Contents
Summary of the letter
This summary is editorial. It is written by the publisher of this website, not by the engineer, and it is provided only as a reading aid. Where it and the letter differ, the letter governs — its complete text appears below.
What was evaluated
Westward Environmental, Inc. was engaged to evaluate the existing condition of Lot 67, a parcel then under consideration for acquisition, adjacent to 230 Mount Villa Road in Pipe Creek, Texas. Curt Campbell, P.E. visited the site on March 28, 2025 and walked two areas: a base pad and a recently installed entrance drive.
What the engineer observed
The base pad, nearest the adjoining property, was mostly well-compacted cut material. A smaller, more recent area near the pad entrance had been placed over tree stumps and pushed-over vegetation without proper grubbing, and the engineer could not determine how much of the pad was built that way. He advised monitoring for settling, and concluded that if the pad is not intended to support buildings it is not a concern.
The entrance drive drew the adverse finding. A caliche drive had been covered with a thin layer of dry bagged concrete mix spread over the surface rather than mixed into the caliche, on a very steep natural slope. The engineer’s truck became stuck in the caliche on arrival, and the drive was difficult to walk down without sliding. In his opinion it would not function as day-to-day access for personal vehicles and could be dangerous, and may be suitable only for ATV traffic. Rutting and erosion were noted along the sides and at the lower end, and the caliche base would be expected to erode and wash downhill over time.
What the engineer recommended
That a purchaser would need to remove and, if desired, reconstruct the entry drive to adequately access the property. To return the land to a natural state instead, the caliche would need to be removed, returned to the onsite pit it came from, and the impacted area revegetated.
What it was estimated to cost
The attached estimate, dated April 7, 2025, totals $14,485.80 for that remediation work — project administration, site work, mileage, equipment rental and fuel, and seed mix. The letter states these are budgetary estimates for planning purposes and subject to change.
Source and provenance
| Author | Westward Environmental, Inc. — Texas Registered Engineering Firm F-4524, Texas Registered Geoscience Firm 50112 |
|---|---|
| Sealing engineer | Curt Garrett Campbell, P.E., Texas License No. 106851 |
| Project number | 11633.002 |
| Site visit | March 28, 2025 |
| Letter date | April 4, 2025 |
| Signature and seal date | April 7, 2025 |
| Cost estimate date | April 7, 2025 |
| Pages | 3 (2-page letter, 1-page cost estimate attachment) |
| Subject parcel | Lot 67, Castle Lake Ranch Section 2, Mount Villa Road, Pipe Creek, Bandera County, Texas |
Redaction disclosure
The copy published here is a redacted publication copy, and it is the only copy this site publishes. Every reference to the property owners by name — full names, courtesy-title forms, and the joint possessive — was removed and replaced with the bracketed labels listed below. Nothing else was altered.
The removal is a true redaction: the text was deleted from the PDF’s content stream rather than covered with black boxes, and document and XMP metadata were scrubbed, so the removed names do not survive anywhere in the file. The original carries no cryptographic PDF signature, so no digital signature was broken. The engineer’s ink signature, his Texas Professional Engineer seal, his contact details, the project number, the dates, and the property address are all deliberately preserved — a sealed professional statement is attributable by design.
Labels used in the text
| Label | Stands for |
|---|---|
| [The Property Owners] | Both owners, named in full in the original |
| [Property Owners] | Both owners, in the salutation |
| [the Owner] | The individual owner who walked the site with the engineer |
| [Owners’] / [the Owners] | The owners in the possessive and plural forms |
Cryptographic hashes
Two SHA-256 hashes are published. A hash discloses nothing about the contents of a file; it only proves whether a given file is or is not the exact one referred to.
| File | SHA-256 |
|---|---|
| Redacted publication copy the PDF published on this site |
9f4fb8cc11b8fe33f31b94ee62554ad94f20b0a241e5a2f50a4399a9dbaefa01 |
| Unredacted original not published; held offline |
3816e89f2d6bfbd0292cbf6c86915260af9c21b0eedbf9ff1588012631f66656 |
The first hash identifies exactly which bytes are published here. The second identifies the unredacted original, which is retained offline and is not published anywhere. Publishing its hash lets the original be matched against this record at any point in the future without disclosing any part of its contents.
The published document
The redacted copy preserves the original layout, the engineer’s seal, and his signature. It has a text layer — it is not a scan — so it is searchable and selectable.
Download the Engineer’s Opinion Letter for Mount Villa Road Lot 67 (PDF, redacted publication copy)Full text, page by page
What follows reproduces the redacted PDF exactly, page for page. The only differences from the original are the bracketed redaction labels described above. Spelling and punctuation are the engineer’s, including one typographical error, which is marked [sic] where it occurs rather than corrected.
Page 1 of 3
WESTWARD — Environmental. Engineering. Natural Resources.
westwardenv.com
Office: P.O. Box 2205, Boerne, TX 78006
Main 830.249.8284 | Fax 830.249.0221
Texas Registered Engineering Firm # F-4524
Texas Registered Geoscience Firm # 50112
April 4, 2025
[The Property Owners]
230 Mount Villa Road
Pipe Creek, Texas
Project No. 11633.002
Subject: Mount Villa Road – Lot 67
Site remediations
Dear [Property Owners],
Westward was hired by [The Property Owners] to evaluate the current conditions of a property under consideration for acquisition (Lot 67, subject property), located adjacent to their existing property at 230 Mount Villa Road, Pipe Creek, Texas. It was understood that the existing improvements to the subject property posed a concern to the client, based on the assumption that they would need to be removed from the property in order to effectively utilize the site and prevent excessive erosion and/or maintenance. Particularly the slope of the driveway was excessive.
