
submarket that sits on the edge of the Westlake Town limits, Spencer Ranch creates a
high value and distinct entry point and a clear separation from surrounding markets.
Spencer Ranch fills a void in the Westlake housing market with its high value product
mix and will establish a barrier to prevent value degradation moving into Westlake from
lower price point markets. NEW HOME DEMAND SUMMARY: Startinp on Paqe 271 of the
Comprehensive Plan throuqh Pape 275 clearlv details the obiectives for developers and builders to
follow to satisfv the future needs in Westlake.
Page 20 of 32
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��la C,r,[� '��' _ - � i, AV�RACs� 4,080 SQ�T
1.�,�a}�r=��e L-�.,� Cn. LLC.
"Spencer Ranch Villa Housing averaging 4,000 square feet"
Page 21 of 32
Housing Type:
Spencer Ranch will have multiple housing offerings that can ranges in size as follows:
• South Side Villas
o from 3,500 sqft
• Parkway Estates
o from 4,000 sqft
• Golf Course Villas
o from 5,000 sqft
• Ridge View Estates
o from 5,000
• Meadows Villas
o From 4,500 sqft
The following is a guideline for the proposed housing types in the development. Given the
desire for lot size flexibility to accommodate buyers desires we have listed the specific
information below regarding lot and housing types, final details are yet to be determined.
1. All single-familv homes (except the Golf Villas belowl
a. Housing Type: Single Family Detached
b. Minimum Lot Size: 1,000 square feet
c. Minimum Lot Width at Building Line: 70 feet
d. Front Setback: 10 feet; or 5 feet�Z�where courtyards/motor courts are
provided
e. Side Setbacks: 0 feet
f. Rear Setback: 40 feet, or 0 feet abutting water features and/or open
space.
g. Minimum Unit Size: 3,000 square feet
h. Maximum Height: 35 feet from finished floor to the mid-point of the
span of the highest roof pitch.
Page 22 of 32
2. Golf Course Villas Housing Type: Single Family Detached
a. Minimum Lot Size: 1,000 square feet
b. Minimum Lot Width at Building Line: 70 feet
c. Front Setback: 10 feet; or 5 feet�Z�for side facing garages, courtyards and
accessory structures not utilized for storage.
d. Side Setbacks: 0 feet
e. Rear Setback: 40 feet
f. Minimum Unit Size: 3,000 square feet
g. Maximum Height: Per diagram below:
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. , •_�.�.....,.__ VILLAS ._..`�"�---r--�......�_�w._,.�._...�.._
"Spencer Ranch Golf Villa Housing averaging 5,000 square feet"
(viewed from the Vaquero Golf Course)
Waterside and Vaquero Club are working together on common border landscaping.
Page 23 of 32
Building Setbacks (in feet): Front Rear�'� Sides���
All single-family 10 ��� 25 �3��4� 0
(1)When backing or siding to Aspen Lane, there shall be a 40-foot minimum setback.
(2) Garages, Casitas or bathrooms, stairs or elevators-not contiguous to the main living
footage, courtyards, and accessory structures may encroach up to 5 feet into the
required front yard setback.
(3)When abutting an open space or water feature, no setback is required.
(4) When backing to Vaquero Golf Course setback should follow the diagram below
including a maximum total building height:
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C.A. NEL50N GROUP iLC.
ARCHITECTIJRE INT[k10R5 CREATIV[$C�L�rlc]fJ5-5220 SPRING V/+LI.EY RD_SUITE 210�ALLAS,TX 75230 972-248-1905 pATE�
"Golf Villa Height Diagram"
Page 24 of 32
Spencer Ranch Development Setbacks (in feet from property line):
Setbacks are applicable to the main structure of any home built in Spencer Ranch:
Pearson Ln (west) 120 feet
Aspen Ln (north) 40 feet
Vaquero (east) 40 feet
South (south) 40 feet
Page 25 of 32
Housing:
Minimum Size:
The minimum size of a residence shall be 3,000 square feet.
Massing:
Massing will vary by housing type. Great attention will be given to achieving
horizontal and vertical articulation within individual structures and/or within
groups of structures, so as to avoid the uniform massing and alignment found in
typical suburban subdivisions.
Building Height:
Because of the potential for lower-pitched roofs with the chosen architectural
style, smaller footprints of clustered homes, and respecting the natural terrain in
the development with terrain absorption within the foundations of each house,
we are requesting a maximum building height be measured from the top of the
foundation for all building sites and as indicated for each home type in the
development as outlined in this document.
This allows the architectural aspect to create a rolling fabric of houses not
restricted to the typical cookie-cutter guidelines.
Garages/Parking:
All homes shall have a minimum of FOUR spaces for off street auto parkin��in
anX configuration but must have a minimum of TWO enclosed parkin� spaces
and TWO additional off-street parkin�spaces. Garage doors shall be made of
sectional wood or be wood clad. Garage doors shall be recessed a minimum of
(8)eight inches(nominal)from the plane of the adjacent wall. Front facing garage
doors are allowed if located further back on the lot than the side-facing garage
portion and are in a motor court setting.
Roofs:
Roofing materials facing the weather shall be of high and enduring quality.
Permitted roof materials include:
a. High quality clay or concrete tile (with a thickness similar to
clay). (Acceptable styles and colors to be detailed in the Spencer
Ranch Design Guidelines document)
b. Metal: Traditional standing seam with standing folded and
soldered seams. Allowed for porches and architectural features
only. (Acceptable styles and colors to be detailed in the Spencer
Ranch Design Guidelines document)
c. Flat or low-pitched roofing that is 2:12 pitch or less may be of
any code approved material.
Page 26 of 32
Windows:
Orientation of all windows at Spencer Ranch will follow the Town's Building
Quality Manual section; Standard 3.10: Openings. Spencer Ranch will allow the
following windows and doors providing they are of high quality and comply with
the Spencer Ranch Building Guidelines:
a. High quality wood windows and doors with metal clad exteriors
and minimum glazing with Cardina1366 insulated glass or equal.
b. High quality iron windows and doors and minimum glazing with
Cardinal 366 insulated glass or equal.
Exterior walls:
Exterior walls shall be 80 percent masonry as required for all Residential Districts
by the Code of Ordinances. Exterior walls shall have horizontal and vertical
articulation or architectural delineation on all elevations.
Exterior lighting:
All exterior lighting shall be subdued, indirect and comply with town ordinances,
as well as follow "dark-sky" design guidelines.
Page 27 of 32
pUALITY CONSTRUCTION INTENT
The intent of Waterside's submittal, to create a community of clustered high-
quality homes on smaller low-maintenance lots, to provide the "diversity of
housing types" that the Comprehensive Plan states is needed within the Town
of Westlake. This new proposed PD District will contain development
standards that are intended to guide design and construction of the high-quality
homes within the new PD District to be equal to or exceed the current level of
quality of construction and finish-out as that found in the best of the larger
estate homes that currently exist in the Town of Westlake.
This new PD contains language that references:
• An Architectural Review Board(ARB)
• Spencer Ranch Building Guidelines
• Town of Westlake Building Quality Manual
It is the intent of this new PD to use these documents, as a�proved b.��
Town. The ARB shall assure compliance with all architectural standards and
may not change the documents so as to cause a change in permittable
architectural style without the Town Managers prior approval. The ARB
shall a�prove all plan submittals prior to them being submitted to the Town
for permitting. The Town still has authority to enforce Town of Westlake
ordinances and the Building Quality Manual.
Waterside has created a development that incorporates the Town's `BUILDING QUALITY
MANUAL"
"INCORPORATION OF THE TOWN'S BUILDING QUALITY MANUAL: The Town has, in no uncertain
terms, made a statement as to its expectations for the future quality of its built fabric in the recently
adopted Building Quality Manual. Therefore, Waterside will adopt Westlake's Building Quality
manual as part of the Spencer Ranch Design Guidelines."
Page 28 of 32
COMMUNITY ASSOCIATION& DESIGN CONTROL
Homeowners Association:
The community will be governed by a to-be-established Homeowners
Association (HOA) that will be responsible for the common area maintenance,
private street maintenance, and enforcing the design guidelines for the
community.
Design Guidelines:
A detailed design guideline document is being prepared specifically for Spencer
Ranch. The Spencer Ranch design guideline document will clearly detail design
and building guidelines specific to Spencer Ranch and will also -incorporate the
Town of Westlake's Building Quality Manual into its architectural standards.
Design enforcement will be performed by the ARB which will include a licensed
Architect as a required member. The Town will assure compliance with the all
Town Ordinances.
Architectural Design:
At Spencer Ranch, The Developer/Builder will employ 360-degree architecture
when designing each residential product within the development. The
open/urban beauty of the development drives this design and building practice.
In this practice, full consideration is given to every building elevation and every
roof plane of each structure during the design process. The intent is to ensure
delivery of aesthetically pleasing architectural features as viewed from all parts
of the development, and not create a distinct and determinable hierarchy between
major and minor elevations. Waterside will reduce the visual impact of all
exterior mechanical elements.
Spencer Ranch requires all building plans submitted be done by a Licensed
Architect.
Architectural Review:
An Architectural Review Board (ARB) will be established through the
HOA/declarant that has approval authority over the house quality of design and
construction of all homes and additions. The ARB will be charged to ensure that
the Building Guidelines of Spencer Ranch and the included Westlake Building
Quality Manual provisions, are strictly followed. The Conditions, Covenants,
and Restrictions will establish the required makeup of the ARB which will
include a licensed Architect as a required member.
