HomeMy WebLinkAbout; Ponto Beachfront Village Sewer Study; Ponto Beachfront Village Vision Plan Sewer Study; 2006-10-11
PONTO BEACHFRONT VILLAGE
VISION PLAN
SEWER STUDY
FINAL
OCTOBER 2006
PREPARED BY:
TABLE OF CONTENTS
SECTION PAGE
1.0 EXECUTIVE SUMMARY...............................................................................1-1
2.0 INTRODUCTION
2.1 Purpose of Study ................................................................................2-1
2.2 Scope of Work....................................................................................2-1
3.0 EXISTING CONDITIONS
3.1 Existing Properties...............................................................................3-1
3.2 Existing Topographic Mapping........................................................3-1
3.3 Existing Utilities.....................................................................................3-2
3.4 Existing Sewer Facilities......................................................................3-2
4.0 PROPOSED PLANNED IMPROVEMENTS
4.1 General ...............................................................................................4-1
4.2 Carlsbad Coast Hotel and Timeshare ............................................4-1
4.3 Carlsbad Coast Mixed Use Center .................................................4-1
4.4 Ponto Resort........................................................................................4-2
4.5 Hilton Hotel..........................................................................................4-3
4.6 Other Study Area Parcels .................................................................4-3
5.0 PROPOSED SEWER IMPROVEMENTS
5.1 General ...............................................................................................5-1
5.2 Gravity Sewer Alternative.................................................................5-1
5.3 Gravity Sewer/Lift Station/Force Mains Alternatives ....................5-5
6.0 CONCLUSIONS AND RECOMMENDATIONS
6.1 Conclusion ..........................................................................................6-1
6.2 Recommendations............................................................................6-1
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LIST OF FIGURES
FIGURE
FOLLOWS
PAGE
1 Project Location Map .......................................................................2-1
2 Property Owners and Parcel Information ......................................3-1
3 Existing Utilities.....................................................................................3-2
4 Land Use Information .......................................................................4-1
5 Proposed Carlsbad Coast Hotel and Timeshares ........................4-1
6 Proposed Carlsbad Coast Mixed Use Center ..............................4-1
7 Proposed Ponto Resort .....................................................................4-2
8 Proposed Wave Crest Resorts II LLC Hilton Hotel ..........................4-3
9 Gravity Sewer Preliminary Alignment Plan- Option 1...................5-1
10 Gravity Sewer Preliminary Alignment Plan- Option 1...................5-2
11 Grading for Future Ponto Drive (North)..........................................5-2
12 Grading for Future Ponto Drive (South ...........................................5-2
13 Future Ponto Drive and Beach Way Intersection .........................5-2
14 Aerial Photograph of Seven Individual Parcels.............................5-2
15 Cross Sections Along Future Ponto Drive........................................5-3
16 Typical Cross Section for Sewer Service in non-Fill Areas.............5-3
17 Gravity Sewer/Lift Station Preliminary Alignment Plan
- Option 2A..........................................................................................5-5
18 Gravity Sewer/Lift Station Preliminary Alignment Profile
- Option 2A .........................................................................................5-5
19 Gravity Sewer/Lift Station Preliminary Alignment Plan
- Option 2B ..........................................................................................5-6
20 Gravity Sewer/Lift Station Preliminary Alignment Profile
- Option 2B .........................................................................................5-6
21 Gravity Sewer/Lift Station Preliminary Alignment Plan
- Option 3 ...........................................................................................5-7
22 Gravity Sewer/Lift Station Preliminary Alignment Profile
- Option 3 ...........................................................................................5-7
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LIST OF TABLES
TABLE
FOLLOWS
PAGE
5-1 Option 1, 8-Inch Gravity Sewer with Earthfill..................................5-5
5-2 Option 2A, Gravity Sewer/Lift Station (East Boundary)................5-6
5-3 Option 2B, Gravity Sewer/Lift Station .............................................5-7
5-4 Option 3, Gravity Sewer/Lift Station (Open Space).....................5-8
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APPENDICES
A Assessor Parcel Information
B Record Drawings
C Projected Sewer Flows
D Site Photographs
D-1 Frontage Along Existing Ponto Drive
D-2 Westerly Right-of-Way for Future Ponto Drive
D-3 Easterly Right-of-Way for Future Ponto Drive
S ECTION 1.0 EXECUTIVE SUMMARY
On June 8, 2006 the City of Carlsbad authorized Daniel Boyle Engineering to prepare
the Ponto Beachfront Village Vision Plan Sewer Study that would recommend an
alternative for providing sewer service from a more regional approach to the study
area. The basic sewer alternatives presented in the Ponto Beachfront Village Vision
Plan from May 2005 would be included in the options to be considered.
