HomeMy WebLinkAboutRes 13-25 Approving a Development Agreement for GranadaTOWN OF WESTLAKE
RESOLUTION 13-25
A RESOLUTION BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, APPROVING A DEVELOPMENT AGREEMENT WITH
MAGUIRE PARTNERS, L.P. RELATED TO THEIR DEVELOPMENT KNOWN AS
GRANADA IN WESTLAKE, TEXAS.
WHEREAS, the Town of Westlake is experiencing planned growth through the
attraction of economic development projects such as Fidelity Investments and Deloitte
University, residential developments such as Vaquero, Glenwyck Farms, Terra Bella, and
Granada which are consistent with the Town's Comprehensive Plan, as well as enrollment
growth at Westlake Academy, all of which contribute to demand for improvements to Westlake's
infrastructure and public buildings, and
WHEREAS, the Town of Westlake (Town) and Maguire Partners, L.P. (the Developer)
desire to entire enter into a partnership to continue this planned growth through a development
agreement which sets out responsibilities for the Developer as a part of their development known
as Granada (the zoning for which was approved in Ordinance 693 approved on February 25,
2013) regarding off-site costs, the need for which are created by the Granada development,
including Solana Boulevard improvements, traffic signals, contributions for Westlake Academy,
as well as maintenance of public and private open spaces/amenities in and adjacent to said
Granada development, and
WHEREAS, the Town has an economic development policy adopted by Resolution 06-
19 and has (per Resolution 13-09 approved on February 25, 2013) made commitments according
to certain terms and conditions in an economic development agreement approved under this
economic development policy for Town participation in FM 1938 Streetscape Improvements per
the Town's FM1938 Streetscape Plan adjacent to Granada; and
WHEREAS, the Town Council finds that the passage of this Resolution is in the best
interest of the citizens of Westlake.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: THAT, all matters stated in the Recitals hereinabove are found to be true
and correct and are incorporated herein by reference as if copied in their entirety.
SECTION 2: THAT, the Town Council of the Town of Westlake, Texas, hereby
approves the Development Agreement with the Developer attached hereto as Exhibit "A"; and
further authorizes the Town Manager to execute said agreement on behalf of the Town of
Westlake.
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
Resolution 13-25
Page 1 of 2
hereof and the Council hereby determines that it would have adopted this Resolution without the
invalid provision.
SECTION 4: That this resolution shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 17th DAY OF JUNE, 2013.
ATTEST: La • ra L. Wheat, Mayor
Kelly Edward Town Secretary homas E. Brymer, Tow anager
APPROVE ST RM:
OFW,vo
L. ton L n Attorney �n
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Resolution 13-25
Page 2 of 2
Approved by Town of Westlake Resolution No. 13-25
EXHIBIT A
CENTURION AMERICAN, INC.
DEVELOPMENT AND SUBDIVISION IMPROVEMENT AGREEMENT
Agreement between the Town of Westlake, Texas, (the "Town"), Maguire Partners -
Solana L.P. (the "Developer"), as sole owner and Developer of the property generally located on
the east side of FM 1938, south of Solana Blvd. and north of Dove Rd. shown on the Granada
Boundary Description and Map, Attachment "A", attached hereto and incorporated herein by
reference. This agreement concerns the development of a residential community approved on
February 25, 2013 by Ordinance No. 693 and Resolution No. 13-09 for Planning Area 1-3 ("PD
1-3" ), more commonly known as the "development" and provisions for the installation of certain
public improvements to support the development, easements and community facilities (the
"improvements") located therein; and for the assurance of completion and maintenance thereof.
This Agreement shall solely relate to the development of PD 1-3 as has been determined
by the submittal and approval of the Developer's Zoning and Site Plan approved February 25,
2013 by Ordinance No. 693 and Resolution No. 13-09.
SECTION 1: DEFINITIONS
In addition to the terms defined in the body of this Agreement, the following terms shall have the
definitions ascribed to them as follows:
Agreement shall mean this Development Agreement between the Town of Westlake and
Centurion American, Inc.
Affiliate shall mean all entities, incorporated or otherwise, under common control with,
controlled by or controlling the Developer. For purposes of this definition, "control" means fifty
percent (50%) or more of the ownership determined by either value or vote.
Custom Home shall mean a home that is built by a custom builder specifically designed
to meet custom specifications unique to each home.
Developer shall mean the Developer and/or its Affiliates or assigns.
Granada shall mean the single family detached residential development depicted on the
Granada Boundary Description and Map, Attachment "A", and described in Section 1.13,
consisting of 84 single family residential detached homes with a combined estimated minimum
value of $100,800,000 which are situated on lot sizes each with no less than 23,517 square feet
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and with average lot size of 30,425 square feet and having a gross density of approximately .91
du/ac.
Town means the Town of Westlake, Texas, and its officials assigned by the Town
Manager to review and approve submittals in accordance with the Town of Westlake Code of
Ordinances and published standards, restrictions, rules and regulations.
SECTION 2 GENERAL REQUIREMENTS FOR THE DEVELOPER
A. Completion Date of Development. The Developer covenants with the Town
that all required public improvements (infrastructure and common area
improvements) to be completed by the Developer hereunder, shall be completed
no later than five (5) years following the date of issuance of a notice to proceed
for Phase 1 and Phase 2 of the Development per the Preliminary Plan pages PP4
and PPS.
B. Completion of Agreement. This Agreement shall not be considered complete
until:
1. Record drawings for all streets and utilities including street lighting in
the development, certified by the Developer Engineer, are filed with
the Town Engineer and provided as follows:
b. Three (3) sets of record drawings,
c. One (1) set of mylars,
d. Digital record drawings with GIS spatial data and coordinates
compatible with the latest version of ArcView/ArcGIS
e. Digital record drawings compatible with the latest version of
AutoCAD.
2. The Developer has fulfilled the requirements as specified in Section
4.13, Agreement to Escrow, of this agreement.
3. The Town has issued a letter of acceptance and it has been filed as
described in Section 2.C, Covenant Running with Land, of this
agreement.
C. Covenant Running With the Land. The covenants contained herein shall run with
the land comprising the development and bind all successors, heirs and assignees
of the Developer until all the improvements are complete and the Town Engineer
provides a letter of acceptance of said improvements. At that time only the
maintenance and other continuing obligations continue to bind all successors,
heirs and assignees. In addition, this Agreement and the letter of acceptance for
the improvements shall be filed on record in the Deed Records of Tarrant County,
Texas as evidence thereof.
D. Security for Completion of Public Improvements and Residential Lots. The
Developer shall obtain a performance bond with the Town as co -obligee from the
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general contractor and subcontractors to ensure completion of the required public
improvements to be completed by the Developer, as stipulated in this Agreement,
and assign such performance bond to the Town or cause the Town to be a co -
obligee. The performance bond shall be in the amount of 100 percent of the funds
estimated by the Town Engineer to be necessary to pay for all public and private
infrastructure (excluding gas, electric, and telecommunications) according to
approved plans. The bond amount shall be reduced on a prorata basis as the
improvements are accepted by the Town Engineer as evidenced by a letter of
acceptance. The Developer will have forty-five (45) calendar days to provide the
performance bond from the date of approval of construction plans.
E. Temporary Improvements. If temporary improvements related to this
development are required by existing ordinances, statute or federal law, the
Developer shall enter into and file a separate improvements agreement and
escrow, or provide an authorized letter of credit, in an appropriate amount to
ensure the proper construction, maintenance and removal of the temporary
improvements. The Developer shall build and pay for all costs of temporary
improvements required by the Town and shall maintain those improvements for
the period specified by the Town. In addition to the foregoing, the Developer shall
pay for a geotechnical site assessment and environmental assessment for all
temporary accesses to the development. Any temporary road or roads to be
constructed by the Developer to provide temporary access must comply with
Town standards.
F. Developer Engineer. The Developer must employ a civil engineer, architect or
landscape architect, as appropriate, licensed to practice in the State of Texas, for
the design and preparation of the plans and specifications for the construction of
all improvements to be constructed by the Developer covered by this Agreement.
G. Contractor Approval. On all public improvements for which the Developer
awards its own construction contract(s), the Developer must employ a
construction contractor that meets the Town's regulatory standards and statutory
requirements for being insured, licensed and bonded to do work in public streets
and/or public projects and be qualified in all respects to bid on public streets and
upon public projects of similar nature, as the case may be.
H. Responsibility for Contractor/Subcontractor Fees. On all public improvements
for which the Developer awards its own construction contract(s) or subcontracts,
the Developer shall be responsible for all costs incurred in the procurement of
such services, labor and materials.
I. Upkeep of Property While in Development. The Developer will be responsible
for mowing all crass and weeds and otherwise reasonably maintainin'a all land
within the Development which has not been sold to third parties. After fifteen (15)
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calendar days written notice, should the Developer fail in this responsibility, the
Town may contract for this service and bill the Developer for reasonable costs.
Should the costs remain unpaid for thirty (30) calendar days after notice, the
Town may file a lien on the property so maintained.
Dedication of Property. If required by the Town Engineer, any dedication to the
Town of real property as shown on the approved preliminary plat or final plat,
including right-of-wav and easements, shall include a metes and bounds
description for conveyance by either final plat or separate instrument.
K. Homeowners Association. The Developer shall establish a Homeowners
Association for the development with By-laws and regulations consistent with this
Agreement and the Town's pertinent Ordinances and Development Codes. The
Developer shall submit the organization documents to the Town Attorney for
verification of the inclusion of pertinent terms of this Agreement prior to the
recordation of same. The Developer must file in the Deed Records of Tarrant
County, Texas, a Declaration of Restrictions, Covenants and Conditions.
Membership shall be mandatory for all homeowners. The Homeowners
Association shall establish an architectural control committee. In addition,
the Developer or the Homeowners Association shall be responsible for
maintaining all private streets, private infrastructure, and private and public
common areas, open spaces and facilities, and for enforcing the restrictions,
covenants, and conditions.
SECTION 3 CONSTRUCTION PROCEDURES FOR THE DEVELOPER
A. Engineering Standards. Developer covenants that all public works proiects and
improvements to be completed by the Developer shall be constructed in
accordance with the Town engineering standards.