Page 29 of 32
Waterside has created a development that rec�uires "LICENSED ARCHITECTS"
"LICENSED ARCHITECT PROVISION OF PLANS THAT INCLUDE EXTERIOR DETAILS NECESSARY TO
EXPLAIN ALL FEATURES OF CONSTRUCTION TO THE BUILDING TRADES:Much of the home designs
built in Westlake, Southlake, Trophy Club, and Keller are done by "Building Designers"instead of a
Licensed Architect. The plan sets produced by this means of production are very basic, leaving much
of what is finally seen from the street, in the hands of a tradesman who may, or may not, have
sufficient background to execute an outcome consistent with the design intent or the particular style
represented by the "designer's" drawings. Continued over time, this will ultimately weaken the
distinctiveness of Westlake. Therefore, Waterside commits to have all building plans prepared by a
Licensed Architect and that plan sets prepared by this architect will contain sufficient details to fully
explain the exterior construction to a competentcontractor/tradesperson."
Waterside has contracted with C.A. Nelson Architecture Group to serve as the sole licensed
architect for the entire project. Clay Nelson(Principal)will also serve on the ARB.
Page 30 of 32
LIFESTYLE COMMUNITY WITH MAINTENANCE FREE LIVING
� ,
WATERSI DE
_ � . � F�-�, ii. �[-.W��,_ :t-� � � . _�_-����.
Waterside Home Maintenance Concierge provides a"World Class" level of service to its clients
that is not offered in the marketplace. We strive to exceed all expectations of a Concierge
Maintenance service by preprogramming maintenance and anticipating our client's needs.
Waterside's Home Maintenance Concierge Service will provide its full complement of services
to the Spencer Ranch community and manage all aspects for the community services with it's
on site personnel.
The service creates "One Point of Contact" for our clients and provides them with a trusted
advisor so they can live a maintenance free lifestyle!
Waterside also offers our exclusive Lock—N— Leave service creating worry free travel!
The service platform that Waterside HMC offers to its clients include some of the following:
• Fully managed property maintenance services
• Lock-N-Leave service year round
• Quarterly 110point maintenance checks
• Monthly 20point maintenance checks
• 24/7 Emergency Service Response
� Single point of contact
• Preventative maintenance service and checks on all equipment
• Complete supervision of any additional work completed at the house
• Additional Boutique services available (window cleaning, power washing,etc...)
• Vetted Preferred Contractor used for any and all work
• Quality craftsmanship and industry knowledge
Page 31 of 32
CONSTRUCTION SITE MANAGEMENT
Debris:
All construction debris from all construction sites within the development will be
contained in a central location. The location will be enclosed with temporary
wood fencing, or chain-link fencing with screening material attached, as to not
be directly visible from any street. Contractors will be required to contain debris
daily and/or transport to the containment site.
Soil:
All construction spoils or natural soil moved from all construction sites within
the development will be stored in a designated location(s) that will be enclosed
by proper silt fencing and/or other erosion control measures as needed.
Documentation:
All town and construction documentation, including but not limited to building
permits, inspection reports, geotechnical studies and building plans, will be
located on-site in the construction offices of the developer/builder with full
access granted to town building officials.
Sanitary Stations:
Multiple sanitary stations (port-o-let) will be located within the community in
close proximity to all construction sites. The stations will be screened from the
street frontage, either behind a 6-foot-high screening fence or with temporary
mock-ups built from materials similar to the materials used in the construction of
the homes. The mock-ups will contain three walls and a roof section hiding the
stations from the street view. Sanitary stations will be cleaned on a regular
schedule.
Material Storage:
Material storage will be located within a designated area(s) that will be screened
with fencing TBD.
Construction Parking:
Contractors will be allowed to park only in designated parking areas and on a
single side of the roadway near the construction site, but not adjacent to any
occupied dwellings. Contractors will be required to park in designated parking
areas only for weekend work after residents occupy the development.
end
Page 32 of 32
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C DISCLAIMER: The land use districts shown on this map in no way modify the permitted uses and/or conditions of use(FAR,building height,etc.)specified in any zoning or Planned Development Ordinance approved by the Town of
�, Westlake. These land use districts are intended to guide the Council in their evaluation of site plans submitted for their approval and/or property owner requests to transfer commercial square footage from one land use district
m
� to another when the legal mechanism for such transfer has been adopted by the Town of Westlake. See Policy Section A in the Implementation Document for rates of transfer,trigger points,and other implementatlon language.
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TOWN OF WESTLAKE
ORDINANCE NO. 882
AN ORDINANCE ZONING AN APPROXIMATELY 37.798 ACRE TRACT OF LAND
GENERALLY LOCATED AT THE SOUTHEAST CORNER OF ASPEN LANE AND
PEARSON ROAD, FURTHER DESCRIBED AND DEPICTED IN EXHIBIT "A"
ATTACHED HERETO, FROM THE RS "COUNTRY RESIDENTIAL" ZONING
DISTRICT TO PD7 "PLANNED DEVELOPMENT DISTRICT NUMBER SEVEN";
AUTHORIZING RESIDENTIAL DEVELOPMENT; APPROVING A
CONCEPT/DEVELOPMENT PLAN; APPROVING A SPECIFIC USE PERMIT (SUP)
FOR PRIVATE STREETS; PROVIDING FOR THE AMENDMENT OF THE OFFICIAL
ZONING MAP; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A
SAVINGS CLAUSE; PROVIDING FOR A PENALTY CLAUSE; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, Chapter 102 of the Code of Ordinances of the Town of Westlake
establishes zoning districts,permissible uses, development standards, and other zoning related
regulations; and
WHEREAS, Section 62-31 of the Code of Ordinances of the Town of Westlake adopts a
Comprehensive Plan for the Town of Westlake; and
WHEREAS, Section 102-33(3) of the Code of Ordinances of the Town of Westlake
states that the purpose of a Planned Development District is to: Provide for a superior design of
lots or buildings; Provide for increased recreation and/or open space opportunities for public use;
Provide rural amenities or features that would be of special benefit to the property users or
community; Protect or preserve natural amenities and environmental assets such as trees, creeks,
ponds, floodplains, slopes or hills and viewscapes; Protect or preserve existing historical
buildings, structures, features or places; and provide an appropriate balance between the intensity
of development and the ability to provide adequate supporting public facilities and services; and
WHEREAS, on Apri129, 2019, the Town of Westlake received a Zoning Change
Request from the Waterside Land Company, LLC on behalf of the property owner for the
property depicted and described in Exhibit "A" requesting that the Town zone said property to
PD7 "Planned Development District Number Seven" in accordance with Chapter 102 of the
Code of Ordinances of the Town of Westlake, Texas; and
WHEREAS, because of the size, location, and natural features of the property the Town
has a critical interest in the development of said property and is encouraging such development
to the highest possible standards of quality consistent with the Town's long-term development
vision; and
WHEREAS, the property owner (or representative) appeared before the Planning and
Zoning Commission and Town Council and affirmed that the property owner is seeking this
zoning request; and
Ordinance 882
Page 1 of 12
WHEREAS, all legal requirements of state statutes and Town ordinances of the Town of
Westlake, as well as all legal requirements and legal notices and prerequisites having been
complied with, including but not limited to chapter 551 of the Government Code and Chapter
211 of the Local Government Code; and
WHEREAS, on May 13, 2019, the request was heard by the Westlake Planning and
Zoning Commission and the Planning and Zoning Commission recommended approval with
conditions of said request; and
WHEREAS, the Town Council of the Town of Westlake, TeXas, at a public hearing
called at a regular session of the Town Council did consider the following factors in making a
determination as to whether the requested change should be granted or denied: congestion in the
streets, including safety of the motoring public and the pedestrians using the facilities in the area;
to secure safety from fire,panic or other dangers; the promotion of health and the general
welfare, to provide for adequate light and air, to prevent the overcrowding of land; to avoid
undue concentration of the population, facilitating the adequate provision of transportation,
water, sewers, schools, parks, and other public requirements; and
WHEREAS, the Town Council has determined that said Zoning Change Request is
consistent with the development goals, standards, and desired uses described in the
Comprehensive Plan; and
WHEREAS, the Town Council of the Town of Westlake, Texas, is of the opinion that it
is in the best interests of the Town and its citizens that this Ordinance should be approved and
adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE TEXAS:
SECTION L• That all matters stated in the preamble are found to be true and correct and
are incorporated herein as if copied in their entirety.
SECTION 2: That the property shown on attached Exhibit "A" is hereby rezoned from
the R5, "Country Residential" zoning district to PD7, Planned Development District Number
Seven", including the approval of a concept/development plan and a Specific Use Permit (SUP)
for private streets, subject to the conditions contained in Exhibit "B".
SECTION 3: This Zoning District shall be subject to all regulations contained in the
Code of Ordinances of the Town of Westlake, Texas, except where amended herein.
SECTION 4: The Town Secretary shall amend, or cause to have amended, the Official
Zoning Map of the Town of Westlake to reflect the zoning of the property described and
depicted on attached Exhibit "A".
SECTION 5: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections,paragraphs, clauses and phrases of this Ordinance are
Ordinance 882
Page 2 of 12
severable, and if any phrase, clause, sentence,paragraph or section of this Ordinance shall be
declared legally invalid or unconstitutional by the valid judgment or decree of any court of
competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences,paragraphs or sections of this Ordinance since the same
would have been enacted by the Town Council of the Town of Westlake without the
incorporation in this Ordinance of any such legally invalid or unconstitutional,phrase, sentence,
paragraph or section.
SECTION 6: That this Ordinance shall be cumulative of all other Town Ordinances and
all other provisions of other Ordinances adopted by the Town which are inconsistent with the
terms or provisions of this Ordinance are hereby repealed.
SECTION 7: That this Ordinance only affects the Property located within the
boundaries of PD 7 and does not change or affect any other property, including but not limited to
the property adjacent to PD 7.