The existing topographic and proposed site plan information related to four proposed
developments were compiled into an existing base plan, complete with topo-
mapping and existing utilities, and an overall, area wide, proposed site plan.
The proposed development types are as follows:
¾ Carlsbad Coast Hotel (180 units) and Time Shares (125 units). Also included
are 3,700 square feet of retail/restaurant space and a parking garage.
¾ Carlsbad Coast Mixed Use Center with 128 townhome/condominium units, 24
residential stacked flat units, 9 live/work lofts, 30,000 square feet of retail/
restaurant uses and a four level parking garage.
¾ Ponto Resort consists of a total of 269 units of hotel/extended stay
apartments, retail/restaurant uses within two separate projects. Two hundred
sixteen units are proposed on the northerly parcel and 53 units on the
southerly parcel.
¾ Hilton Hotel development consists of a 215-unit resort hotel, 12,820 square
feet of meeting space, a restaurant and a spa. A multi-level parking garage
is also planned for the site.
Eight parcels within the study area do not have development plans. Of these eight
parcels, five currently have residential land uses and three have commercial uses.
A gravity sewer option and two gravity sewer/lift station alternatives were reviewed
and illustrated for this report. The gravity sewer option requires existing roadway areas
to be removed and reconstructed at higher elevations than the existing roadway. The
maximum fill within the roadway is approximately six feet. This option would require the
proposed pad elevations in one development to be raised one foot to accommodate
the gravity sewer. The existing small parcels fronting Ponto Drive (and Carlsbad
Boulevard) are not high enough in elevation to use this proposed sewer without
significantly raising their pad elevations.
The gravity sewer/lift station alternatives eliminate the need for placing of fill within the
roadways. These alternatives have a higher capital and operations and maintenance
costs than the gravity alternative.
The gravity sewer Option 1 is the preferred alternative with a preliminary Opinion of
Probable Construction Cost of $2,900,000.
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S ECTION 2.0 INTRODUCTION
2.1 PURPOSE OF STUDY
In May of 2005, the City of Carlsbad approved the draft of the Ponto Beachfront
Village Vision Plan. The study area, which consists of approximately 50 acres of land is
shown on Figure1. This plan establishes guidelines for the development of the Ponto
Study area which is a relatively narrow strip of land bounded by Ponto Drive on the
north, the San Diego Northern railroad on the east, Batiquitos Lagoon on the south and
Carlsbad Boulevard on the west. These guidelines would foster development of the
area with a variety of land uses to “strengthen and stimulate the economic base,
enhance commercial and recreational functions, increase amenities to benefit the
public, increase and improve the affordable housing supply and assure quality design
in the area’s development”.
As a result of the establishment of these guidelines, four major development projects
have been proposed encompassing approximately 17 of the 25 parcels in the study
area. Each of these developments has proposed methods of providing sewer service
to their respective projects and conveying their wastewater flows to the existing
gravity trunk sewer along the easterly side of the railroad right-of-way. The purpose of
this study is to evaluate alternatives to providing sewer service to these developments
with a more “regional approach” and determine, from an area perspective, an
overall strategy that provides an economical, long term solution for both the City and
the developments.
The property owners and their consultants for these developments have contributed
and cooperated with the City in the development of this study by providing their
proposed plans, development timelines and other pertinent information.