B. Pre -construction Conference. A pre -construction meeting for the construction of
the improvements to be completed by the Developer between the Developer and
Town Engineer is required. The Developer or contractor(s) and subcontractors
shall furnish to the Town a list of all subcontractors and suppliers that will be
providing greater than a $10,000 value to the development. All contractors and
subcontractors shall be registered with the Town and must comply with all
applicable ordinances, rules and regulations.
C. Conditions Prior to Construction. Prior to authorizing construction, the Town
Engineer shall be satisfied that the following conditions have been met:
1. The approved preliminary plat and site plan reflect all Town conditions of
approval.
2. All required plans and contract documents, if any, shall have been completed
and filed with the Town.
3. All necessary easements or dedications required for public facilities and
improvements, as shown on the approved preliminary plat, shall be conveyed
solely to the Town by final plat.
4. All contractors participating in the construction shall be presented with a set
of approved plans bearing the Town Engineer stamp of release. These plans
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must remain on the iob site at all times.
5. A complete list of the contractors, their representatives on the site, and
telephone numbers where a responsible party may be reached at all times must
be submitted to the Town.
6. All applicable fees must be paid to the Town.
7. The Developer or contractor must furnish to the Town an insurance policy of
general liability in the amount of $1,000,000 naming the Town as additional
insured, prior to the commencement of any work within the development, or
construction of the improvements by the Developer of contractor.
D. Inspections. Construction of all improvements to be completed by the Developer
shall be subject to periodic inspections by the Town Engineer or the Town
Engineer's designee. The Developer shall be responsible for completing and/or
correcting public improvements completed by the Developer not constructed in
accordance with the Town approved construction plans. Any change in design
required during construction shall be reviewed and approved by the Town
Engineer.
E. Commencement of Excavation. The Developer may commence excavation for
residential development upon the earlier date of the Town Engineer issuing
comments for his initial review of the Engineering Plans or not sooner than ten
(10) days following submission of the Engineering Plans, which shall include
submission of the Mass Grading Construction Plans.
F. Initial Allotment of Building Permits. The Developer will be allowed up to eight
(8) building permits upon acceptance of water, sanitary sewer, and roadway
infi•astructure improvements or as detennined by the Town Manager or his
designee. However, no Certificates of Occupancy for these eight (8) will be
issued until all public infrastructure has been completed and accepted and all
private infrastructure been completed.
SECTION 4 DEVELOPER'S OBLIGATION
A. Open Space and Lighting Plan
1. The Developer shall submit to the Town Manager, or his designee, a
Landscape, Open Space and Lighting Plan that complies with all Town
Ordinances, Codes, rules and regulations. Upon review by the Town
Manager, or his designee, the Town Manager may approve or deny the
submittal or refer the submittal to P&Z and or Council for review and
approval.
2. The Developer shall construct, maintain and be responsible for any and all
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costs associated with, and necessary to provide open space improvements
included in the Town approved Landscape, Open Space and Lighting Plan.
Plans for the improvements must be submitted to the Town Manager for
approval before work is commenced. In addition to any other improvements
to be constructed and maintained by the Town's ordinances, rules and
regulations, the Developer covenants to construct the following
improvements which shall be solely the Developer's cost:
a. Eight feet (8') wide concrete hike and bike trails to connect
and surround the entire development as depicted on the Landscape,
Open Space and Lighting Plan
B. Agreement to Escrow
Within forty-five (45) calendar days of construction plan approval, the Developer
shall escrow funds as stipulated to complete the design and construction necessary
to support roadway and signalization improvements listed herein.
1. Thoroughfare and Signal Improvements
a. Traffic Study
The traffic study shall include estimated completion costs which
shall be reviewed and will require the approval of the Town in
order to determine escrow amounts for future improvements
described in this Sub -section 3.
Prior to the approval of a Preliminary Plat, the Developer shall pay
for and conduct a traffic study to be performed by a mutually
agreed upon Engineer for the design and construction of the
following improvements:
(i) Solana Boulevard;
(ii) Traffic signal at FM 1938/Davis Blvd and Solana
Boulevard
(iii) Traffic signal at the intersection of Solana Blvd and the
unnamed road which will serve as the main entry into the
development and which will be designed to line up with
the main entry off Solana Blvd. to PD 1-2 "Entrada".
2. Solana Blvd.
Within forty-five (45) calendar days of construction plan approval, the
Developer shall place into escrow funds or equivalent letter of credit or
performance bond in form and substance reasonably acceptable to the
Town as the Town deems sufficient to design and construct twelve percent
(12%) of the cost estimated in the traffic study for Solana Blvd.
improvements, Attachment "D", necessary to accommodate traffic volumes
as described in the traffic study. Should escrowed amount, letter of credit,
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or performance bond that is provided by the Developer, as estimated in
Attachment "E", be deemed insufficient to at the time of construction to
complete the required improvements, the Developer shall provide
additional funds to cover the difference between the actual and estimated
costs.
3. Traffic Sisnal — FM 1938/Davis Blvd. and Solana Blvd.
Within forty-five (45) calendar days of construction plan approval, the
Developer shall place into escrow funds or equivalent letter of credit or
performance bond in form and substance reasonablv acceptable to the
Town as the Town deems sufficient to desiizn and construct twelve percent
(12%) of the cost estimated in Attachment "E" necessary to complete the
improvements identified in the traffic studv. Attachment "D". for traffic
signals at the intersection of FM 1938/Davis Blvd. and Solana Blvd.
Should escrowed amount, letter of credit, or performance bond that is
provided by the Developer, as estimated in Attachment "E", be deemed
insufficient to at the time of construction to complete the required
improvements, the Developer shall provide additional funds to cover the
difference between the actual and estimated costs.
4. Traffic Sisnal — Solana Blvd and unnamed road into Granada and Entrada
Within fortv-five (45) calendar days of construction plan approval, the
Developer shall place into escrow funds or equivalent letter of credit or
performance bond in form and substance reasonablv acceptable to the
Town as the Town deems sufficient to desiiin and construct twelve percent
(12%) of the cost estimated in Attachment "E" necessary to complete the
improvements identified in the traffic studv. Attachment "D". at the
intersection of Solana Blvd. and the unnamed road which shall enter into
PD 1-3 "Granada" and PD 1-2 "Entrada". Should escrowed amount, letter
of credit, or performance bond that is provided by the Developer, as
estimated in Attachment "E", be deemed insufficient to at the time of
construction to complete the required improvements, the Developer shall
provide additional funds to cover the difference between the actual and
estimated costs.
5. Traffic Signal— Solana Blvd and SH 114 - Within fortv-five (45)
calendar days of construction plan approval, the Developer shall place into
escrow funds or equivalent letter of credit or performance bond in form and
substance reasonably acceptable to the Town as the Town deems sufficient
to design and construct twelve percent (12%) of the cost estimated in
Attachment "E" necessary to complete the improvements identified in the
traffic studv for traffic signals, Attachment "D", at the intersection of
Solana Blvd. and SH 114. Should escrowed amount, letter of credit, or
performance bond that is provided by the Developer, as estimated in
Attachment "E", be deemed insufficient to at the time of construction to
complete the required improvements, the Developer shall provide
additional funds to cover the difference between the actual and estimated
costs.
6. Si2nalization Warrants
The Town shall cause the sianalization improvements to be constructed at
such time as warranted according to TXDOT warrant standards and the
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approval of the Town Manager.
D. Maintenance of Improvements
1. The Developer and/or Homeowners Association shall pemetually maintain
all irriiiation. landscaping, sidewalks. trails. water features. and all other
improvements that occur on all four perimeters of the development as
defined by:
a. the east curb of FM 1938/Davis Blvd to the subdivision masonry
wall paralleling FM 1938/Davis Blvd.;
b. the north curb of Dove Rd. to the subdivision masonry wall
paralleling Dove Rd.;
C. the east development boundary to the subdivision wrought iron
paralleling the eastern property boundary; and
d. the southern curb of Solana Blvd to the subdivision masonry wall
paralleling Solana Blvd.
2. All trails. as shown on the Landscape. Open Space and Li2htinR Plan.
whether built on public rip-hts-of-wav or Developer's property, will be
publicly accessible and privately maintained and shall be platted as public
access easements.
E. Streetscape Improvements
1. Streetscape improvements on FM 1938/Davis Blvd., Solana Blvd. and
Dove Rd. shall be submitted with the Landscape, Open Space and Lighting
Plan and shall comply with the Streetscape Plan prepared by Schrickel
Rollins (SRA) attached hereto as Attachment `B".
a. Streetscape improvements shall be completed prior to approval of
a Final Plat or satisfaction of requirements in Section 2.D.
b. Construction plans for streetscape improvements shall be approved
by the Town Manager or his designee prior to the beginning of
construction
F. Custom Homes
All homes in Granada shall be Custom Homes as defined in Section 1 of this
Agreement.
G. Lot Landscaping
The Developer shall require that the homebuilders in the development be
responsible for providing landscaping for each individual lot as required by the
Town's Code of Ordinances.
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H. Amenities
1. All subdivision signing and associated landscaping shall comport to the
approved Concept Plan, and must be approved by the Town prior to
construction. All subdivision signing will be owned and maintained by
the HOA.
2. Culverts, where required, shall consist of stone -faced construction and
shall be approved by the Town as set forth in the Town of Westlake's
Code of Ordinances.
I. Westlake Academy Impact
1. As set forth in the Economic Developer's Agreement approved by Town
Council Resolution 13-09, the Developer agrees to pay to the Town the
sum of $10,000 for each residential lot depicted on the approved Concept
Plan for Granada, attached hereto as Attachment "C" which shall be used
for the benefit of the Westlake Academy.
a. the amount of payment will be calculate by multiplying the total
number of lots depicted on each approved final plat by $10,000;
b. the amount for each final plat being due and payable to the Town
prior to the signing of the final plat with said date for signing of the
final plat not occurring more than thirty (30) calendar days after
the final plat is approved by the Town.
C. Delaved and/or insufficient commitments of these payments will
affect reimbursement to Developer in Section 7.