SECTION 8: Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor offense and upon conviction thereof shall be fined in a sum not
to exceed Two Thousand Dollars ($2,000.00) for each separate offense. A separate offense shall
be deemed committed upon each day, or part of a day, during which a violation occurs or
continues.
SECTION 9: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED ON THIS 20th DAY OF MAY 2019.
ATTEST: Laura Wheat, Mayor
Kelly Edwards, Town Secretary
APPROVED AS TO FORM:
L. Stanton Lowry, Town Attorney
Ordinance 882
Page 3 of 12
EXHIBIT A
Description and Depiction of Subject Property
Property Depiction
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Ordinance 882
Page 4 of 12
EXHIBIT A continued
Description and Depiction of Subject Property
Property Description
ALL that certain tract or parcel af lar�d sltuated lrr the]05IRN WALKFR SfJRVFY, ABSTRACT NO.
1604 ar�d the G. �. HENORICKS SURVEY, ABSTRACT N�. 680, Tarrant�'aurrty, Texas as descrlbed
rn Deed to a. Timpthy Brittan and Kristin 6rr�tan as recprded +n Instrument No. D�[]5�681[]3 of
the Deed Records, Tarrant County. Texas and a part+on ❑f Lot 1. Slock 1� FI5HFF2 ADDITI�N� an
Addition to the town of Wesrlake, Tarrant County, Texas as recorded in Instrument Na.
D274�439�2 af the P�at Records, Tarrant County, Texas and beirrg more particularly descrit�ed by
metes and bounds as foflaws:
BEGINNIIIfG at a �/� rnch steef rod fourrd far�he narthwest carner af sard 8rittan tract, t�eing in
the apparent southerly rig�rt-of-way �ine of Aspen �ane, also �errrg rn the apparent easter�y
rrgh�-of-way line of Pearsan Larre;
THENCF North 89 degrees �7 rr�rnutes Q� seconds Fast wrtf� sard soutnerry rrght-of-way lrne.
764.91 feet to a 1/2 ineh stee! rod fQurrd for the most northerly northeast�orr�er of sard 6rittarr
tract� afso being the n�rthwest corner of said Lot 1;
tHENCE North 89 degrees 27 r-nrnutes 3S seconds East corrtrnuing with said so�therly
right-of-way lrne and the nartherly boundary line of said Lat 1, 299.�9 feet ta a 1/2 inch capped
steel rod starnped "PRISM StJRVFYS"set;
THENCF South 00 degrees 42 mrnutes 13 secorrds Fast departing said rrght-of-way Irne, 441.21
feet to a 1/2 irrch capped steel rod stamped "PRISM SCIRVEYS"set in the southerry 6aundary Nne
of said Lat 1;
tHENCF North 89 degrees 26 rr�rnutes 44 seconds East wrtf� the southerly 6oundary line of said
Lot 1. 444.41 feet to a 1/2 rnnc �apped steel rod starra�aed "FNC�MPASS" found for the mosr
easterly northeast corner of said Brittar� tract;
tHFNCE South 00 degrees 09 minures OS secorrds Fast with the easterly baurrdary line �f said
Brittan tra�t, 751.97 feet ta a 1/2 inch capped steel rad stamped "PRISM StJRVFYS" found for the
sourheast corner thereof;
TH�NC'E South 88 degrees 56 minutes 54 secorrds West with the souther�y baundary line of sard
�rrrran rract� T553.43 fee�to a 1/2 rrrcn steel rad Found for rhe saurhwest eorrrer thereof, also
6eir�g in tne said apparent easterly right-of way lirre of Pearson Larre;
THENCF Nortl� QO degrees 06 minutes Q� seconds West with sald easterly rlght-of way lirre,
7&6.38 feet to a 1/2 inch capped steel r�d stamped "MpRK SURV INC" found;
THENCF North QS degrees 29 mrnutes IS seconds West contirruirrg wrth sard right-of-way lrne,
440.48 feet [o the place of beginrring and canraining 37.798 acres of farrd� more or less.
Ordinance 882
Page 5 of 12
EXHIBIT B
Planned Development District Number 7 (PD7) Development Standards
Section 1 —General
A. The purpose of PD7 is for a detached single-family residential development of not
more than 38 residential lots with a gross maximum density of 1.0 dwelling unit
per acre.
B. The development authorized by this ordinance shall be consistent with all
provisions and graphics contained the Concept/Development Plan, attached as
Exhibit B-1, including the clustering of residential lots as shown in said graphics.
However, where a conflict exists between the provisions of Exhibit B and Exhibit
B-1, the provisions of EXhibit B shall prevail.
C. Platting
L The developer shall submit, and receive approval for, a preliminary site
evaluation prior to any land disturbance activities;
2. Prior to the final acceptance of public improvements, approval of private
streets and release of residential building permits, the developer shall
submit, and receive approval for, a final plat, which shall be platted as a
single phase.
3. The final plat noted above shall be recorded with the County Clerk prior to
the release of any residential building permits.
4. Prior to the approval of the preliminary site evaluation, the developer shall
submit a development agreement for final approval by the Town Council
per the requirements of the Code of Ordinances.
5. For the purpose of executing the design goals of this ordinance and all
eXhibits attached herein, amended plats may be submitted as part of a
building permit application in order to perform minor adjustments to lot
boundaries as needed. The final recording of said amended plat may be
deferred to the completion of construction provided the plat is recorded
before the completion of the final inspection.
D. Permitted Uses—The following are permitted principal and accessory uses:
1. Single Family Detached Homes
2. Open Space
3. Private Streets
4. Public and Private Parks
5. Drainage facilities (including retention and detention ponds)
6. Guard house
7. HOA operated amenities in compliance with all Town ordinances
8. Accessory Uses (as authorized in the Town's zoning regulations)
Ordinance 882
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E. Homeowner's Association — The development shall be governed by a
Homeowner's Association (HOA) that will be responsible for common area
maintenance, guard house and community center maintenance, private street
maintenance, front yard maintenance and enforcing the HOA Design Guidelines
for the community. The Home Owners Association shall appoint an Architectural
Review Committee that must have at least one (1) TeXas Licensed Architect with
experience in applying Design Guidelines and advising an Architectural Review
Committee on matters of design.
F. Any change,reassignment, and/or transfer of ownership from the developer that is
the signatory party in the development agreement noted above to a different entity
shall require the approval of the Town Council through an amendment to the
development agreement, through a separate resolution, or as an amendment to this
ordinance.
G. The developer and homebuilder(s) of all units constructed in the development shall
operate as a single entity, with final compliance with the terms and conditions of
such commitment laid out in the Town approved Development Agreement or unless
otherwise requested by the developer and approved by the Town Manager or
designee for special conditions.
I. All plans submitted for permit within this development shall be prepared by a TeXas
Licensed Architect and contain sufficient details required to explain the full exterior
construction to a competent contractor.
Section 2—Residential Design Standards
A. Lot and Housing Specifics: The following are the design criteria for each housing
type as described in Exhibit B-1:
1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course)
a. Housing Type: Single Family Detached;
b. Minimum Lot Size: 1,000 square feet;
c. Minimum Lot Width at Building Line: 70 feet; which may be reduced in order
to accommodate required lot clustering;
d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided;
e. Side Setbacks: 0 feet; the principal structure may be located on the property
line; the total length of the building to be located on the property line shall not
eXceed 20% of the average lot depth;
f. Rear Setback: 40 feet, or 0 feet abutting water features and/or open space;
g. Minimum Unit Size: 3,000 square feet;
h. Maximum Height: 35 feet from finished floor to the mid-point of the span of
the highest roof pitch.
2. Golf Course Villas
Ordinance 882
Page 7 of 12
a. Housing Type: Single Family Detached;
b. Minimum Lot Size: 1,000 square feet;
c. Minimum Lot Width at Building Line: 70 feet;
d. Front Setback: 10 feet; or 5 feet for side facing garages, courtyards and
accessory structures not utilized for storage;
e. Side Setbacks: 0 feet; the principal structure may be located on the property
line; the total length of the building to be located on the property line shall not
eXceed 20% of the average lot depth;
£ Rear Setback: 40 feet;
g. Minimum Unit Size: 3,000 square feet
h. Maximum Height: 48 feet from the finished floor to the highest roof ridge.
B. Special Setback Provisions:
1. Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from
Aspen Lane.
3. All homes shall be setback a minimum of 120 feet from Pearson Lane
4. All homes shall be setback a minimum of 40 feet from the southern
boundary line of the development.
C. Garages: All homes shall have a minimum of four parking spaces for off-street
automobile parking in any configuration but must have a minimum of two enclosed
parking spaces and two additional off-street parking spaces. Garage doors shall be
made of sectional wood or be wood clad. Garage doors shall be recessed a minimum
of (8) eight inches (nominal) from the plane of the adjacent walL Front facing
garage doors are allowed if located further back on the lot than the side-facing
garage portion and are in a motor court setting.
D. Roofs: Permitted roof materials include:
1. High quality clay or concrete tile (with a thickness similar to clay).
(Acceptable styles and colors to be detailed in the Spencer Ranch Design
Guidelines document)
2. Metal: Traditional standing seam with standing folded and soldered seams.
Allowed for porches and architectural features only. (Acceptable styles and
colors to be detailed in the Spencer Ranch Design Guidelines document)
3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code
approved material.
E. Exterior Walls: Exterior walls shall meet the requirements of the Town's Building
Quality Manual as adopted by Resolution 18-02.
F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the
developer shall submit final design guidelines for approval by the Town Council
Ordinance 882
Page 8 of 12
that shall be recorded with the private deed covenants, conditions and restrictions.