2.2 SCOPE OF WORK
On June 8, 2006, Daniel Boyle Engineering (DBE) was authorized by the City of
Carlsbad in accordance with Exhibit A of the Agreement for Professional Services, to
prepare the Ponto Beachfront Village Vision Sewer Study. DBE has been authorized to
prepare this Draft Study and it includes the following Task Nos. 1 through 3:
TASK 1 PROJECT MANAGEMENT
1.1 Daniel Boyle Engineering (DBE) will manage this project with responsibility for the
execution of the overall work effort. DBE will provide project management and
administration including attending meetings, quality control/quality assurance, utility
and subconsulting coordination, scheduling, budgeting, progress reporting, and
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Section 2 Introduction
CONTINUED
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invoicing. DBE’s Project Manager will monitor and direct work activities on this project
in accordance with the contracted work scope and schedule. Regular project team
meetings will be held in at least bi-weekly intervals to review work in progress.
1.2 Meetings – The Project “Kick-Off” Meeting will be held within a week of the Notice
to Proceed. This meeting should include staff from the City of Carlsbad Engineering
Department and DBE. The primary objective is to establish project protocol, obtain the
City’s record information, and identify key technical issues.
1.3 Attend three progress meetings during the course of the preparation of the
Preliminary draft report. DBE shall provide agenda and meeting minutes.
1.4 “Stakeholders” workshop, conduct a workshop between the City, the property
owners and NCTD prior to the submittal of the Preliminary Report. Meeting minutes will
be prepared and any unresolved issues brought up at that meeting will be discussed
with the City at a progress meeting.
1.5 Meet with property owners and their representatives to discuss their proposed
developments and methods of sewering their projects. Obtain plans and digital files
from the owners in order to compile a composite for all four properties. A maximum of
two meetings are proposed for each owner.
1.6 Regular communications will be facilitated through the Project Manager. DBE’s
staff and other team members will be available to meet with CMWD personnel to
discuss technical or administrative issues to keep the project on track.
1.7 Project management will include a Quality Control/Quality Assurance Program to
review the preliminary report and the final report.
Task 2 FIELD RECON, DATA & UTILITY RESEARCH
2.1 DBE shall perform a reconnaissance survey to become familiar with the property,
develop a photographic inventory, and identify difficult construction areas. DBE shall
obtain and review all available reports, topographic maps, drawings, and other
information from the City of Carlsbad, and from other local agencies.
2.2 DBE shall collect and review utility maps and information regarding abandoned,
existing, and proposed utilities corresponding to the subject property and any
proposed sewer alignment. Utility maps shall be reviewed to determine potential
conflicts with the proposed pipeline. A utility search and conflict resolutions shall be
coordinated with the agencies listed above.
Section 2 Introduction
CONTINUED
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2.3 DBE shall obtain plans and digital file s for the proposed developments that will
encompass the four properties. The files shall be reviewed and data and plotting
control revised so that all files are consistent.
2.4 After revising the file information for consistency, create a composite base map for
the Ponto Beachfront Village area to utilize for analysis of existing conditions and
preparation of exhibits to illustrate the two alternatives. Additionally, final contours will
be generated to depict the general pad elevations necessary for the alternatives to
be successful.
Task 3 PROJECT REPORT
3.1 DBE shall prepare a preliminary project report that will discuss two alternatives, a
gravity sewer solution and a combination gravity sewer/pump station solution as
preliminarily discussed in the City’s Ponto Beachfront Village Vision Plan and
referenced in the City’s RFP dated May 1, 2006. The following items will be included as
a minimum in the discussion of a gravity sewer alternative:
• Determine the minimum pad elevation to achieve gravity flow
• Determine an alignment and size of gravity sewer
• Identify conflicts with existing infrastructure
• Discuss the fill impact on existing homes
• Provide cost estimates for construction
• Identify permitting requirements
The following items shall be included as a minimum for the combination gravity/pump
station alternative:
• Determine a location for a lift station
• Determine the depth of the lift station
• Provide a discussion of the issues associated with the lift station (i.e.
aesthetics, odor)
• Provide cost estimates for construction
• Determine right of way requirements and cost estimates to obtain
right of way for the lift station
• Identify any conflicts with existing infrastructure
• identify permitting requirements
An exhibit will be prepared for each alternative that depicts topographical features,
existing utilities, existing improvements, City facilities and other improvements that may
Section 2 Introduction
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affect any proposed sewer alternatives. The report shall include a discussion of the
comparison of the alternatives.