J. Reimbursement of Legal and/or Consulting fees
1. The Developer shall reimburse the Town for actual costs of legal and/or
consulting fees incurred by the Town related to the preparation and review
of this Agreement. and all other related documents deemed necessary by
the Town related to the Development.
2. Such reimbursement of fees are due and payable by the Developer upon
receipt.
3. Delaved and/or insufficient reimbursement of these legal and/or consulting
fees will affect reimbursement to Developer under Section 7 of this
Agreement.
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SECTION 5 TOWN'S OBLIGATIONS
A. Streetscape Improvements Reimbursement
1. Contingent upon the Developer fully funding its commitments for any
improvements stipulated in the Town approved Development Agreement
described in Section 5.2.(a), (b), and (c) of the Economic Development
Agreement dated April 22, 2013, the Town shall reimburse actual design
and construction expenses as approved by the Town Manager or his
designee, not to exceed $1,400,000 for streetscape improvements abutting
the north side of Dove Rd. and the east side of FM 1938/Davis Blvd.
which improvements shall be in compliance with the FM 1938/Davis
Blvd. Streetscape Plan prepared by Schrickel Rollins (SRA) and adopted
by the Town Council attached hereto as Exhibit `B". Construction plans
for streetscape improvements shall be approved by the Town Manager or
his designee prior to the Developer beginning construction. The
streetscape improvement reimbursement by the Town shall be actual cost,
not to exceed $1,400,000, and shall occur following the final completion
of all streetscape improvements and acceptance by the Town Engineer
with the Town being provided documentation it deems adequate by the
Developer supporting this cost reimbursement. Construction of
streetscape improvements shall begin within sixty (60) calendar days of
final approval of the streetscape improvement plan and shall be submitted
with the Concept Plan as described in Section 102-266 of the Town's
Code of Ordinances. Completion of construction of streetscape
improvements shall be completed within one (1) year following approval
of streetscape construction plans by the Town.
2. The reimbursement sum by the Town shall be for actual cost, not exceed
$1,400,000.
3. The streetscape improvement reimbursement shall occur following the
completion of all streetscape improvements and acceptance by the Town
Engineer with the Town being provided invoices from subcontractors,
contract(s), and itemized invoice by the Developer supporting this cost
reimbursement.
4. Construction plans for streetscape improvements shall be approved by the
Town Manager or his designee prior to the Developer beginning
construction. Construction of streetscape improvements shall begin within
sixty (60) calendar days of final approval of the streetscape improvement
plan and shall be submitted with the Concept Plan as described in Section
102-266 of the Town's Code of Ordinances. Streetscape improvements
shall be completed within one (1) year following approval of streetscape
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construction plans by the Town and must be completed prior to the
approval of a Final Plat.
B. Parkland Dedication Fees
Because of the significant privately owned and maintained open space provided
by the Developer for this Development, the Town agrees to waive its park land
dedication fees due and payable for this Development as set out in the Economic
Developer's Agreement approved by Town Council Resolution 13-09.
SECTION 6 DEFAULT, TERMINATION AND FAILURE BY THE DEVELOPER TO MEET
VARIOUS DEADLINES AND COMMITMENTS.
A. Failure to Pay Town Taxes or Fees
An event of default shall occur under this Agreement if any legally -imposed
Town taxes or fees owed on or generated by the Development become delinquent
and the Developer or the Affiliate does not either pay such taxes or follow the
legal procedures for protest and/or contest of any such taxes. In this event, the
Town shall notify the Developer in writing and the Developer shall have sixty
(60) calendar days to cure such default. If the default has not been fully cured by
such time, the Town shall have the right to terminate this Agreement immediately
by providing written notice to the Developer and shall have all other rights and
remedies that may be available to it under the law or in equity.
B. Violations of Town Code, State or Federal Law
An event of default shall occur under this Agreement if any written citation is
issued to the Developer or an Affiliate due to the occurrence of a violation of a
material provision of the Town Code in the Development (including, without
limitation, any violation of the Town's Building or Fire Codes, and any other
Town Code violations related to the environmental condition of the Development,
or to matters concerning the public health, safety or welfare) and such citation is
not paid or the recipient of such citation does not properly follow the legal
procedures for protest and/or contest of any such citation. An event of default
shall occur under this Agreement if the Town is notified by a governmental
agency or unit with appropriate jurisdiction that the Developer or an Affiliate, or
any successor in interest thereto or any third party with access to the Development
pursuant to the express or implied permission of the Developer or an Affiliate, or
any a successor in interest thereto, is in violation of any material state or federal
law, rule or regulation on account of the Development, improvements in the
Development or any operations thereon (including, without limitation, any
violations related to the environmental condition of the Development; the
environmental condition on other land or waters which is attributable to
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operations of the Development; or to matters concerning the public health, safety
or welfare). Upon the occurrence of such default, the Town shall notify the
Developer in writing and the Developer shall have (i) thirty (30) calendar days to
cure such default or (ii) if the Developer has diligently pursued cure of the default
but such default is not reasonably curable within thirty (30) calendar days, then
such amount of time that the Town reasonably agrees is necessary to cure such
default. If the default has not been fully cured by such time, the Town shall have
the right to terminate this Agreement immediately by providing written notice to
the Developer and shall have all other rights and remedies that may be available
to under the law or in equity.
C. General Breach
Unless stated elsewhere in this Agreement, the Developer shall be in default
under this Agreement if the Developer breaches any term or condition of this
Agreement. In the event that such breach remains uncured after thirty (30)
calendar days following receipt of written notice from the Town referencing this
Agreement (or, if the Developer has diligently and continuously attempted to cure
following receipt of such written notice but reasonably requires more than thirty
(30) calendar days to cure, then such additional amount of time as is reasonably
necessary to effect cure, as determined by both Parties mutually and in good
faith), the Town shall have the right to terminate this Agreement immediately by
providing written notice to the Developer.
SECTION 7. NO INDEPENDENT CONTRACTOR OR AGENCY RELATIONSHIP
It is expressly understood and agreed that the Developer shall not operate as an
independent contractor or as an agent, representative or employee of the Town.
The Developer shall have the exclusive right to control all details and day-to-day
operations relative to its operations and obligations that it is required to perform
under the Agreement and shall be solely responsible for the acts and omissions of
its officers, agents, servants, employees, contractors, subcontractors, licensees and
invitees. The Developer acknowledges that the doctrine of respondeat superior
will not apply as between the Town and the Developer, its officers, agents,
servants, employees, contractors, subcontractors, licensees, and invitees. The
Developer further agrees that nothing in this Agreement will be construed as the
creation of a Developer or joint enterprise between the Town and the Developer.
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SECTION 8 INDEMNIFICATION
THE DEVELOPER, AT NO COST OR LIABILITY TO THE TOWN, AGREES
TO DEFEND, INDEMNIFY AND HOLD THE TOWN, ITS OFFICERS,
ELECTED AND APPOINTED OFFICIALS, AGENTS, ATTORNEYS,
SERVANTS AND EMPLOYEES, HARMLESS AGAINST ANY AND ALL
CLAIMS, LAWSUITS, ACTIONS, COSTS AND EXPENSES OF ANY KIND,
INCLUDING, BUT NOT LIMITED TO, THOSE FOR PROPERTY DAMAGE
OR LOSS (INCLUDING ALLEGED DAMAGE OR LOSS TO THE
DEVELOPER' BUSINESS AND ANY RESULTING LOST PROFITS)
AND/OR PERSONAL INJURY, INCLUDING DEATH, THAT MAY RELATE
TO, ARISE OUT OF OR BE OCCASIONED BY (i) THE DEVELOPER'
BREACH OF ANY OF THE TERMS OR PROVISIONS OF THIS
AGREEMENT; OR (ii) ANY ACT OR OMISSION OR INTENTIONAL
MISCONDUCT OF THE DEVELOPER, ITS OFFICERS, AGENTS,
ASSOCIATES, EMPLOYEES, CONTRACTORS (OTHER THAN THE
TOWN, OR ITS EMPLOYEES, OFFICERS, AGENTS, ASSOCIATES,
CONTRACTORS OR SUBCONTRACTS), OR SUBCONTRACTORS DUE OR
RELATED TO, FROM, OR ARISING FROM OPERATION AND CONDUCT
OF ITS OPERATIONS AND OBLIGATIONS OR OTHERWISE TO THE
PERFORMANCE OF THIS AGREEMENT.
SECTION 9 INDEMNITY AGAINST DESIGN DEFECTS
APPROVAL OF THE TOWN ENGINEER OR OTHER TOWN EMPLOYEE,
OFFICIAL, CONSULTANT, EMPLOYEE, OR OFFICER OF ANY PLANS,
DESIGNS OR SPECIFICATIONS SUBMITTED BY THE DEVELOPER
UNDER THIS AGREEMENT SHALL NOT CONSTITUTE OR BE DEEMED
TO BE A RELEASE OF THE RESPONSIBILITY AND LIABILITY OF THE
DEVELOPER, ITS ENGINEER, CONTRACTORS, EMPLOYEES,
OFFICERS, OR AGENTS FOR THE ACCURACY AND COMPETENCY OF
THEIR DESIGN AND SPECIFICATIONS. SUCH APPROVAL SHALL NOT
BE DEEMED TO BE AN ASSUMPTION OF SUCH RESPONSIBILITY OR
LIABILITY BY THE TOWN FOR ANY DEFECT IN THE DESIGN AND
SPECIFICATIONS PREPARED BY THE CONSULTING ENGINEER, HIS
OFFICERS, AGENTS, SERVANTS, OR EMPLOYEES, IT BEING THE
INTENT OF THE PARTIES THAT APPROVAL BY THE TOWN ENGINEER
OR OTHER TOWN EMPLOYEE, OFFICIAL, CONSULTANT, OR OFFICER
SIGNIFIES THE TOWN APPROVAL OF ONLY THE GENERAL DESIGN
CONCEPT OF THE IMPROVEMENTS TO BE CONSTRUCTED. IN THIS
CONNECTION, THE DEVELOPER SHALL INDEMNIFY AND HOLD
HARMLESS THE TOWN, ITS OFFICIALS, OFFICERS, AGENTS,
Centurion American 13
SERVANTS AND EMPLOYEES, FROM ANY LOSS, DAMAGE, LIABILITY
OR EXPENSE ON ACCOUNT OF DAMAGE TO PROPERTY AND
INJURIES, INCLUDING DEATH, TO ANY AND ALL PERSONS WHICH
MAY ARISE OUT OF ANY DEFECT, DEFICIENCY OR NEGLIGENCE OF
THE ENGINEER DESIGNS AND SPECIFICATIONS INCORPORATED
INTO ANY IMPROVEMENTS CONSTRUCTED IN ACCORDANCE
THEREWITH, AND THE DEVELOPER SHALL DEFEND AT HIS OWN
EXPENSE ANY SUITS OR OTHER PROCEEDINGS BROUGHT AGAINST
THE TOWN, ITS OFFICIALS, OFFICERS, AGENTS, SERVANTS OR
EMPLOYEES, OR ANY OF THEM, ON ACCOUNT THEREOF, TO PAY
ALL EXPENSES AND SATISFY ALL JUDGMENTS WHICH MAY BE
INCURRED BY OR RENDERED AGAINST THEM, COLLECTIVELY OR
INDIVIDUALLY, PERSONALLY OR IN THEIR OFFICIAL CAPACITY, IN
CONNECTION HEREWITH.