Said guidelines shall incorporate the recommendations contained in the Westlake
Building Quality Manual referenced above. With the exception of any guideline
provision addressing a particular architectural style, said design guidelines shall be
enforced by Town staff in reviewing building permit applications for compliance
with the provisions above. Guideline provisions to be enforced by staff include,
but may not be limited to, general building articulation, massing, fenestration, roof
slope, construction details and building materials.
G. Elevation Samples: All homes and buildings constructed in this development shall
be generally consistent with the elevation samples provided in Exhibit B-1 such
that the primary articulation elements and general layout of the home on the lot are
generally consistent with the elevations. Provided all other provisions of this
section are met, significant deviations from these elevations may be approved
provided that both the homeowner's association and the Town Manager or designee
are in agreement.
Section 3 —Landscaping, Open Space, Water Features, Tree Preservation and Parkland
Dedication
A. Landscaping: Not later than 90 days after the approval of the preliminary site
evaluation,the developer shall submit a master landscape plan for the development
prepared by a State of Texas registered landscape architect. Said plan shall be
reviewed for final approval by the Town Manager or their designee. The plan may
be forwarded to the Town Council for final approval at the discretion of the Town
Manager. The final approved master landscape plan shall be included with the
development agreement. At a minimum the plan shall include the following:
1. The Plan shall substantially comply with the Concept/Development Plan
(EXhibit B-1)
2. The landscape plan shall reflect developer's efforts to comply with the
"landscape Integrity" objectives of the Town's Comprehensive Plan and
employ predominantly those plant materials (within the planting areas that
define the cluster zones and lake edges) that are consistent with restoration
of the natural mosaic.
3. Specifics on eXecution of the landscaping goals stated in EXhibit B-3
including details of planting locations and types, quantities and schedule;
4. A detailed tree survey as required by the Code of Ordinances;
5. Any replanting requirements as part of required tree mitigation;
6. Specific planting and maintenance responsibilities of the developer versus
the homebuilder and the homeowner's association;
7. Details for guest parking in the development where applicable;
8. Locations and specifications for the internal trail system
B. Tree Preservation — All protected trees shall require mitigation upon damage or
removal as required by the Code of Ordinances. Mitigation may be provided
Ordinance 882
Page 9 of 12
through tree plantings as shown on the landscape plan during development and/or
home building phases. Where possible, old growth trees and tree clusters should
be preserved as identified in the master landscape plan.
C. Open Space
1. A minimum of 19.1 acres (50.5%) of the development shall be reserved as
open space. All open space, including public and private, shall be
substantially consistent with Exhibit B-1 and shall be distributed as follows:
a. Private Open Space: 11.5 acres minimum
b. Public Open Space (parkland): 3.0 acres minimum
c. Water Areas: 4.6 acres
2. Private open space amenities shall, at a minimum, include the following:
a. Gate house —The gatehouse shall be constructed and completed by
the developer. The gatehouse design shall be consistent with the
design shown in Exhibit B-1. The gate house shall be constructed
not later than the final acceptance of public improvements for the
development. However, the gate house may be constructed and
occupied prior to the final acceptance of public improvements as
further detailed in the required development agreement.
D. Parkland Dedication—Parkland dedication as proposed by the developer in Exhibit
B-1 is hereby approved subject to the following conditions:
1. Parkland dedication shall be consistent with EXhibit B-1.
2. Maintenance responsibilities for the parkland shall be the responsibility of
the developer/HOA.
3. Details of amenities, and final locations of parking and trails shall be
consistent with Exhibit B-1 and shall require final approval as part of the
development agreement between the applicant/developer and the Town.
4. The gatehouse,including the property upon which the gatehouse is located,
shall be owned and maintained by the HOA.
E. Water Features —Water features are a key component of the development, making
this a "Water Themed" development as called for in the Town's Comprehensive
Plan. Water features shall be constructed by the developer as part of the required
public improvements. Said features shall be located and designed as shown and
described on Exhibit B-1 and shall be maintained by the homeowners association.
Section 4—Fencing
A. The perimeter of the development, not including the publicly owned areas, along
Aspen Lane, Pearson Lane and the southern boundary of the development shall
Ordinance 882
Page 10 of 12
contain decorative iron fencing located in a manner substantially consistent with
the Concept/Development Plan (EXhibit B-1) and which preserves the sense of
"open ground plane" as described in the Town's Comprehensive Plan by the use of
decorative iron fencing with masonry columns. Brick is not a permitted material.
Masonry wall sections shall be permitted as depicted in Exhibit B-1 for the purpose
of providing aesthetic accents, privacy, and/or shield undesirable vehicle light
transmission as determined in the master landscape plan.
C. Individual property fences shall be minimalized in order to preserve the open
ground plane and permitted for privacy needs, screening, and/or dog runs in ways
that are consistent with HOA guidelines which must prevent isolation of the "lot"
from the general ground plane. Individual lot fencing materials shall be established
in the required architectural design guidelines.
Section 5 — Streets, sidewalks/trails, parking and access
A. Streets—A Specific Use Permit (SUP) is hereby granted for all community streets
within PD7, which shall be private and constructed to Town standards. Street
lighting shall be located at all corners and intersections. Lights shall be low
pedestal type fixtures that comply with Town standards and Comprehensive Plan
recommendations as well as follow the Town's low intensity lighting standards.
B. Trails—An internal trail/sidewalk system shall be constructed and shall connect to
the public trail system at access-controlled locations. The finallocation and details
of the internal trail system shall be included with the required landscape plan. The
public trail shall comply with all Town requirements and shall be generally located
as shown in concept/development plan and shall be constructed by the developer as
part of the required public improvements. Trail amenities shall at a minimum
include the amenities proposed by the developer.
C. Parking—Adequate guest parking, trailhead and park parking, and parking for the
proposed private amenities shall be shown on the master landscape plan with
maintenance responsibilities borne by the homeowner's association as described in
the required development agreement.
E. Access— Street access to the development from Pearson Lane shall require written
final approval from the City of Keller.
F. Cluster mailboxes —Prior to installation, the final design, location and size of any
cluster mailboxes as required by the United States Postal Service shall be submitted
to the Town Manager or designee for review. Upon review, the Town Manager or
designee may approve or deny said design, location and size. If denied, the
developer may appeal the decision of the Town Manager or designee to the Town
Council provided the written appeal is received not later than 30 days from the
formal notice of denial.
Ordinance 882
Page ll of 12
G. Prior to the final acceptance of public improvements, the developer shall install
intersection illumination improvements to the intersection of Aspen Lane and
Pearson Lane such that the nighttime visibility of the intersection is improved. Said
illumination improvements shall be detailed as part of the development agreement
and shall require the final approval of the town manager or designee.
Section 6—Utilities, Drainage and Grading
A. Public Utilities — Water and sewer service shall be provided by the Town of
Westlake to this development. The developer shall, at their cost, construct all
necessary water and sewer system improvements per Town standards and shall
secure any necessary easements.
B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout
the subdivision as required by Town ordinances. The Duct Bank shall be located
within a utility easement,the final details of which shall be determined by the Town
Manager or designee. The home builder shall tie into the Duct Bank prior to the
Final Inspection for the home.
C. Stormwater— Stormwater facilities shall be installed by the developer and employ
facilities that are recommended by the comprehensive plan. Final location and
design of said facilities shall require the final approval of the Town Manager or
designee.
D. Lot Grading—Grading and disturbance of land by the developer shall be restricted
to areas necessary to construct streets, public infrastructure, development
amenities, and approved water features. The pre-grading of individual residential
lots by the developer for the purpose of creating a residential pad is hereby
prohibited.
Section 7—Public Art and Town Entry Marker/Monument
A. As part of the development agreement noted above, the developer agrees to submit
a public art plan shall be approved by the Town Manager or designee and that
generally conforms to the public art provisions contained in Exhibit B-3 as
proposed by the developer. A Town of Westlake entry marker or monument shall
be included in this plan.
SUMMARY OF EXHIBITS:
Exhibit B-1 —Concept/Development Plan
Ordinance 882
Page 12 of 12
SPENCER RANCH
PROPOSED CONCEPT/DEVELOPMENT PLAN
TOWN OF WESTLAKE
MAY 2019
This document is intended to be a summary of the key development terms and principles
proposed for the new PD of the Spencer Ranch development, an approximately 38-acre parcel
of land located at the southeast corner of North Pearson Lane and Aspen Lane in Westlake
Texas. The property extends eastward to the Vaquero golf course property and southward to
the border of the City of Keller.
Further, this document details how a single source deliver system will mana�e both the
developing and the homebuilding entities ensuring exceptional and consistent quali . from
inception to completion. This allows a single entity to remain focused on complying with the
various visions, aspects and intentions of the Westlake Comprehensive Plan.
Copyright O 2019 By Waterside Land Co, LLC
Ordinance 882
SPENCER RANCH
GENERAL INFORMATION
UNIpUE DELIVERY SYSTEM
A Single Company Manages both the Developing and the Home Building:
Waterside Properties, LLC is a 30+ year Homebuilding company and will oversee all
home construction in Spencer Ranch.
The Waterside Family of Companies was founded March 19, 1984 in the State
of Texas. The Company has been building homes for over 30 years. The
development company was founded in 2017 to establish unique, high-value
communities with a commitment to environmental ethics and social design that
ultimately improve the inhabitants' well-being. The Waterside Family of
Companies has common ownership in the State of Texas.
Waterside Land Co, LLC (www.watersidecompanies.com)
Waterside Land Co, LLC is a boutique development arm of the Waterside family
of companies and will oversee the land development of Spencer Ranch.