Following submittal of the preliminary project report, DBE shall meet the City to discuss
their comments. A summary of written responses to all review comments shall be
submitted to the City within three working days after receipt of City comments. A final
report shall be submitted within five working days after receiving the City’s comments.
This draft report represents the completion of all tasks up to and including the submittal
of the draft report.
SECTION 3.0 EXISTING CONDITIONS 3.1 EXISTING PROPERTIES
The Ponto Beachfront Village Vision Sewer Study area consists of approximately 25
parcels varying in size from 0.13 acres to 15.8 acres. The study area has four major
projects that have submitted preliminary development plans to the City of Carlsbad.
Those projects and their contacts are:
Ponto Resort:
Dale Schreiber
7290 Ponto Drive
Carlsbad CA 92011
Phone: (760) 438-2140
Carlsbad Coast Mixed Use:
c/o Stan Weiler
Howes Weiler & Associates
2382 Faraday Avenue Suite 250-22
Carlsbad, CA 92008
Phone: (760) 929-2288
Hilton Carlsbad Beach Resort:
c/o Bill Hofman
Hofman Planning Associates
5900 Pasteur Court, Suite 150, Carlsbad, CA 92008
Phone: (760) 438-1465 Fax: (760) 438-2443
Carlsbad Coast Hotel and Timeshare:
c/o Tom Delaney
Springline Associates
515 North Highway 101
Solana Beach, CA (California) 92075-1132
Phone: (858) 720-1793
Figure 2 illustrates the location of these developments within the study area. A
complete list of the area’s property owners can be found in Appendix A.
3.2 EXISTING TOPOGRAPHIC MAPPING
In order to prepare a base map for the project area, as mentioned in Task 2.4 of the
Scope of Work, topographical mapping information was collected from the four
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Section 3 Existing Water Facilties
CONTINUED
developments and from the City’s GIS department. This information was reviewed for
consistency related to the information shown, as well as the basis for the vertical datum
of the mapping. Three of the developments utilized the NAD 1929 Datum for their
mapping and one of the developments and the City used the NAVD 1988 datum for
the mapping. Since all of the record drawings for the utilities appeared to have used
the NAD 1929 datum as well, the existing topographic base plan for this study is based
on NAD 1929 datum. The City’s topo information was not used to create a base plan
for the project, but utilized as a general comparison to the topographic mapping from
each development. In order to adjust the mapping from the proposed Hilton
development from NAVD 1988 to NAD 1929 we utilized the information contained on
the website provided by the National Geodetic Survey (www.ngs.noaa.gov) which
indicated that an approximate conversion factor for this area was to subtract 2.2 feet
from the former datum, to arrive at an elevation for the latter datum. The conversion
factor was then applied to the digital information in Hilton’s topo file, the contours re-
created and the file was combined with the topo files for the other three
developments. An existing base plan was created from this file.
3.3 EXISTING UTILITIES
Underground Service Alert provided a list of utility companies that had facilities in the
area. Those companies were contacted and record drawings of their facilities were
obtained. Figure 3 is a composite site plan of the area and shows the existing utilities
that have been identified in the project area. This exhibit contains all of the major
utilities that were mentioned in Chapter 4 of the Ponto Beachfront Village Vision Plan
plus the water mains. As mentioned in the Vision Plan, several large sized facilities
including a storm drain, two sewer force mains and a high pressure gas main will have
to be relocated as part of the development plans for the parcels centered within the
study area. The relocation of these facilities will require coordination with the design of
the proposed sewer improvements in order to avoid any potential conflicts.
A complete listing of the record drawings reviewed for this project can be found in
Appendix B.
3.4 EXISTING SEWER FACILTIES
Refer to Figure 3. A 15-inch diameter gravity sewer exists along the easterly side of the
railroad right-of-way and flows northward to the Encinas Water Reclamation facility.