SECTION 10 NOTICES
All written notices called for or required by this Agreement shall be addressed to
the following, or such other party or address as either party designates in writing,
by certified mail, postage prepaid, or by hand delivery.
SECTION 11 ASSIGNMENT AND SUCCESSORS
The Developer may at any time assign, transfer or otherwise convey any of its
rights or obligations under this Agreement to an Affiliate without the approval of
the Town so long as The Developer, the Affiliate and the Town first execute an
agreement approved by the Town Council of the Town under which the Affiliate
agrees to assume and be bound by all covenants and obligations of The Developer
under this Agreement. Otherwise, The Developer may not assign, transfer or
otherwise convey any of its rights or obligations under this Agreement to any other
person or entity without the prior consent of the Town Council, which said consent
may be withheld at the Town's sole discretion, conditioned on (i) the prior approval
of the assignee or successor and a finding by the Town Council that the proposed
assignee or successor is financially capable of meeting the terms and conditions of
this Agreement and (ii) prior execution by the proposed assignee or successor of a
written agreement with the Town under which the proposed assignee or successor
agrees to assume and be bound by all covenants and obligations of The Developer
under this Agreement. Any attempted assignment without the Town Council's
prior consent shall constitute a breach and be grounds for termination of this
Agreement and following receipt of written notice from the Town to The
Centurion American 14
Developer. Any lawful assignee or successor in interest of The Developer of all
rights under this Agreement shall be deemed "The Developer" for all purposes
under this Agreement.
SECTION 12 COMPLIANCE WITH LAWS, ORDINANCES, RULES AND REGULATIONS
This Agreement will be subject to all applicable Federal, State and local laws,
ordinances, rules and regulations, including, but not limited to, all provisions of
the Town's codes and ordinances, as amended.
SECTION 13 GOVERNMENTAL POWERS
It is understood that by execution of this Agreement, the Town does not waive or
surrender any of it governmental powers or immunities that are outside of the
terms, obligations, and conditions of this Agreement.
SECTION 14 NO WAIVER
The failure of either party to insist upon the performance of any term or provision
of this Agreement or to exercise any right granted hereunder shall not constitute a
waiver of that party's right to insist upon appropriate performance or to assert any
such right on any future occasion.
SECTION 15 VENUE AND JURISDICTION
If any action, whether real or asserted, at law or in equity, arises on the basis of
any provision of this Agreement, venue for such action shall lie in state courts
located in Tarrant County, Texas or the United States District Court for the
Northern District of Texas — Fort Worth Division. This Agreement shall be
construed in accordance with the laws of the State of Texas.
SECTION 16 NO THIRD PARTY RIGHTS
The provisions and conditions of this Agreement are solely for the benefit of the
Town and The Developer, and any lawful assign or successor of The Developer,
and are not intended to create any rights, contractual or otherwise, to any other
person or entity.
SECTION 17 FORCE MAJEURE
It is expressly understood and agreed by the Parties to this Agreement that if the
performance of any obligation hereunder, other than those obligations contained
Centurion American 15
in Sections 5.2.a of this Agreement, is delayed by reason of war, civil commotion,
acts of God, inclement weather that prohibits compliance with any portion of this
Agreement, or other circumstances which are reasonably beyond the control or
knowledge of the party obligated or permitted under the terms of this Agreement
to do or perform the same, regardless of whether any such circumstance is similar
to any of those enumerated or not, the party so obligated or permitted shall be
excused from doing or performing the same during such period of delay, so that
the time period applicable to such requirement shall be extended for a period of
time equal to the period such party was delayed.
SECTION 18 INTERPRETATION
In the event of any dispute over the meaning or application of any provision of
this Agreement, this Agreement shall be interpreted fairly and reasonably, and
neither more strongly for or against any party, regardless of the actual drafter of
this Agreement.
SECTION 19 SEVERABILITY CLAUSE.
It is hereby declared to be the intention of the Parties that sections, paragraphs,
clauses and phrases of this Agreement are severable, and if any phrase, clause,
sentence, paragraph or section of this Agreement shall be declared
unconstitutional or illegal by the valid judgment or decree of any court of
competent jurisdiction, such unconstitutionality or illegality shall not affect any of
the remaining phrases, clauses, sentences, paragraphs or sections of this
Agreement since the same would have been executed by the Parties without the
incorporation in this Agreement of any such unconstitutional phrase, clause,
sentence, paragraph or section. It is the intent of the Parties to provide the
economic incentives contained in this Agreement by all lawful means.
SECTION 20 CAPTIONS
Captions and headings used in this Agreement are for reference purposes only and
shall not be deemed a part of this Agreement.
SECTION 21 ENTIRETY OF AGREEMENT
This Agreement, including any attachments attached hereto and any documents
incorporated herein by reference, contains the entire understanding and agreement
between the Town and The Developer, and any lawful assign and successor of
The Developer, as to the matters contained herein. Any prior or contemporaneous
oral or written agreement is hereby declared null and void to the extent in conflict
with any provision of this Agreement. Notwithstanding anything to the contrary
Centurion American 16
herein, this Agreement shall not be amended unless executed in writing by both
parties and approved by the Town Council of the Town in an open meeting held
in accordance with Chapter 551 of the Texas Government Code.
SECTION 22 COUNTERPARTS
This Agreement may be executed in multiple counterparts, each of which shall be
considered an original, but all of which shall constitute one instrument.
EXECUTED as of the last date indicated below:
TOWN OF WESTLAKE:
By: 7 7 no4l
Thomas E. Brymer
Town Manager
MAGUIRE PARTNERS-SOLANA LAND, L.P.
By: MMM Ventures, LLC, it general partner
By: 2M Ventures, LLC, its manager
By:%iZe-1:1,
Medrdad Moayedi
Date: Date:
APPROVED AS TO FORM AXD LEGALITY:
L. Stanton Lb_ -,N
Town Attorney
ATTACHMENTS
"A" — Granada Boundary Description and Map
"B" — Schrickel Rollins FM 1938 StreetScape Master Plan
"C" — Granada Concept Plan
"D" — Traffic Impact Analysis - Westlake Entrada &. Granada- Summary and Exhibits 10-
11
"E" — Engineer's Opinion of Probable Cost for Solana Blvd.