Waterside Properties, LLC(www.watersidecom�anies.com)
Waterside has created a "UNIQUE DELIVERY SYSTEM"
SINGLE SOURCE PROJECT IMPLEMENTATION: In order for Westlake to sustain resistance
to assimilation by the encroaching fabric of surrounding communities, Westlake must
develop a place for a project delivery system that is not the same as those surrounding
communities. At present, the dominant delivery system is land development driven, wherein
there is a Land Developer who sells buildable lots to a Home Builder who then brings in their
own design services and their own resident client. As a result, there is a "sameness"to the
products created which are often hard to distinguish from the surrounding submarkets.
Westlake needs a Single Source Project Implementation System (Company) that controls
both the Lot Developer and the Home Building entities who will not only oversee developing
the land...but...also, oversee the building of the houses on that land and thereby be in a
position to create a truly unusual, lifestyle product that has exceptional and consistent
up alitv. With "skin in the game"from the outset, there is an unusual motivation to maintain
quality design and construction as the ultimate return for the community. The builder's
vision is the same as the developer's vision and the ability to bring land development and
home construction together in a distinguished way is more possible. Therefore, Waterside
assures the Town that a sinqle company "Waterside Properties, LLC."is fully committed to
directly oversee both aspects of this proiect(both land development companv and the home
buildinp company) with the terms and conditions of that commitment, addressing
unforeseen events, to be worked out in a development agreement with theTown.
Page 2 of 32
Ordinance 882
UNIQUE COIVIMUNITY
Waterside's creation of Spencer Ranch is an extraordinarily unique high-quality community
committed to the various visions, aspects and intentions of the Westlake Com�rehensive Plan
as outlined below.
Spencer Ranch Community:
Our goal is to bring a sense of place to new communities through a well thought-out
"reverse design process," using the natural fabric of the land and incorporating a
wellness component that encourages best in class use of space. Hearkening back to
centuries-old traditions of living on the land, we carefully study the terrain and craft
landscape-appropriate homes that speak to the surrounding property. We follow a
nonconformist method of designing and virtually building homes on the land before
plotting streets, or placing the elements — lakes, creeks and pastoral swaths — ahead of
development. This mindful approach interweaves the home design with the fabric of the
land, blending indoors with outdoors for a more organic approach. The result is
beautifully harmonious and healthy places in which to live and raise families.
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"Spencer Ranch as seen from Pearson Ln"
Page 3 of 32
Ordinance 882
With over 30 years' experience in fine homebuilding, we know how to see it before we
see it and how to design and build quality. "We are creating a unique and healthy style
of living in Spencer Ranch, with a level of quality amenities that is really unmatched
anywhere and, that contains housing that, we feel, can be sustained for a hundred
years," says founder Paul Pastore. Waterside offers full Lock-N-LeaveTM services
through their sister company Waterside Home Maintenance Concierge (HMC), with
on-site security and a maintenance team. The residence of Spencer Ranch will enjoy a
well-conceived, rich in quality neighborhood that allows for a high-quality secure
maintenance free living environment.
�_ TCU1N OF WESTLRiCE__J i\ _ J�^ TOI11N OF WESTLAKE��__ _
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5pencer Ranch Gonce pt /Development Plan _ _ _ SCA�E:,•=sa-o
- - DATE:MftiY 2099
"Spencer Ranch 38 Homesite Concept/Development Plan"
Page 4 of 32
Ordinance 882
The property will be secured with various types of fencing along the perimeter and a
secured gated entry and exit. This highly amenitized, healthy lifestyle community
contains "multiple clusters" of housing, built around a central body of water. The
community's delivery of diversity of housing establishes a 3,000-square foot minimum
home size, all with common core attributes of timeless architectural design coupled with
high-quality, low-maintenance and energy-efficient homes that are finished out with
best-in-class luxury-level interiors. The community is designed to encourage inhabitant
interaction, promoting pedestrian mobility by bringing the homes and courtyards closer
to the roadways, and by providing an internal aerobic trail and several large lakes that
connect the open spaces and a tree preserve area.
Spencer Ranch SummarX May 2019
• Approximately 38 acres
• 38 Clustered Homesites
• Water Themed Community
• Single Source Delivery System
• 100% Compliance with Westlake Comp Plan
• All Single Family Detached High Quality Homes
• Approximately 50% Open Space
• Approximately 3.0 Acres Dedicated to Permanent View Shed Corridor along
Pearson Ln
• 3 Lakes
• Low Maintenance-Lock-N-Leave Community
• High Security Gated Community
Page 5 of 32
Ordinance 882
WESTLAKE COMP PLAN COMPLIANCE
Waterside's creation of Spencer Ranch is an extraordinarily unique high-quality community
committed to the various visions, aspects and intentions of the Westlake Comprehensive Plan
as outlined below.
COMP PLAN Page 71
Waterside has created a development that will "LIMIT GRADING"
"GRADING LIMITATIONS:Spencer Ranch is located in the "Midlands"Ecological Region of Westlake
(Pg. 71 of the Comprehensive PlanJ. The Comp Plan requires measures be taken by any developer to
limit impacts on the ground plane which promote erosion. This includes limitations on grading.
Therefore, Waterside is committed to limitations on grading by allowing only that grading as is
necessary to construct streets, infrastructure, development amenities, and individual home clusters.
Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create
lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can
be viewed as extensions of the home."
COMP PLAN Page 74
Waterside has created a development that will "RESTORE THE NATURAL MOSAIC"
"RESTORATION OF THE NATURAL MOSAIC:Page 74 of the Comp Plan calls for "contextualization".
The Comp Plan states: "Contextualization, which grows from a commitment to landscape integrity
is what helps to preserve the property values sustained in Westlake. It is therefore important that
the plan creates mechanisms to continue the commitment to landscape integrity, not only to
preserve the pastoral landscape of the Town, but to also preserve property values. In this sense,
landscape integrity needs to guide the development-related considerations of the Comprehensive
Plan." Landscape Integrity is defined, in the same section, as "development that has been
contextualized to fit within the natural landscape..." Therefore, Waterside will use the landscape
opportunities presented by open space, defining clusters, to restore the natural mosaic in such a way
that the Comp Plan's call for "contextualization" is achieved. Therefore, Waterside will use the
landscape opportunities presented bV open space, defininp development clusters, to restore the
natural mosaic in such a way that the Comp Plan's call for "contextualization"is achieved. This will
require a considerable commitment to landscape materials and native species employed in a
manner consistent with the Concept/DevelopmentPlan."
Page 6 of 32
Ordinance 882
COMP PLAN Page 83-88
Waterside has created a development that is a "WATER THEMED COMMUNITY"
"WATER THEMED DEVELOPMENT:Page 83-88 of the Comprehensive Plan places the development
tract in a steeper topographic setting (not the steepest)and recommends that this location is
appropriate for"water related"development.Pape 88 of the Comprehensive states that"additional
measures other than density may be suitable for preservation of the hillside and viewshed". Those
other measures include limitations on grading(described above)and "water related"development
that includes multiple water amenities. Therefore, Waterside is presenting a development design
that employs water as a major component of the project...such water will be used to mitigate erosion
and stabilize the grade condition.
COMP PLAN Page 159
Waterside has created a "CLUSTERED" development
"CLUSTER DEVELOPMENT: The Land Use Plan section of the Comp Plan (page 159) states that
"smaller lots could be compatible with this character ldistrictl if such lots are CLUSTERED AND
SURROUNDED WITH OPEN SPACE...". Waterside is presenting a "cluster development',
Concept/Development Plan in which the "clusters"are surrounded with open space. To accomplish
this in a manner consistent with the other requirements of the Comp Plan, Waterside will use the
water theme element as an aspect of the open space defining the required development clusters as
illustrated on the Concept/Development Plan."
...However, smaller lot sizes could be compatible with this character in such lots as clustered and
surrounded with open space so that the gross density remains one dwellinq unit per acre. The sense
of open land is more essential than lot size. The Pastoral Community is predominantly residential
with some institutional uses and office campus uses where the FAR is 1:1 or less. Informal lot
landscaping replaces rigid street landscaping, giving more visual presence to the natural ground
plane than the roadway. Preservation of current home values is key to future residential
development.
Page 7 of 32
Ordinance 882
Waterside has created a development that contains an "EQUIVALENT LOT DENSITY" in
conformance with the Westlake Comprehensive Plan.
"DENSITY: Page 159 of the Comprehensive Plan states, "smaller lots could be compatible with this
character district if such lots are clustered and surrounded with open space so that the pross densitv
remains one dwellinp unit per acre". The text immediately followinq that statement further states,
"the sense of open land is more important than lot size". The second statement offers a qualifier to
the application of the first statement, suggesting that density equivalent to 1 unit per gross acre is
desirable...if...the sense of open land is enhanced. To accomplish this, Waterside has limited the
plate square footage of development to a total square footage that does not exceed the "gross"
plate square footage of development at 1 unit per acre. We call this an "Equivalent Density"which
is expressed in a more open landscape, a landscape where open space dominates and the expression
of lot lines in the form of property line fences is discouraged. This fulfills the vision of the
Comprehensive Plan.
The unifying matrix of open land that defines the cluster development of Waterside prevents
confusion with densities more typical of other Character Districts. Therefore, Waterside commits to
a density that is equivalent to the developed density of 1 unit per acre and a total number of lots not
exceedinp 1.O lot(s) per acre; which Waterside views as necessary to achieve ALL other visions of
the Comp Plan,as they are applicable to this site and specified in this application forSpencer Ranch."