On March 28th 2025, I, Curt Campbell, PE, visited the subject property and walked the areas in question with [the Owner]. The first area we inspected was a base pad located closest to the [Owners’] property. This pad appears to serve as a lookout area and [the Owner] mentioned that he may utilize the area for solar panels. It was noted that the majority of the pad appeared to be well compacted cut material from the adjacent slope. I did point out that a small area near the entrance of the pad appears to have been more recently added and the material was placed over tree stumps and pushed over vegetation. I could not determine how much of the pad had been built without proper grubbing. I mentioned to [the Owner] that he should monitor for settling. Assuming that this small pad is not anticipated to support any buildings, it is not a concern.
The next area we inspected was the recently installed entrance drive. When I initially arrived at the site I attempted to turn around at the entrance of the drive and the front tires of my truck became stuck in the caliche. When we walked to the drive it was noted that the caliche drive had been covered in a thin layer of dry concrete mix similar to the bag type from home improvement stores with no course aggregate in the mix (Portland Cement). It appears this was an attempt to strengthen the underlying caliche base. However, the concrete was not mixed into the caliche and was simply spread over the top. The drive appeared to be installed on a very steep natural slope. The driveway was difficult to walk down without sliding and in my opinion would not function as a day-to-day access for personal vehicles and could be dangerous. Tracking onsite indicates that the drive has been used for ATV traffic, and in my opinion, the driveway may be suitable only for these types of vehicles. It was noted that the caliche material was sourced onsite from a small pit near the base of the drive. Rutting and erosion was noted along the sides of the drive and at the lower end of the drive. In its current condition, it would be expected that the caliche base will be eroded over time and washed down the hill.
Page 2 of 3
It is my opinion that whoever purchases the property would need to remove and, if desired, reconstruct the entry drive to adequately access the property. It is understood that [the Owners] desire to return the property to its natural state. In order to achieve this, the caliche would need to be removed, placed back in the onsite location from which it was sourced, and the impacted area revegetated. We have prepared the attached cost estimate for this remediation sitework as described.
If you require any additional information, please contact the Westward office at 830-249-8284.
Respectfully submitted,
Westward Environmental, Inc.
(signature, dated 4/7/2025, over Texas PE seal: Curt Garrett Campbell, No. 106851, Licensed Professional Engineer)
Curt G. Campbell, P.E.
Senior VP Engineering & Natural Resources
TX License No. 106851 | TX Firm No. 4524
ccampbell@westwardenv.com
Distribution: Addressee; WEI: 11633.002 File
Attachment: Remediation Cost Estimate, 4/7/2025
Page 3 of 3 — attachment
Attachment Lot 67 Remediation Cost Estimate
Mount Villa Rd., Pipe Creek, TX — dated 4/7/2025, Project No. 11633.002
| Item | Units | Rate | Cost |
|---|---|---|---|
| Project Initiation & Administration (Hrs) | 6 | $150.00 | $900.00 |
| Site Work (Hrs — including travel time) | 50 | $175.00 | $8,750.00 |
| Mileage (4 round trips) | 240 | $0.67 | $160.80 |
| Equipment Rental, Fuel & Fees | 1 | $4,300.00 | $4,300.00 |
| Seed Mix (lbs) | 6 | $62.50 | $375.00 |
| TOTAL | $14,485.80 |
Costs provided here are budgetary esitmates [sic] only, provided for planning purposes, and are subject to change.
What this letter does not determine
The letter is an engineer’s opinion about conditions observed on one day. It is not, and does not substitute for, any of the following:
- a boundary survey or any determination of property lines or acreage;
- a geotechnical investigation;
- a final engineering design;
- a permit approval, zoning determination, or septic authorization;
- an access certification or a utility commitment;
- a statement of current site conditions.
Its observations are dated March 28, 2025. Conditions on the ground may have changed since. Nothing on this page reports the parcel’s recorded ownership, its appraisal-district record, or any governmental approval; those are separate questions with separate sources.
Site notice
This website republishes and summarizes Westward Environmental, Inc.’s Engineer’s Opinion Letter, Project No. 11633.002. Statements attributed to the report concern observations made on March 28, 2025. The website does not expand the report’s scope or create a right of reliance. Neither the website nor the report is represented as a boundary survey, geotechnical investigation, final engineering design, permit approval, zoning determination, septic authorization, access certification, utility commitment, or statement of current site conditions. Readers should independently verify current conditions, boundaries, access, restrictions, permits, utilities, and development requirements.
The report is the work of Westward Environmental, Inc. This website is not operated by Westward Environmental, Inc.; it is operated by the party that commissioned the report.
The letter is published as a clearly labeled redacted copy; the owners’ names have been replaced with neutral labels. No other content has been altered.
Publication history and corrections
| First published online | August 1, 2026 |
|---|---|
| Source report | Westward Environmental, Inc., Project No. 11633.002, dated April 4, 2025, signed and sealed April 7, 2025 |
| Source PDF status | Redacted publication copy |
| Transcription version | 1.0 |
| Corrections | None |
Corrections are made visibly and dated here rather than silently. The published PDF is immutable: if a corrected derivative is ever needed it will be added under a new dated filename, the existing file will remain in place, and this page will explain the difference. The historical report is never revised to reflect later conditions — changes in the parcel’s status are recorded on the parcel page instead.