Centurion American 17
Exhibit A
Resolution 13-25
EXHIBIT A-1 Legal Description of PD District
LEGAL DESCRIPTION
TRACT 2A 84.28 Acres
BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey,
Abstract No. 1958, Tarrant County, Texas and being a portion of Tract 2 as described in the Special
Warranty Deed to MAGUIRE PARTNERS—SOLANA LAND, L.P. as recorded in Volume 16858, Page 176 of
the Deed Records of Tarrant County, Texas and being more particularly described as follows:
BEGINNING at a 5/8 inch iron rod found with "Huitt-Zollars" cap at the southwest corner of Lot 1, Block
3, Westlake/Southlake Park Addition No. 1, an addition of the Town of Westlake, Texas as recorded in
Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas;
THENCE North 89 degrees 57 minutes 44 seconds West a distance of 200.93 feet to a point for corner
from which a 1 inch iron rod found bears North 59 degrees 11 minutes 44 seconds West a distance of
0.35 feet;
THENCE North 00 degrees 20 minutes 49 seconds West a distance of 45.01 feet to a 5/8 inch iron rod
found with cap stamped "Huitt-Zollars";
THENCE North 89 degrees 39 minutes 10 seconds West a distance of 462.17 feet to a 1/2 inch iron rod
found with Graham cap on the northerly right-of-way line of Dove Road as described in Dedication Deed
to the Town of Westlake as recorded under Instrument No. D208427746, Deed Records of Tarrant
County, Texas;
THENCE along the northerly right-of-way line of Dove Road the following:
North 00 degrees 19 minutes 57 seconds West a distance of 22.57 feet to a 1/2 inch iron rod found with
Graham cap;
North 89 degrees 24 minutes 50 seconds West a distance of 790.52 feet to a 1/2 inch iron rod found
with Graham cap at the beginning of a non -tangent curve to the right having a central angle of 09
degrees 15 minutes 02 seconds, a radius of 1,047.14 feet and being subtended by a chord which bears
North 84 degrees 42 minutes 50 seconds West a distance of 168.88 feet;
Along said curve to the right an arc distance of 169.06 feet to a 5/8 inch iron rod set with Huitt-Zollars
cap at the end of said curve;
North 80 degrees 10 minutes 28 seconds West a distance of 36.09 feet to a 1/2 inch iron rod found with
Graham cap at the beginning of a non -tangent curve to the right having a central angle of 08 degrees 51
minutes 19 seconds, a radius of 154.38 feet and being subtended by a chord which bears North 39
degrees 37 minutes 29 seconds West a distance of 23.84 feet;
Along said curve to the right an arc distance of 23.86 feet to a 5/8 inch iron rod set with Huitt-Zollars cap
at the end of said curve, said point being on the easterly right-of-way line of Precinct Line Road as
described in said Dedication Deed to the Town of Westlake and being the beginning of a non -tangent
curve to the left having a central angle of 08 degrees 26 minutes 37 seconds, a radius of 1,782.50 feet
and being subtended by a chord which bears North 04 degrees 17 minutes 41 seconds East a distance of
262.45 feet;
Thence along the easterly right-of-way line of Precinct Line Road, the following:
Along said curve to the left an arc distance of 262.68 feet to a %2 inch iron rod found with Graham cap at
the end of said curve;
Exhibit A
Resolution 13-25
North 00 degrees 07 minutes 18 seconds East a distance of 1,301.73 feet to % inch iron rod found with
Graham cap at the beginning of non -tangent curve to the right having a central angle of 35 degrees 56
minutes 14 seconds, a radius of 1,267.50 feet and being subtended by a chord which bears North 18
degrees 08 minutes 14 seconds East a distance of 782.04 feet;
Along said curve to the right an arc distance of 795.01 feet to a % inch iron rod found with Graham cap
at the end of said curve;
North 36 degrees 04 minutes 07 seconds East a distance of 138.75 feet to % inch iron rod found with
Graham cap at the beginning of a non -tangent curve to the right having a central angle of 06 degrees 53
minutes 02 seconds, a radius of 49.50 feet and being subtended by a chord which bears North 39
degrees 28 minutes 33 seconds East a distance of 50.37 feet;
Along said curve to the right an arc distance of 50.40 feet to a % inch iron rod found with Graham cap at
the end of said curve;
North 43 degrees 01 minutes 31 seconds a distance of 59.51 feet to a %2 inch iron rod found with
Graham cap at the beginning of a non -tangent curve to the left having a central angle of 06 degrees 52
minutes 41 seconds, a radius of 255.50 feet and being subtended by a chord which bears North 39
degrees 28 minutes 33 seconds East a distance of 30.65 feet;
Along said curve to the left an arc distance of 30.67 feet to a 5/8 inch iron rod set with Huitt-Zollars cap
at the end of curve;
North 36 degrees 03 minutes 35 East a distance of 329.53 feet to a % inch rod found with Graham cap;
North 81 degrees 03 minutes 49 seconds East a distance of 21.21 feet to a % inch iron rod found with
Graham cap, said point being on the southerly right-of-way line of Kirkwood Boulevard as described in
said Dedication Deed to the Town of Westlake;
THENCE along the southerly right-of-way line of Kirkwood Boulevard, the following;
South 54 degrees 05 minutes 31 seconds East a distance of 123.12 feet to a % inch iron rod found with
Graham cap at the beginning of a non -tangent curve to the right having a central angle of 46 degrees 48
minutes 17 seconds, a radius of 735.60 feet and being subtended by a chord which bears South 30
degrees 31 minutes 48 seconds East a distance of 584.34 feet;
Along said curve to the right an arc distance of 600.91 feet to a % inch iron rod found with Graham cap
at the end of said curve;
South 07 degrees 14 minutes 24 seconds East a distance of 2.72 feet to a % inch iron rod found with
Graham cap at the beginning of a non -tangent curve to the left having a central angle of 44 degrees 45
minutes 39 seconds, a radius of 932.50 feet and being subtended by a chord which bears South 29
degrees 29 minutes 44 seconds East a distance of 710.11 feet;
Along said curve to the left an arc distance of 728.49 feet to a % inch iron rod found with Graham cap at
the end of said curve;
South 51 degrees 46 minutes 54 seconds East a distance of 230.66 feet to a % inch iron rod found at the
beginning of a non -tangent curve to the right having a central angle of 19 degrees 15 minutes 50
seconds, a radius of 400.00 feet and being subtended by a chord which bears South 42 degrees 14
minutes 31 seconds East a distance of 133.86 feet;
Along said curve to the right an arc distance of 134.49 feet to a % inch iron rod found with Huitt-Zollars
cap at the end of said curve;
THENCE departing the southerly right-of-way line of Kirkwood Boulevard, South 00 degrees 00 minutes
00 seconds East a distance of 1475.04 feet to the POINT OF BEGINNING and containing 84.28 acres of
land, more or less.
MARY LOUISE GARCIA RES 13-25
COUNTY CLERK
100 West Weatherford Fort Worth, TX 76196-0401
PHONE (817) 884-1195
TOWN OF WESTLAKE
301 SOLANA BLVD
BUILDING 4 STE 4202
WESTLAKE, TX 76262
Submitter: TOWN OF WESTLAKE
DO NOT DESTROY
WARNING - THIS IS PART OF THE OFFICIAL RECORD.
Filed For Registration: 10/5/2016 12:15 PM
Instrument#: D216234294
OPR 23 PGS $100.00
By:
D216234294
ANY PROVISION WHICH RESTRICTS THE SALE, RENTAL OR USE OF THE DESCRIBED REAL PROPERTY
BECAUSE OF COLOR OR RACE IS INVALID AND UNENFORCEABLE UNDER FEDERAL LAW.
Exhibit A
Resolution 13-25
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Acknowledgements
Mayor: Laura Wheat
Town Council: Clifton Cox
David Levitan
Rick Rennhack
Tim Brittan
Carol Langdon
Staff: Thomas E. Brymer, Town Manager
Jarrod Greenwood, Public Works Superintendent
Consultant Team: Schrickel, Rollins and Associates, Inc.
TOWNSCAPE, Inc.
WIN= TOWNSCAPE. INC.
t Im LWM
Table of Contents
Introduction ..........
Purpose of the Plan
Observations and Impressions
Preliminary Concepts
TxDOT Standards within the Corridor
Public Input ...... • • • • • . • .
Design Vocabulary
Placemaking Elements
Pages
3-4
.................. 5 -19
20
21 -27
28,32
MasterPlan........................................................................ Inserted
Introduction
The Town of Westlake is known for its scenic beauty of 114 through Westlake, Southlake, and Keller. The
rolling hills dotted with majestic Post Oaks and quiet
ponds. The Town's rural character and stewardship
of its valuable natural features is recognized and
honored as a model development in the State of Texas.
Dedication to protecting the cities rural character,
while adapting to change and growth, led to the
creation of the F.M. 1938 Master Plan.
F.M. 1938, formerly Precinct Line Road, will be a
regional four -lane arterial constructed by the Texas
Department of Transportation (TxDOT). This road
will serve as a major commuter route linking S.H.
existing Precinct Line Road terminates in a cul-de-
sac and has limited driveway access to the adjoining
Fidelity and Solana corporate campuses and the
Vaquero residential development. Traffic in the area
is channeled around these large tract developments
resulting in increased congestion and safety concerns
on the surrounding local streets. This widening of
F.M. 1938 will relieve congestion on local roadways
such as Dove Road and Ottinger Road. In addition
to the improved vehicular circulation, a pedestrian
trail system will be added to the F.M. 1938 corridor
and serve as a catalyst to the town's trail system and a
potential future pedestrian linkage to the communities
of Southlake and Keller.
The F.M. 1938 Streetscape Master Plan has been
developed as the town's plan to anticipate how this
growth in the communities' infrastructure should
coincide with the town's standards of aesthetics and
development. This Master Plan will serve as a guide for
the development of F.M. 1938 between State Highway
114 (S.H. 114) and the Westlake town limit, just south
of Randol Mill Road.
VAQ0 F -RQ
The Town of Westlake hired the design team of Schrickel, Rollins and Associates,
Inc. (SRA) and Townscape, Inc., to assist them in developing the streetscape
master plan for the F.M. 1938 corridor. The responsibilities of the design team
were to collect data, study the proposed TxDOT plans for the roadway, inventory
and analyze existing conditions, collect input from stakeholders, and develop final
recommendations for the corridor's streetscape.
Purpose of the Plan
The primary purpose of the Master Plan is to reinforce the "rural character"
by creating a strong visual identity for the area through the implementation
of intensive landscaping, signature gateways and pedestrian friendly amenities
within the setting of F.M. 1938 expansion and its (4) lane divided street section.
Furthermore, the document will identify the design process, observations and
impressions of the town's character, and identify elements that influence the design
philosophy and contribute to the corridor's identity and sense of place. These
recommendations will be the guiding principles for all development along the FM.
1938 corridor and will be the initial phase of a Town Corridor Plan.
SOLANA.�_ /'l
ZZ
Specific goals for this document include:
• Create a pedestrian realm that is safe and inviting along F.M. 1938 with the
creation of a conceptual plan that addresses- public art, pedestrian amenities,
hardscape, accessibility, landscape, gateway monuments, and wayfinding.
Creating a unique identity for the corridor by drawing inspiration from
the community's natural features, colors, textures, architecture, and plant
materials.
• Blending TxDOT standards with the aesthetics needs of the Town of Westlake.
Observations and Impressions
In order to understand the Town of Westlake's
character the design team became immersed in the
community's landscapes, documenting its scenic
features which would be the inspirational elements
that would tie together a unique identity. Following
is a photomontage of the architectural features,
landscape, materials, textures, and colors that make up
the Town of Westlake. These impressions would then
inspire a Palette of forms and materials that would
later develop into the corridors "design vocabulary".
Design Palette
• Native sandstone
• Native fossilized limestone
• Large river cobbles
• Hand wrought iron
• Color accents
• Texas native trees, shrubs and grasses in bold
rhythmic patterns
• Pure geometries- timeless classic forms
• Westlake "brand" repeated in architectural and
hardscape elements
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Preliminary Concept
The preliminary concept was used to determine how
to introduce color, texture, and enhancements into
the TxDOT four -lane divided boulevard design.
These simple graphics were used to develop points
of interest or "pulse points" by gradually building up
the level of visual interest as a pedestrian or vehicle
neared an intersection. This rhythm of elements can
be experienced in the use of enhanced paving in the
sidewalks and crosswalks, the use of plant materials,
and other site elements that give indicators of the
approaching intersection. This repetition throughout
the corridor helps to communicate to its user a sense
of design and cohesiveness to the roadway that is
subtle yet perceivable.