Waterside has created a development that respects "OPEN LAND & UNINTERRUPTED
GROUND PLANE"
"OPEN LAND, UNINTERRUPTED GROUND PLANE, AND ELIMINATION OF OPAQUE FENCING
(EXCEPT FOR SPECIFIC FUNCTIONAL PURPOSES):Pape 159 of the Comp Plan states that "the sense
of open land is more essential than lot size". Also, it is an intent of the Pastoral Character District
that "homes are sited in ways responsive to features of the lot, instead of the street." Page 159 also
states, "the overall character is one of a dominant landscape and houses arrayed within it". Adding
to this emphasis on land,page 202 of the Comp Plan states that"articulation of neighborhood edges
can subdivide the ground plane with opaque walls and other hard division, which begin to
suburbanize the rural landscape". Later, on that same page it states, "open spaces are meant to be
remnants of the historic rural landscape and serve as seams that bind the commercial and residential
uses together...therefore, porous edges are more preferred than barrier edges". It is clear that the
Comp Plan seeks to preserve the sense of uninterrupted ground plane in the Pastoral Character
District. Consequently, Waterside will provide means of defining edges (development and property
fencingJ that preserves the uninterrupted ground plane (as much as possibleJ in a way that
remembers the historic rural fabric. Neighborhood definition will be transparent, not a solid barrier.
Property fencing will be limited, with certain concessions to privacy needs, screening, and dog runs
accommodated in ways that do not result in isolating the entire lot from the general ground plane
as shown on the Concept/Development Plan."
Page 8 of 32
Ordinance 882
COMP PLAN Page 166
"CONCL USION"
This land use plan seeks to further the goals and aspirations for the citizens of Westlake as
presented in the public planning workshops. Therefore, this land use plan builds upon the
recopnition that market conditions in 2014 are siqnificantly different than market conditions in
1992 and that such chanpe of condition will likely motivate owners of undeveloped propertv to
seek aupmentation of their current zoninp ordinance. Therefore, this land use plan is meant to be a
quide in discussions when considerinq such repuests by seeking to identify pathways to a positive
response that does not further burden the Town with additional traffic and/or facilities demand.
COMP PLAN Page 193
Waterside has created a development that respects "PUBLIC OPEN SPACE & RURAL
LANDSCAPE PRESERVATION"
"PUBLIC OPEN SPACE/RURAL LANDSCAPE PRESERVATION: Page 193 of the Comp Plan describes
Rural Ranch Landscape (a type of Open Space recommended for the Pastoral Character ZoneJ as
places "where residential development may move to preserve some aspect of the rural heritage". In
the Urban Design Structure portion of the Comp Plan states that"open space edges are meant to be
remnants of the historic rural landscape..." Clearly, the Comp Plan is seeking to find opportunities
for preservation of the rural heritage of Westlake in the creation of open space. Spencer Ranch
contains a water feature that remains from earlier days (likely a ranch stock pondJ. Therefore,
Waterside will take measures to include portions of this water body in a usable open space that can
fulfill the Comp Plan call for rural landscape preservation."
COMP PLAN Page 267-279
"DIVERSIFICATION OF HOUSING"
The Housing Plan component of the Comp Plan stresses the need for "life style"offerings to
accompany housing options for other high-end markets. These projects, which diversify the
housing offerings more typical of Westlake are needed to attract younger buyers, meet future
housing needs of an aging population, and mitiqate value encroachment.
1) Preservation of values
2) Diversify the higher-income market to attract youngbuyer
3) Meet the future housing needs of an aging population
4) Mitigate value encroachment
Page 9 of 32
Ordinance 882
LANDSCAPING
Spencer Ranch will approach the total landscaping effort as one cohesive and
comprehensive unit for the entire tract of land. The landscaping design will
incorporate the vision of the entire tract using all aspects of the terrain, thus
creating the "natural mosaic" the town prefers. Although installed in individual
increments as each home is completed, the Spencer Ranch vision is to create an
overlay of a full and comprehensive landscape plan that embodies the entire
parcel of land and raises the standards in Westlake and is not prejudice to any
one dwelling.
Landscaping will encompass many aspects for the development, conceptually
and physically and will be implemented in phases;
a. Park Land Dedication area-outside of the community fencing
b. Development infrastructure/streets;
c. Individual houses
The master landscape plan will include the following elements:
• The establishment of a "old Growth" tree preserve at the Fisher property
boundary. Establishing open space and meadows using various types,
sizes and species of trees and plant material.
• Weaving natural features such as bald cypress trees in and around the
water system providing a more natural bank and greater complexity at the
edge definitions.
• A genuine effort will be made to save and protect old-growth trees.
• Care will be given to how the landscaping and streets interact giving
careful attention to the development of"social space" as it relates to this
aspect.
• Tree Miti atg ion: Trees located in roadways, lakes and utility main
locations as shown on the preliminary plat and civil construction plans
are hereby exempt from the mitigation requirements of the Code of
Ordinances.
Landscape architect: TBD
Page 10 of 32
Ordinance 882
UNIQUE AMENITIES
Spencer Ranch Community Amenities:
Spencer Ranch is located in a very unique setting, experiencing incredible
sunsets, golf course view, lake side settings, serene high-quality lifestyle.
Spencer Ranch has rolling topography, 38 High Quality homesites grouped in
clusters surrounded by an abundance of open space and limited fencing.
Spencer Ranch will have a well-positioned high qualitv "statement" gate house
that does not yield to nei hborin� communities.
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"The Gate House at Spencer Ranch"
The gate house/sales center will be constructed on the property in the general
location as shown on the Concept/Development Plan, the building (above) will
have the similar architecture as the homes in Spencer Ranch. Since the gate
house/sales center is the key feature to the early progress of the development and
it has direct access to utilities and Pearson Ln, the developer is requesting to be
allowed to submit building plans and start construction of the gate house/sales
center structure within 30 days of Town approval of the concept development
plan and following the normal building permit application process.
Page 11 of 32
Ordinance 882
Spencer Ranch has a single entity controlling the development and home building
including complete landscaping and professional construction management before
during and after completion of the entire project.
Project Amenities:
✓ Unique geographic location on the "ed�e" of the Town in a
submarket
✓ Unique setting with rolling topography
✓ Dramatic western sunset views
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"Actual Western View fro�n Spencer Ranch"
✓ Great golf course views
✓ Multiple water features with direct lake views
✓ O�en S�ace a�proximately 50% of the develo�ment
✓ One single Westlake neighbor
✓ Privacy from commercial developments and highways
✓ Boat dock/fishing pier/pump house on the main lake
✓ Unique Landscape delivery
❑ high quality purpose driven landscaping plan as viewed
from a total neighborhood vision
Page 12 of 32
Ordinance 882
✓ Pastoral street scape with parkway drives
✓ High quality concrete streets and curb system
✓ Enhanced street paving that is consistent with ALL home
driveways
✓ Well positioned, High Quality "this is Westlake"statement gate
house
✓ Well positioned, High Quality "this is Westlake"statement entry
fountain and gates
✓ High quality fencing
✓ Limited internal lot fencing
✓ Limited lot grading-preserving the natural ground plain
✓ Houses built in clusters (11 or less) surrounded by open space
✓ Permanent Parkland view corridor at Pearson Ln (120'setback)
✓ Town trail system at Pearson Ln
✓ Off street parking at each home
✓ No overnight street parking
✓ Public parking for trail head and historical marker
✓ Westlake monument signage at the southwest entry to Town
✓ Permanent tree preserve for old growth trees protecting our only
Westlake neighbor and preserving old growth trees
✓ High Quality architectural designs by licensed architect
✓ High Quality home construction
✓ Single source entity controlling both the developer & home builder
✓ Single source sub-contractor base!
✓ Professional site management plan to be
� Implemented during the land development and through
completion of construction that clearly shows how Westlake
operates differently!
✓ Debris control plan &management
✓ Material storage control plan &management
✓ Sanitary station (port-o-let) control plan &management
✓ Construction staging and parking plan &management
✓ On site access control for all construction traffic
✓ On site professional project managers
✓ On site home maintenance concierge
✓ On site lock-n-leave
✓ On site "State of the art" security
✓ Drone landing pad
✓ On site package delivery management
✓ Designated Public Art location
✓ Preservation of the Buck E King historical marker
Page 13 of 32
Ordinance 882
Community Fencing:
Spencer Ranch will have a completely secure perimeter with contiguous fencing of
various approved types:
Perimeter fencing for the development shall be the following:
� Spencer Ranch property with the immediate border of Pearson Ln &
Aspen Ln(west&north) shall have decorative iron fencing(similar to the
diagram below) that generally parallels Public streets as illustrated on the
Concept/Development Plan. Decorative iron fencing with masonry
columns and masonry wall sections strategically placed as determined
appropriate to provide aesthetic accents, privacy, and/or shield
undesirable vehicle light transmission as determined by the Developer's
Landscape Architect.
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"Fence Concepts and the entYy Fountain at Spencer Ranch"
Page 14 of 32
Ordinance 882
In addition to the above fence types, the following fence types are allowed at Spencer Ranch:
❑ Existing fencing from neighboring properties
❑ Iron fencing similar to existing fencing
❑ Masonry fencing with finished consistent with the homes in the
development
Fences on individual lot property lines are generally discouraged, however they may be
approved by the ARB in addition to the following:
a. Dog runs
b. Swimming pool safety
c. Privacy for internal courtyards
d. Screening from neighbors
Gate Materials:
❑ Wood with frame members measuring a minimum of 1.5 inches thick
and infill planks measuring a minimum of 1.5 inches thick.
• Iron gates with the frame measuring a minimum of 1.5 inches square
with pickets of at least 3/4 in. square with welded connections. Such
fences may be made of solid stock or thick wall tubular steel(sufficient
thickness to not burn through when welded but no thinner than 3/32
inch)with any finials or other decorative detailing being made of solid
stock and welded to the fence construction.