TxDOT Standards within the Corridor
Any enhancements to a state roadway must comply
with the requirements set forth by the Texas
Department of Transportation. TxDOT has a series
of standards that apply to all project enhancements
that encompass- planting, lighting, paving, signage,
signalization, and vertical elements along the roadway.
These items are identified in the Landscape Aesthetics
Design Manual that was adopted by TxDOT in 2009.
Following is a condensed list of items that will affect
the design and construction of this corridor:
• No tree canopy should extend past the curb.
• There should be a minimum two -foot mowstrip
adjacent to median curbs.
• Plants must be drought tolerant (xeric) and only
drip irrigation is allowed.
• Vegetation must be kept at a vertical height
appropriate for visibility triangles and views across
the median.
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Public Input
On March 5, 2009, SRA and Townscape planners held a meeting with corridor
stakeholders during the course of the Town Council Workshop session.
Stakeholders in attendance at the meeting included the Town Council, various
Town governmental officials, corporate campus development representatives,
residential landowners, and residential Home Owner Association (HOA)
representatives.
Planners conducted the initial segment of the meeting utilizing a PowerPoint
presentation describing an overview of the existing conditions, analysis of
the corridor study area and recommendations for the various streetscape
enhancements and amenities that could be considered for the corridor.
The presentation was followed by a round table discussion around draft
plan graphics to solicit feedback, answer questions, and provide a better
understanding of the challenges and opportunities found within the corridor.
Design Vocabulary
The image of Westlake's "rural character" begins to suggest a
"design vocabulary", a term used to describe a palette of shapes or
forms, textures, colors, materials and details that work together
to create a cohesive image or theme. The design vocabulary may
include simple pure geometries, native stone and metal, water,
native plants, and earth tones. The following design vocabulary
features are important to creating a cohesive and distinct identity
for the corridor:
• The rhythmic repetition of site elements such as street trees,
enhanced paving, etc. is used to instill a sense of order and
unity throughout the corridor.
• Simple geometric forms with high contrast should be used
in the intersection design. Overly ornate or complex icons
distract vehicular traffic.
• Construction materials and street furnishings should be proven
elements that are timeless in their setting. These materials
should have the durability to withstand heavy traffic such as
brick, steel, and enhanced concrete.
• Other key features to the identity of this corridor include:
• Lighting — pedestrian bollard lights.
• Site Furnishings — benches, trash receptacles, bollards, tree
grates, bike racks, traffic signals and wayfinding signs.
• Architectural elements — gateway monuments and landmarks.
• Paving — enhanced intersections, crosswalks, and sidewalk
treatments.
• Landscaping — street trees, median trees, green spaces and
ornamental plantings such as shrubs and ground covers.
Gateway Monuments. This vertical sign design incorporates a slanted pillar, recalling the
architectural monuments at S.H. 114, and utilizes a variety of native stone materials and earth tone
colors. It could be sited at primary roadway entrances to the corridor.
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Gateway Monuments. This vertical sign design incorporates a slanted pillar, recalling the
architectural monuments at S.H. 114, and utilizes a variety of native stone materials and earth tone
colors. It could be sited at primary roadway entrances to the corridor.
J
Secondary Monuments. A family of smaller gateway monuments, trail markers, and bollards could enhance
secondary entrances, drives, parks, and greenway trails. These designs mimic the forms and materials of the
large gateway monuments.
Pedestrian Lighting. The lighting proposed is a series of custom bollards that will compliment the gateway
^� monument. These bollards will be located at the sidewalks beginning one hundred -feet on either side of an
_r4t'l view L intersection. The bollards will continue at the intersection node in order to illuminate pedestrians at the
4
_ intersection crosswalks.
_ _ ...... _ ..... _.
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Wayfinding: Color schemes. A number of color schemes inspired by natural materials would be appropriate in the corridor; the scheme chosen should communicate the character of
Westlake, and be visible at a distance.
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A Sense of Place. In this concept sketch, a logo and use of a unified design vocabulary is utilized to create a trail head area with a character that is unique to this corridor.
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............. . . ...... ............. ................ .. ............... .... .. ... ...... ............ ........
Shade Structure. In this concept sketch, a shade structure adds to the pedestrian realm with the identifiable architectural motif, which is a continual reminder throughout the
corridor of the identity of the area and its pedestrian connectedness.
Wayfinding Motif Applications. A strong design motif can produce a family of wayfinding signage to serve a
variety of needs throughout the corridor. Their repeated use works in tandem with the streetscape design to
visually unify disparate parts of the community.
Placemaking Elements
Logo Concept
A Logo can evoke the character or identity of a place. The flying"
W "logo represents the ranching heritage of Westlake, and the rural
character of the community within a simple graphic that is identifiable
at speeds up to 40 mph. The logo concept is followed by examples
of a unified family of site elements that demonstrate how a design
vocabulary can reinforced an image for the corridor. This image/icon
can reach further throughout the Town's thoroughfares to define the
community, and give cohesiveness as the community grows.
Lighting
The quality of light can greatly affect the character of the streetscape
within the corridor and the perceived sense of whether the area is safe
or unsafe. Lighting for pedestrians should be designed to avoid glare
and give the pedestrian the ability to see their immediate area as well
as their surroundings outside the lighted area. A well -lighted corridor
with pedestrian lighting, attention to human scale and appropriate
light levels will invite more pedestrian traffic, and help avoid
potential nighttime conflicts. Pedestrian lights and streetlights should
complement each other as well as the other site furnishings. Currently
there is no intention to add streetlights to this corridor in keeping
with the rural character of Westlake. Future additional pedestrian or
streetlights beyond the proposed bollard lights would need to blend
with the palette of materials identified in this document.
Site Furnishings
Site furnishings are a major contributor to a pedestrian -friendly
environment and include items such as benches, shade structures,
trash receptacles, bike racks, signs, traffic signals, tree grates, and
bollards. A pedestrian -friendly environment is greatly influenced by one's perceived level of
comfort. A shaded place to sit and relax enhances the level of comfort for the pedestrian. Street
furnishings can also provide a strong unifying element within the corridor, setting it apart with
a distinct identity. The color of the site furnishings should match or compliment the other
elements in the design vocabulary.
Monuments
It is critical for the success of a distinct corridor to have a strong entry statement as it sets the
standard and identity for the area as a visual icon. Gateways and landmarks properly located will
serve as a visual announcement to let people know they are entering a special area.
Paving
Enhanced paving treatments are one of the key features in a design vocabulary to introduce
color and texture into the streetscape environment. It is also an important component in traffic
calming which leads to a safer pedestrian realm. Paving materials should be durable due to the
heavy volume of traffic anticipated along F.M. 1938. The enhanced paving allow by TxDOT is
stamped and colored concrete.
Enhanced pavement materials can be used to establish a pedestrian priority. A change in
pavement texture or color signals drivers that the crosswalks are a pedestrian priority area. The
rough texture of enhanced paving and contrasting color will be a second indicator for drivers to
reduce their speed.
Landscaping
Street trees are key components to traffic calming and creating a successful
streetscape. A tree lined street not only helps define the vehicular corridor,
it also defines the pedestrian spaces while introducing rhythmic groupings
of color and texture. Street trees are also one of the vertical elements in
a streetscape that provide comfort and shade for pedestrians in the heat
of the summer and can also produce "visual friction". Visual friction uses
vertical and/or horizontal elements within the streetscape, such as street
trees, enhanced pavement, etc. to signal drivers that they have entered a
pedestrian realm. Drivers perceive they are driving within a pedestrian zone
which contributes to a greater awareness and slower speeds.
Place Making - A Family of Site Design Elements
A number of applications of the name and logo concepts, along with the
suggested vocabulary of forms, materials and colors, are illustrated. Although
the master plan cannot anticipate or detail every feature that will ultimately
make up the visual environment of the corridor, it illustrates sufficient
examples of a unified design vocabulary to facilitate translation into other
components.
Possumhaw Holly
Red Oak
Desert Willow
Cedar Elm
Eastern Red Cedar
Bur Oak
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30 Westlake - FM 1938 Enhancement Concepts
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T- w n o f W e s t l a k e
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tID 0 Ie0 210 360- N
Exhibit D
Resolution 13-25
A TRAFFIC IMPACT ANALYSIS FOR
WESTLAKE ENTRADA & GRANADA
A PROPOSED MIXED-USE DEVELOPMENT IN WESTLAKE, TEXAS
Prepared for:
The Village Company
6750 Hillcrest Plaza
Suite 325
Dallas, Texas 75230
Prepared by:
DeShazo Group
Texas Registered Engineering Firm F-3199
Engineers • Planners
400 South Houston Street
Suite 330 • Union Station
Dallas, Texas 75202
Phone: 214-748-6740
Fax: 214-748-7037
June 6, 2013
DeShazo #12187
DeShazo Group
Traffic. Transportation Planning. Parking. Design.
TECHNICAL MEMORANDUM
To: Michael Beaty
The Village Company
From: DeShazo Group, Inc.
Date: June 6, 2013
Re: A Traffic Impact Analysis for Westlake Entrada & Granada, a Proposed Mixed -Use Development
in Westlake, Texas (DeShazo #12187)
Introduction
The services of DeShazo Group, Inc. were retained by The Village Company to conduct a Traffic Impact
Analysis and Access Assessment for Westlake Entrada, a proposed mixed-use development located at the
intersection of SH 114 and Davis Blvd. (FM 1938) and Granada, an 84 -unit single-family development located
south of Solana Boulevard in Westlake, Texas (see Exhibit 1). The DeShazo Group is an engineering
consulting firm providing licensed engineers skilled in the field of traffic & transportation engineering.
This study will examine the potential traffic generated by the proposed development plan and will determine
the general availability of access and roadway capacity available to serve it. This report will be provided to
City of Westlake staff (Staff) and TxDOT for review to fulfill the associated requirements of the local approval
process.