Page 15 of 32
Ordinance 882
SPENCER RANCH LAND USE
PARKS AND OPEN SPACE
Open space:
The Westlake Comprehensive Plan and future land use plan do not show any
open-space requirements for the subject propert�
However, per the proposed Concept/Development Plan, Waterside is providing
ap�roximatel� 50% Open Space and dedicatin� the entire Pearson frontage
(approx. 4.5 acres) for a permanent view corridor to the Town of Westlake (the
numbers below are estimates onlv):
❑ 19.1 acres of total open space is being provided
❑ 11.5 acres of Private Open Space
❑ 3.0 acres of Public Open Space
❑ 4.6 acres of lakes
❑ This dedication includes a privately maintained and publicly owned/accessible
linear park along Pearson Lane, and a tree preserve area near the neighboring
property on Aspen Lane.
❑ This dedication also requires any houses that side to Pearson Ln be no closer
than 120 feet from Pearson Ln.
Parkland dedication:
Parkland dedication is required based on 1-acre of parkland for every 30 residences for
a total of 2.26 acres. The Concept/Development Plan shows approximately 4.5 acres
to be dedicated with the platting of this property. The parkland will be privately
maintained by the HOA but will be publicly accessible.
Special Areas:
Located at the Entrance to Spencer Ranch:
Spencer Ranch will have a public parking lot for visitors wishing to visit the Town of
Westlake Buck King historical site. Spencer Ranch will also have a Town Trail head tie
in and build a walking tail at the Pearson Ln frontage of the Spencer Ranch limits.
Page 16 of 32
Ordinance 882
Community Trails:
Spencer Ranch will contain an internal trail system and connect with the public system at
access-controlled locations. The trail system and the aerobic programs are being studied now
by Waterside and will be submitted with the landscape plan.
Public Art:
Waterside has a strong desire to support the arts in Westlake and will commit the
following to a Public Art Competition:
a. A competition site of a size to be determined, to place the art at Spencer
Ranch in the Public Open Space
b. A donation by Waterside of an amount to be determined will be
outlined in the Economic Development Agreement.
Page 17 of 32
Ordinance 882
STREETS, PARI�ING, SIDEWALKS AND TRAILS
Streets:
All community streets will be privately owned and maintained. They will be
constructed with mountable rolling curbs with enhanced finish locations as
shown on the Concept / Development plan.
Homes in Spencer Ranch will use the same material for all driveways as the street
enhancement materials.
Streetlights:
Streetlights will be located at corners and intersections. Light fixtures will be low-
pedestal-type fixtures that comply with Town ordinances and dark-sky design
guidelines.
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Page 18 of 32
Ordinance 882
Sidewalks:
There are no typical concrete sidewalks in the development, walking trails
(natural material) will be located throughout the development and will be
indicated by the Landscape Architect on the landscaping plans to be submitted
to the Town.
Trail systems:
An internal trail system and or streets will facilitate pedestrian mobility within
the community. The public trail system will be extended from Aspen Lane south
to the Town border on the Spencer Ranch property and be built to be consistent
in size and materials with the Town's trail from Aspen to Dove Rd.
Water:
Town of Westlake water system will connect to the development at two separate
locations to create a looped-system.
Sewer:
The project engineer has met with town staff and performed the necessary
calculations to determine that the public water and sewer systems can
accommodate the additional loads anticipated to be generated by the proposed
development and there are multiple access points available for connection to the
public systems.
Storm-water:
Combination of natural grassed swales, detention ponds, and reflecting pools,
connecting to the existing public street storm-water system.
Duct bank:
As required by Town ordinances, the developer will install a duct bank system
throughout the subdivision. Each home will be connected to the duct bank
system prior to the Certificate of Occupancy approval.
Page 19 of 32
Ordinance 882
LOT SPECIFICATIONS
Density &Lot Size:
Spencer Ranch will be a unique community of high-quality housing on smaller
maintenance free lots:
• 38 uniquely clustered home sites
The Developer/Builder are requesting the flexibility to adjust lot lines as home
building permits are submitted allowing homes to be custom tailored to each
site. Housing type, size, number of floors and the homeowner's desire for
larger or smaller footprints will impact lot size and configuration, and
ultimately the total number of lots to be built upon.
Minimum Lot Widths at Building Line:
All Home sites 70 feet
HOME / LOT SPECIFICATIONS
Svencer Ranch mav contain both one and two-story homes
Snencer Ranch contain ALL single familv detached housing
Home Pricing:
The diversity of housing orchestrated in "Cluster Zones" are projected to have
an initial sales price starting at $1,895,000.00
The preeminent mission of the Westlake Comprehensive Plan is the preservation of
values in Westlake. Being located in the Midlands Pastoral region of Westlake and in a
submarket that sits on the edge of the Westlake Town limits, Spencer Ranch creates a
high value and distinct entry point and a clear separation from surrounding markets.
Spencer Ranch fills a void in the Westlake housing market with its high value product
mix and will establish a barrier to prevent value degradation moving into Westlake from
lower price point markets. NEW HOME DEMAND SUMMARY: Startinp on Paqe 271 of the
Comprehensive Plan throuqh Pape 275 clearlv details the obiectives for developers and builders to
follow to satisfv the future needs in Westlake.
Page 20 of 32
Ordinance 882
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"Spencer Ranch Estate housing averaging 5,000 squaYe feet"
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1.�,�a}�r=��e L-�.,� Cn. LLC.
"Spencer Ranch Villa Housing averaging 4,000 square feet"
Page 21 of 32
Ordinance 882
Housing Type:
Spencer Ranch will have multiple housing offerings that can ranges in size as follows:
• South Side Villas
o from 3,500 sqft
• Parkway Estates
o from 4,000 sqft
• Golf Course Villas
o from 5,000 sqft
• Ridge View Estates
o from 5,000
• Meadows Villas
o From 4,500 sqft
The following is a guideline for the proposed housing types in the development. Given the
desire for lot size flexibility to accommodate buyers desires we have listed the specific
information below regarding lot and housing types, final details are yet to be determined.
1. All single-familv homes (except the Golf Villas belowl
a. Housing Type: Single Family Detached
b. Minimum Lot Size: 1,000 square feet
c. Minimum Lot Width at Building Line: 70 feet
d. Front Setback: 10 feet; or 5 feet�Z�where courtyards/motor courts are
provided
e. Side Setbacks: 0 feet
f. Rear Setback: 40 feet, or 0 feet abutting water features and/or open
space.
g. Minimum Unit Size: 3,000 square feet
h. Maximum Height: 35 feet from finished floor to the mid-point of the
span of the highest roof pitch.
Page 22 of 32
Ordinance 882
2. Golf Course Villas Housing Type: Single Family Detached
a. Minimum Lot Size: 1,000 square feet
b. Minimum Lot Width at Building Line: 70 feet
c. Front Setback: 10 feet; or 5 feet�Z�for side facing garages, courtyards and
accessory structures not utilized for storage.
d. Side Setbacks: 0 feet
e. Rear Setback: 40 feet
f. Minimum Unit Size: 3,000 square feet
g. Maximum Height: Per diagram below:
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"Spencer Ranch Golf Villa Housing averaging 5,000 square feet"
(viewed from the Vaquero Golf Course)
Waterside and Vaquero Club are working together on common border landscaping.
Page 23 of 32
Ordinance 882
Building Setbacks (in feet): Front Rear�'� Sides���
All single-family 10 ��� 25 �3��4� 0
(1)When backing or siding to Aspen Lane, there shall be a 40-foot minimum setback.
(2) Garages, Casitas or bathrooms, stairs or elevators-not contiguous to the main living
footage, courtyards, and accessory structures may encroach up to 5 feet into the
required front yard setback.
(3)When abutting an open space or water feature, no setback is required.
(4) When backing to Vaquero Golf Course setback should follow the diagram below
including a maximum total building height:
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C.A. NEL50N GROUP iLC.
ARCHITECTIJRE INT[k10R5 CREATIV[$C�L�rlc]fJ5-5220 SPRING V/+LI.EY RD_SUITE 210�ALLAS,TX 75230 972-248-1905 pATE�
"Golf Villa Height Diagram"
Page 24 of 32
Ordinance 882
Spencer Ranch Development Setbacks (in feet from property line):
Setbacks are applicable to the main structure of any home built in Spencer Ranch:
Pearson Ln (west) 120 feet
Aspen Ln (north) 40 feet
Vaquero (east) 40 feet
South (south) 40 feet
Page 25 of 32
Ordinance 882
Housing:
Minimum Size:
The minimum size of a residence shall be 3,000 square feet.
Massing:
Massing will vary by housing type. Great attention will be given to achieving
horizontal and vertical articulation within individual structures and/or within
groups of structures, so as to avoid the uniform massing and alignment found in
typical suburban subdivisions.
Building Height:
Because of the potential for lower-pitched roofs with the chosen architectural
style, smaller footprints of clustered homes, and respecting the natural terrain in
the development with terrain absorption within the foundations of each house,
we are requesting a maximum building height be measured from the top of the
foundation for all building sites and as indicated for each home type in the
development as outlined in this document.
This allows the architectural aspect to create a rolling fabric of houses not
restricted to the typical cookie-cutter guidelines.
Garages/Parking:
All homes shall have a minimum of FOUR spaces for off street auto parkin��in
anX configuration but must have a minimum of TWO enclosed parkin� spaces
and TWO additional off-street parkin�spaces. Garage doors shall be made of
sectional wood or be wood clad. Garage doors shall be recessed a minimum of
(8)eight inches(nominal)from the plane of the adjacent wall. Front facing garage
doors are allowed if located further back on the lot than the side-facing garage
portion and are in a motor court setting.
Roofs:
Roofing materials facing the weather shall be of high and enduring quality.
Permitted roof materials include:
a. High quality clay or concrete tile (with a thickness similar to
clay). (Acceptable styles and colors to be detailed in the Spencer
Ranch Design Guidelines document)
b. Metal: Traditional standing seam with standing folded and
soldered seams. Allowed for porches and architectural features
only. (Acceptable styles and colors to be detailed in the Spencer
Ranch Design Guidelines document)
c. Flat or low-pitched roofing that is 2:12 pitch or less may be of
any code approved material.
Page 26 of 32
Ordinance 882
Windows:
Orientation of all windows at Spencer Ranch will follow the Town's Building
Quality Manual section; Standard 3.10: Openings. Spencer Ranch will allow the
following windows and doors providing they are of high quality and comply with
the Spencer Ranch Building Guidelines:
a. High quality wood windows and doors with metal clad exteriors
and minimum glazing with Cardina1366 insulated glass or equal.
b. High quality iron windows and doors and minimum glazing with
Cardinal 366 insulated glass or equal.
Exterior walls:
Exterior walls shall be 80 percent masonry as required for all Residential Districts
by the Code of Ordinances. Exterior walls shall have horizontal and vertical
articulation or architectural delineation on all elevations.
Exterior lighting:
All exterior lighting shall be subdued, indirect and comply with town ordinances,
as well as follow "dark-sky" design guidelines.
Page 27 of 32
Ordinance 882
pUALITY CONSTRUCTION INTENT
The intent of Waterside's submittal, to create a community of clustered high-
quality homes on smaller low-maintenance lots, to provide the "diversity of
housing types" that the Comprehensive Plan states is needed within the Town
of Westlake. This new proposed PD District will contain development
standards that are intended to guide design and construction of the high-quality
homes within the new PD District to be equal to or exceed the current level of
quality of construction and finish-out as that found in the best of the larger
estate homes that currently exist in the Town of Westlake.
This new PD contains language that references:
• An Architectural Review Board(ARB)
• Spencer Ranch Building Guidelines
• Town of Westlake Building Quality Manual
It is the intent of this new PD to use these documents, as a�proved b.��
Town. The ARB shall assure compliance with all architectural standards and
may not change the documents so as to cause a change in permittable
architectural style without the Town Managers prior approval. The ARB
shall a�prove all plan submittals prior to them being submitted to the Town
for permitting. The Town still has authority to enforce Town of Westlake
ordinances and the Building Quality Manual.
Waterside has created a development that incorporates the Town's `BUILDING QUALITY
MANUAL"
"INCORPORATION OF THE TOWN'S BUILDING QUALITY MANUAL: The Town has, in no uncertain
terms, made a statement as to its expectations for the future quality of its built fabric in the recently
adopted Building Quality Manual. Therefore, Waterside will adopt Westlake's Building Quality
manual as part of the Spencer Ranch Design Guidelines."
Page 28 of 32
Ordinance 882
COMMUNITY ASSOCIATION& DESIGN CONTROL
Homeowners Association:
The community will be governed by a to-be-established Homeowners
Association (HOA) that will be responsible for the common area maintenance,
private street maintenance, and enforcing the design guidelines for the
community.
Design Guidelines:
A detailed design guideline document is being prepared specifically for Spencer
Ranch. The Spencer Ranch design guideline document will clearly detail design
and building guidelines specific to Spencer Ranch and will also -incorporate the
Town of Westlake's Building Quality Manual into its architectural standards.
Design enforcement will be performed by the ARB which will include a licensed
Architect as a required member. The Town will assure compliance with the all
Town Ordinances.
Architectural Design:
At Spencer Ranch, The Developer/Builder will employ 360-degree architecture
when designing each residential product within the development. The
open/urban beauty of the development drives this design and building practice.
In this practice, full consideration is given to every building elevation and every
roof plane of each structure during the design process. The intent is to ensure
delivery of aesthetically pleasing architectural features as viewed from all parts
of the development, and not create a distinct and determinable hierarchy between
major and minor elevations. Waterside will reduce the visual impact of all
exterior mechanical elements.
Spencer Ranch requires all building plans submitted be done by a Licensed
Architect.
Architectural Review:
An Architectural Review Board (ARB) will be established through the
HOA/declarant that has approval authority over the house quality of design and
construction of all homes and additions. The ARB will be charged to ensure that
the Building Guidelines of Spencer Ranch and the included Westlake Building
Quality Manual provisions, are strictly followed. The Conditions, Covenants,
and Restrictions will establish the required makeup of the ARB which will
include a licensed Architect as a required member.
Page 29 of 32
Ordinance 882
Waterside has created a development that rec�uires "LICENSED ARCHITECTS"
"LICENSED ARCHITECT PROVISION OF PLANS THAT INCLUDE EXTERIOR DETAILS NECESSARY TO
EXPLAIN ALL FEATURES OF CONSTRUCTION TO THE BUILDING TRADES:Much of the home designs
built in Westlake, Southlake, Trophy Club, and Keller are done by "Building Designers"instead of a
Licensed Architect. The plan sets produced by this means of production are very basic, leaving much
of what is finally seen from the street, in the hands of a tradesman who may, or may not, have
sufficient background to execute an outcome consistent with the design intent or the particular style
represented by the "designer's" drawings. Continued over time, this will ultimately weaken the
distinctiveness of Westlake. Therefore, Waterside commits to have all building plans prepared by a
Licensed Architect and that plan sets prepared by this architect will contain sufficient details to fully
explain the exterior construction to a competentcontractor/tradesperson."
Waterside has contracted with C.A. Nelson Architecture Group to serve as the sole licensed
architect for the entire project. Clay Nelson(Principal)will also serve on the ARB.
Page 30 of 32
Ordinance 882
LIFESTYLE COMMUNITY WITH MAINTENANCE FREE LIVING
� ,
WATERSI DE
_ � . � F�-�, ii. �[-.W��,_ :t-� � � . _�_-����.
Waterside Home Maintenance Concierge provides a"World Class" level of service to its clients
that is not offered in the marketplace. We strive to exceed all expectations of a Concierge
Maintenance service by preprogramming maintenance and anticipating our client's needs.
Waterside's Home Maintenance Concierge Service will provide its full complement of services
to the Spencer Ranch community and manage all aspects for the community services with it's
on site personnel.
The service creates "One Point of Contact" for our clients and provides them with a trusted
advisor so they can live a maintenance free lifestyle!
Waterside also offers our exclusive Lock—N— Leave service creating worry free travel!
The service platform that Waterside HMC offers to its clients include some of the following:
• Fully managed property maintenance services
• Lock-N-Leave service year round
• Quarterly 110point maintenance checks
• Monthly 20point maintenance checks
• 24/7 Emergency Service Response
� Single point of contact
• Preventative maintenance service and checks on all equipment
• Complete supervision of any additional work completed at the house
• Additional Boutique services available (window cleaning, power washing,etc...)
• Vetted Preferred Contractor used for any and all work
• Quality craftsmanship and industry knowledge
Page 31 of 32
Ordinance 882
CONSTRUCTION SITE MANAGEMENT
Debris:
All construction debris from all construction sites within the development will be
contained in a central location. The location will be enclosed with temporary
wood fencing, or chain-link fencing with screening material attached, as to not
be directly visible from any street. Contractors will be required to contain debris
daily and/or transport to the containment site.
Soil:
All construction spoils or natural soil moved from all construction sites within
the development will be stored in a designated location(s) that will be enclosed
by proper silt fencing and/or other erosion control measures as needed.
Documentation:
All town and construction documentation, including but not limited to building
permits, inspection reports, geotechnical studies and building plans, will be
located on-site in the construction offices of the developer/builder with full
access granted to town building officials.
Sanitary Stations:
Multiple sanitary stations (port-o-let) will be located within the community in
close proximity to all construction sites. The stations will be screened from the
street frontage, either behind a 6-foot-high screening fence or with temporary
mock-ups built from materials similar to the materials used in the construction of
the homes. The mock-ups will contain three walls and a roof section hiding the
stations from the street view. Sanitary stations will be cleaned on a regular
schedule.
Material Storage:
Material storage will be located within a designated area(s) that will be screened
with fencing TBD.
Construction Parking:
Contractors will be allowed to park only in designated parking areas and on a
single side of the roadway near the construction site, but not adjacent to any
occupied dwellings. Contractors will be required to park in designated parking
areas only for weekend work after residents occupy the development.
end
Page 32 of 32
Ordinance 882
Town Cou nci I
Item # 6 — Executive
Session
EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
Town Cou nci I
Item # 7 — Reconvene
Council Meeting
Town Cou nci I
Item #8 — Necessary Action
NECESSARY ACTION
a. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
b. Section 551.087 Deliberation Regarding Economic Development Negotiations
(1) to discuss or deliberate regarding commercial or financial information that
the governmental body has received from a business prospect that the
governmental body seeks to have locate, stay, or expand in or near the territory
of the governmental body and with which the governmental body is conducting
economic development negotiations; or (2) to deliberate the offer of a financial
or other incentive to a business prospect described by Subdivision (1) for the
following:
- BRE Solana
- Waterside Land Company LLC
Town Cou nci I
Item # 9 — Future Agenda
Items
FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or
Council meeting, under "Future Agenda Item Requests", an agenda item for a future
Council meeting. The Council Member making the request will contact the Town Manager
with the requested item and the Town Manager will list it on the agenda. At the meeting,
the requesting Council Member will explain the item, the need for Council discussion of
the item, the item's relationship to the Council's strategic priorities, and the amount of
estimated staff time necessary to prepare for Council discussion. If the requesting Council
Member receives a second, the Town Manager will place the item on the Council agenda
calendar allowing for adequate time for staff preparation on the agenda item.
- None
Town Cou nci I
Item # 10 — Adjournment
Regular Session