Proposed Development Characteristics
The proposed Granada development includes 84 single-family dwellings and could be complete as early as
2016. The proposed Entrada development consists of over 1,745,000 sf of office, retail, residential and
related uses and is proposed to be fully developed by the end of 2020. Exhibit 2 offers a conceptual site plan
for the proposed developments.
Roadways and Accessibility
The following existing roadways will provide primary (direct) access to the subject site and are included in the
study area:
• SH 114 Frontage Roads
o Existing Configuration: 2/3 -lane, undivided roadways with additional left- and right -turn
lanes at major intersections.
• Davis Blvd. (FM 1938)
o Existing Configuration: a 6 -lane, divided roadway south of SH 114
Solana Boulevard / Kirkwood Boulevard
o Existing Configuration: a 6 -lane, divided roadway east of Davis Blvd. (FM 1938) and west of
SH 114 w/ a short section of 2 -lane, undivided between
o Master Thoroughfare Plan Designation: Major Arterial; 6 -lane, divided roadway
400 South Houston Street Suite 330 Dallas, Texas 75202 P. 214.748.6740 P. 214.748.7037 www.deshazogroup.mm
The following intersections will also be included in the impact analysis:
• The SH 114 EBFR @ Davis Blvd. (FM 1938),
• The SH 114 WBFR @ Davis Blvd. (FM 1938),
• The SH 114 EBFR @ Solana Blvd. (FM 1938),
• The SH 114 WBFR @ Kirkwood Blvd. (FM 1938),
• Davis Blvd. (FM 1938) @ Solana Boulevard,
• Davis Blvd. (FM 1938) @ one site driveway and
• Solana Blvd at three site driveways.
Traffic Volumes
The TIA presented in this report will analyze the operational conditions for the peak hours and study area as
defined above using standardized analytical methodologies where applicable. It will examine current traffic
conditions, future background traffic conditions and future traffic conditions with the proposed project fully
developed and operational. Once current traffic information was collected, future background volumes were
developed by applying an annual growth rate to the existing count data. Then, the traffic generated by the
proposed development was projected using the standard four -step approach: Trip Generation, Mode Split,
Trip Distribution and Traffic Assignment. By adding the site -generated traffic to the future background
traffic, the resulting traffic impact to operational conditions may be assessed from which mitigation
measures may be recommended.
Existing Traffic Volumes
Existing peak hour traffic volumes were collected in the study area on December 11th, 2012. These volumes
are shown in Exhibits 3 and 4. Detailed traffic counts can be found in the Appendix.
Site -Related Traffic Volumes
Trip Generation and Mode Split
Trip generation for the Project was calculated using the Institute of Transportation Engineers (ITE) Trip
Generation manual (8th Edition). ITE Trip Generation is a compilation of actual traffic generation data by land
use as collected over several decades by creditable sources across the country and it is accepted as the
standard methodology to determine trip generation volumes for various land uses where sufficient data
exists.
While it is normally assumed that the characteristics inherent to the ITE trip rates will adequately reflect
the travel/mode choices associated with a proposed development, a mixed-use development often displays
special trip generation characteristics. Reductions for internally captured trips and diverted or pass -by
traffic should be considered. For this study, reductions for 'internally captured or satisfied' trips have been
taken. Values to account for trips that are "internally satisfied" (trips that do not utilize the surrounding area
roadway network) were obtained using methodologies outlined in the ITE Trip Generation Handbook.
Reductions were applied to the PM peak hour for the mixed-use/retail and residential land uses. The
reductions account for pedestrian and/or vehicular trips that do not utilize the external roadways.
Reductions were not applied for pass -by traffic or transit services in the area. A summary of the daily and PM
Peak internal capture reductions for the proposed development is provided in Exhibit 5. A summary of the
site -related trips calculated for the proposed building program is provided in Table 1. The appropriate ITE
Trip Generation Manual -81h Edition excerpts are provided in the Appendix.
Table 1
Westlake Granada & Entrada Trip Generation
Land Use
Quantity
Daily
Traffic
Total
AM Peak Hour
In
Out
Total
PM Peak Hour
In
Out
210 Single -Family Detached
(Granada)
84 DU
886
69
17
52
90
57
33
210 Single -Family Detached
60 DU
650
52
13
39
66
42
24
230 Condominium/Townhouse
262 DU
1,487
112
19
93
132
88
44
254 Assisted Living
80 Beds
213
11
7
4
18
8
10
311 All -Suites Hotel
120 Rooms
749
58
39
19
32
13
19
710 General Office
262,200 SF
2,802
406
357
49
372
63
309
720 Medical/Dental Office
214,500 SF
8,556
493
389
104
552
149
403
730 Government Office Bldg
20,800 SF
1,434
122
102
20
25
8
17
814 Specialty Retail
192,250 SF
8,262
--
483
213
270
Sub Totals*
24,153
1,254
926
328
1,679
584
1,095
Internally Captured Trips*
2,316
0
0
0
132
66
66
Totals*
21,837
1,254
926
328
1,546
518
1,029
* includes Entrada traffic only, Granada traffic will be included in background traffic due to its early completion
Trip Distribution and Assignment
Traffic generated by the proposed Entrada development at site buildout conditions was distributed and
assigned to the study area roadway network using professional judgment to interpret the traffic orientation
characteristics of existing traffic volumes in the study area and a technical understanding of the available
roadway network. Exhibits 6 and 7 illustrate the approach and departure percentages assumed for Entrada
site -generated traffic in this study.
Traffic Volumes
Determination of the traffic impact associated with the Entrada Project is measured by comparing the
change in operational conditions before and after site -related traffic is added to the roadway system. This
involves the development of traffic volumes that include both background and site -related traffic. The site -
generated traffic was calculated by multiplying the trip generation values (from Table 1) by the
corresponding traffic approach and departure orientations (Exhibits 6 and 7). The resulting peak -hour site -
generated traffic volumes of the Project are summarized in Exhibits 8 and 9.
Future Background Traffic Volumes
The standard procedure for determining the future background or non -site -related traffic involves several
steps. The first is to determine an average annual growth rate for the roadways in the study area. The
second is to determine a buildout or horizon year for the analysis. Finally, the existing traffic volumes are
factored using the assumed annual growth rate for the selected number of growth years. For this project, we
have assumed a horizon/buildout year of 2020 and that an average annual growth rate of 3% will occur each
year for the next 8 years. In addition, the estimated traffic for the Granada development, which will be
completed well before the 2020 horizon year used for the Entrada analysis, was added to the existing
roadway system. Applying the 3%/year growth factor to the existing traffic volumes and adding the Granada
traffic yields the 2020 background volumes shown in Exhibits 10 and 11.
Future Background Plus Site Traffic Volumes
Adding the new site -related traffic from Exhibits 8 and 9 to the 2020 background traffic volumes shown in
Exhibits 10 and 11 yields the total peak period traffic volumes at the Project buildout year shown Exhibits 12
and 13.
Access Assessment
The access assessment portion of this study will examine two major areas:
1) The spacing between the proposed access points and adjacent access points and
2) The need for acceleration / deceleration lanes based on the projected turning movements at the
proposed access points.
Access Point -to -Access Point Spacing
The TxDOT Access Management Manual requires 305' between access points on a two-way facility with a
posted speed limit of 40 mph as is the case on Davis Blvd. (FM 1938) in the area of the proposed
development (see Appendix). The site plan (Exhibit 2) shows that Driveway 1 is located approximately 530'
south of the SH 114 frontage road. Therefore, the access point spacing requirements are satisfied on all
TxDOT facilities.
The City of Westlake controls the access spacing on Solana Blvd and requires 250' between a major
intersection and a limited -access (right -in -right -out) drive on a major arterial, 500' between a major
intersection and a full -access (left -in -left -out) drive on a major arterial and 250' between adjacent driveways
on a major arterial. Applying these criteria to the proposed site plan (Exhibit 2), we find that all of the
driveways meet the minimum physical spacing requirements, but we recommend that the median opening
shown at Driveway #2 on Solana Blvd be relocated to Driveway #3. This will maintain two full -access
driveways on Solana Blvd and will meet the City's driveway type spacing requirements.
Auxiliary Lane Assessment
The portion of the access assessment will examine the need for auxiliary or turn lanes based on the projected
turning movements at the proposed access points. Both TxDOT and the City of Westlake require that
auxiliary turn lanes be provided when the turning movements exceed 50 vehicles per hour for left or right
turns on a roadway with a speed of 40 mph or less (see Appendix). Applying the volume threshold standard
to the proposed site traffic (Exhibits 10 and 11) shows that auxiliary right turn lanes are required at all site
driveways and auxiliary left turn lanes are required at Driveways 3 and 4.
Traffic Impact Analysis
Analysis Methodology
Traffic operational conditions for unsignalized and signalized roadway intersections are quantitatively
measured in terms of average delay per vehicle in a one-hour period through the intersection as a function of
roadway capacity and operational characteristics of the traffic signal. The standardized methodology applied
herein was developed by the Transportation Research Board as presented in the Highway Capacity Manual
(HCM). HCM also qualitatively rates the overall delay conditions in terms of "Level -of -Service" (LOS) ranging
from "A" (free-flowing conditions) to "F" (over -capacity conditions). Generally, LOS D or better is considered
an acceptable condition for intersections in urban and suburban areas.
Summary of Results
The intersection capacity analyses presented in this study were performed using the Synchro 7 software
package. Table 2 provides a summary of the intersection operational conditions during the peak periods
under the analysis conditions presented previously. Detailed software output is provided in the Appendix.
The findings are as follows:
Existing (2012) Conditions
The following assumptions were included as part of the existing conditions analysis:
• The traffic volumes collected in December of 2012 are representative of average daily traffic levels,
• The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational,
• All other intersections are STOP-controlled and
• The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be
completed to its full 6-lane cross-section as part of the development of the proposed project.
As Table 2 indicates, the intersections of Solana at Davis Blvd. (FM 1938) and SH 114 at Davis Blvd. (FM 1938)
operate at acceptable levels during the morning and afternoon peak periods with future background traffic.
The unsignalized intersections of Solana and Kirkwood at SH 114, however, fail during the peak periods and
display excessive delays. A traffic signal is need at the intersections of Solana and Kirkwood at SH 114 in
order to provide acceptable levels of service to all movements during peak periods. A full traffic signal
warrant study should be completed for this location.
Future (2020) Background Conditions
The following assumptions were included as part of the future background conditions analysis:
• The proposed project will be fully developed by the end of the year 2020
• The traffic volumes collected in December of 2012 have been increased by 3% per year for eight
years to reflect the normal growth in the study area and represent average daily traffic levels for the
year 2020
• The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational
• The intersections of Solana and Kirkwood at SH 114 are STOP-controlled
• The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be
completed to its full 6-lane cross-section as part of the development of the proposed project
• All of the 84-unit Granada residential development south of Solana will be in place and this traffic is
included in the background volumes.
As Table 2 indicates, the intersections of Solana at Davis Blvd. (FM 1938) and SH 114 at Davis Blvd. (FM 1938)
operate at acceptable levels during the morning and afternoon peak periods with future background traffic.
The unsignalized intersections of Solana and Kirkwood at SH 114, however, fail during the peak periods and
display excessive delays. A traffic signal is need at the intersections of Solana and Kirkwood at SH 114 in
order to provide acceptable levels of service to all movements during peak periods. A full traffic signal
warrant study should be completed for this location.
Future (2020) Background Plus Site Conditions
The following assumptions were included as part of the future background plus site conditions analysis:
• The proposed project will be fully developed by the end of the year 2020
• The traffic volumes collected in December of 2012 have been increased by 3% per year for eight
years to reflect the normal growth in the study area and represent average daily traffic levels for the
year 2020
• The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational
• The intersections of Solana and Kirkwood at SH 114 are signalized
• The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be
completed to its full 6-lane cross-section as part of the development of the proposed project.
• All of the 84-unit Granada residential development south of Solana will be in place
As Table 2 indicates, traffic signals will be needed at the intersections of Solana @ SH 114, Kirkwood @ SH
114, Solana @ Davis and Solana @ Driveway 4/Granada Trail in order to provide acceptable levels of
service to all movements during peak periods. Full traffic signal warrant studies should be completed for
these locations.
Table 2
Intersection Levels of Service Results
2020
2012/2013
Intersection
Background
Background
+
Site
AM
PM
AM
PM
AM
PM
SH 114 WBFR at Davis
B
(13.6)
B
(13.0)
B
(10.3)
C
(23.8)
B
(12.4)
C
(34.9)
Boulevard
SH 114 EBFR
at Davis
B
(13.2)
B
(13.4)
B
(12.8)
C
(26.7)
B
(14.8)
D
(43.9)
Boulevard
EBL
A
(8.3)
C
(18.6)
A
(8.7)
D
(26.2)
A
(9.5)
F
(54.8)
EBTR
A
(7.4)
A
(9.2)
A
(7.9)
A
(9.7)
A
(8.9)
B
(12.8)
WBL
A
(9.0)
B
(12.0)
A
(9.9)
B
(14.2)
B
(12.0)
D
(25.7)
Davis Boulevard
WBTR
A
(7.8)
B
(10.2)
A
(8.2)
B
(11.2)
A
(9.2)
F
(55.0)
@ Solana
NBL
A
(7.6)
A
(9.5)
A
(7.8)
A
(9.8)
A
(8.5)
B
(11.7)
Boulevard
NBTR
A
(8.3)
C
(17.1)
B
(10.1)
D
(26.3)
B
(11.5)
F
(67.0)
SBL
A
(8.0)
A
(9.6)
A
(8.3)
B
(10.2)
C
(15.8)
C
(22.4)
SBTR
B
(10.1)
B
(12.5)
B
(11.9)
B
(15.0)
B
(13.3)
C
(20.4)
w/signal
A
(8.5)
C
(28.4)
NBT
A
(9.7)
B
(11.2)
B
(10.1)
B
(11.6)
C
(15.3)
B
(13.5)
N B R
A
(8.4)
B
(10.4)
A
(6.5)
B
(11.7)
A
(6.5)
C
(17.4)
SH 114 EBFR @
SBL
B
(11.1)
E
(39.9)
B
(14.5)
E
(46.6)
C
(16.1)
F
(138.4)
Solana
SBT
C
(18.6)
A
(9.4)
E
(36.7)
B
(11.1)
F
(178.2)
B
(14.2)
Boulevard
EBL
B
(12.4)
B
(10.1)
C
(21.1)
B
(11.6)
C
(15.3)
B
(12.0)
EBTR
A
(9.9)
A
(10.0)
B
(14.8)
A
(9.6)
F
(72.8)
B
(10.5)
w/signal
B
(14.0)
C
(22.9)
B
(13.2)
B
(20.0)
B
(15.1)
C
(28.6)
NBL
B
(15.0)
D
(34.0)
B
(14.5)
F
(51.2)
C
(16.1)
F
(119.4)
NBT
B
(13.3)
A
(9.6)
C
(15.8)
A
(9.9)
C
(19.3)
B
(10.1)
SH 114 WBFR
SBT
B
(12.2)
D
(28.5)
B
(12.6)
F
(52.4)
B
(13.7)
F
(71.1)
@ Kirkwood
SBR
A
(8.8)
A
(7.0)
A
(6.2)
A
(7.0)
A
(6.2)
A
(7.2)
Boulevard
WBL
C
(17.8)
C
(15.3)
E
(47.3)
D
(29.7)
F
(281.7)
C
(22.0)
WBTR
F
(59.0)
F
(66.0)
F
(95.1)
E
(39.4)
F
(455.6)
F
(138.8)
w/signal
B
(16.4)
C
(28.3)
B
(16.8)
C
(29.0)
C
(23.3)
0
(39.4)
Davis Boulevard
WBR
A
(9.8)
E
(37.7)
@ Driveway 1
Solana
Boulevard @
SBR
A
(9.4)
B
(10.9)
Driveway 2
Solana
EBL
A
(9.5)
B
(10.3)
Boulevard @
SBL
C
(18.7)
C
(19.1)
Driveway 3
SBR
A9.9
( )
B
(11.1)
EBL
B
(10.8)
A
(9.8)
WBL
A
(8.0)
A
(7.7)
A
(8.0)
A
(7.8)
Solana
NBL
B
(11.3)
B
(11.3)
C
(22.9)
D
(30.2)
Boulevard @
NBTR
A
(9.2)
A
(8.7)
A
(9.1)
A
(8.8)
Driveway 4/
Granada Trail
SBL
D
(33.1)
F
(140.0)
SBTR
B
(11.1)
B
(11.8)
w/signal
B
(15.0)
B
(16.4)
Conclusions and Recommendations
This report has examined the access and traffic impact of Westlake Entrada (a proposed mixed-use
development in Westlake, Texas) on the adjacent roadway system. The findings indicate the following
(please refer to Exhibit 14):
1) The median opening and associated eastbound left turn lane shown at Site Driveway #2 should
be relocated to Site Driveway #3,
2) Auxiliary lanes are required at Driveways #1, 2, 3 and 4,
3) the intersection of Davis Blvd. (FM 1983) and Solana Blvd should be studied for possible
signalization as part of the proposed Entrada development,
4) the intersection of SH 114 and Solana Blvd/Kirkwood Blvd should be studied for possible
signalization now,
5) Solana Blvd should be widened to its full 6 -lane, divided cross-section upon commencement of
development and
6) The intersection of Solana Blvd and Site Driveway #4/Granada Trail should be studied for
possible signalization and the signal should be constructed as part of the project development.
NOTE: Recommendations for public improvements within the study area presented in this report reflect the opinion of
DeShazo based solely upon technical analysis and professional judgment and are not intended to define, imply, or
allocate funding sources nor required improvements. Applicable legal precedent indicates that the Owner of a Project
should only be required to proportionately fund necessary infrastructure improvements that are directly attributable to
implementation of the Project. Such requirements will depend upon the individual circumstances of each project that
may be viewed differently by each particular agency/municipality.
END OF MEMO
Exhibit E
Resolution 13-25
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G&A CONSULTANTS, INC.
611 DALLAS DRIVE, SUITE 114
ROANOKE, TEXAS 76262
682-831-9712
FIRM NO. 1798
ENGINEER'S OPINION OF PROBABLE COST
Project: Solana Boulevard - Approximately 2250 LF
3 Lanes with Turn Lanes and Signage
Project No. 12123 Date: May 15, 2013
SHEET 1
OF
1
ITEM
N0,
ITEM DESCRIPTION UNIT
PLAN
QTY
UNIT
PRICE
TOTAL
COST
1
Signal at FM 1938 & Solana LS
1
$ 200,000.00
$
200,000.00
2
Mobilization LS
1
$
50,000.00
$
50,000.00
3
Site Preparation LS
1
$
50,000.00
$
50,000.00
4
Street Excavation CY
3200
$
20.00
$
64,000.00
5
Stabilized Subgrade SY
9500
$
4.00
$
38,000.00
6
Material For Stabilization TON
152
$
170.00
$
25,840.00
7
8" Concrete Pavement Sy
9000
$
40.00
$
360,000.00
8
Remove Existing Stripes LS
1
$
10,000.00
$
10,000.00
9
4" Wide Thermoplastic Stripes LF
4500
$
3.00
$
13,500.00
10
TYP II -C-R Pavement Markers EA
120
$
7.00
$
840.00
11
Erosion Control LS
1
$
5,000.00
$
5,000.00
12
Traffic Control LS
1
$
5,000.00
$
5,000.00
13
Recessed Curb Inlets EA
5
$
3,500.00
$
17,500.00
14
Junction Box EA
5
$
4,000.00
$
20,000.00
15
30" RCP LF
350
$
55.00
$
19,250.00
16
Trench Safety _ LF
350
$
1.00
$
350.00
17
Landscape LS
1
$
30,000.00
$
30,000.00
rz�
By:
It'^„' SUBTOTAL CONST. COST
"�„�.. :..............:: �� ENGINEERING
$
909,280.00
Date:
oROBER J.0 SURVEYING
d•o:• 86898 , Qd CONST. CONTINGENCY
$190,720.00
doc••,1{+ TOTAL PROJECT COST
$
1,100,000.00
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