Also a sewer lift station exists at the westerly end of Knots Lane on the easterly side of
the railroad right-of-way, south of Avenida Encinas. This station pumps flows that
eventually discharge into the previously mentioned 15-inch diameter gravity line. This lift
station has an existing 10-inch diameter stub at the easterly side of the railroad property.
This stub was constructed so that future flows from the west could gravity flow to the
Knots Lane sewer lift station.
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SECTION 4.0
PROPOSED PLANNED IMPROVEMENTS
4.1 GENERAL
The land uses proposed for the area within the Ponto Beachfront Village Sewer Study
are shown on Figure 4 and are generally consistent with the land uses proposed in the
Vision Plan. Each development has submitted at least preliminary site plans to the City.
The individual developments will be described briefly in the following paragraphs. The
pad elevations shown on the exhibits that follow are based on information furnished by
the developer and have not been approved by the City of Carlsbad.
4.2 CARLSBAD COAST HOTEL AND TIMESHARE
The site is generally located east of Carlsbad Boulevard and south of Avenida Encinas
on approximately 23 acres. See Figure 5 for the preliminary site plan. Primary access
to the site will be from Avenida Encinas. The proposed project includes approximately
180 hotel units, 125 timeshare units, 3,700 square feet of retail/restaurant space and a
two level parking structure. All of the hotel and timeshare used are proposed with a
series of 5 three-story structures all reaching a maximum height of 35 feet.
The existing General Plan is T-R/C/OS and Zoning is PC. The proposed project is
consistent with the existing General Plan Land Use and Zoning and will therefore only
require discretionary approvals.
The proposed pad elevations for the time share units vary from 52.5 to 55 and the finish
floor of the hotel is proposed to be 54.0. This project can be sewered directly to the 10-
inch diameter sewer stub from the Knots Lane Lift Station on the easterly side of the
railroad tracks. The project is planned to be completed in phases beginning in early
2008 with the hotel and possibly an initial phase of the timeshares.
4.3 CARLSBAD COAST MIXED USE CENTER
This proposed development is located immediately north of Avenida Encinas with
portions of the site extending 1,100 feet northerly of Avenida Encinas along the
easterly side of Ponto Drive on approximately 23 acres. Primary local access to the
project is provided via Ponto Road. See Figure 6 for the proposed preliminary site plan.
This project proposes development on both sides of Ponto Drive. On the west side of
Ponto Drive the site plan calls for mixed uses of 30,000 square feet of restaurant/retail
space, 24 residential stacked flats, 9 live/work units and a four level parking structure.
All structures are proposed with the height limit of 35 feet. The proposed pad
elevations for this part of the development would range between 44 and 45.
Section 4 Proposed Planned Improvements
Continued
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On the easterly side of Ponto Drive the preliminary site plans call out for a 128-unit
townhome development consisting of 10 buildings (height limit of 35 feet). The
assumed proposed pad elevations for townhomes would range approximately 46 on
the northerly end of the development to approximately 49 on the southerly end.
Depending on the final pad elevations, the majority if not all, of this site could be
sewered by a gravity sewer flowing southerly to the existing stub at the west side of the
Knots Lane sewer lift station.
The existing General Plan Land Use Designation for the Carlsbad Coast Mixed-Use
residential project is UA/TR/C. The zone designation for the site is PC. The property is
within the Poinsettia Properties Specific plan.
In addition to the various discretionary actions, the project will require a General Plan
Amendment, Zone Change and Local Coastal Program Amendment.
The project is scheduled to start construction in early 2008.
4.4 PONTO RESORT
The proposed Ponto Resort development also has portions of its improvements on
either side of the existing Ponto Drive, see Figure 7. The site is generally located on the
northeast corner of future Beach Way and Ponto Drive and the southwest corner of
future Beach Way and Ponto Drive. The total land area for both properties is 5,26
acres. Primary access is proposed from future Beach Way for the northeastern
property and Ponto Drive for the southwestern property.
The northerly portion of the project which encompasses APN 214-160-25 and 214-171-
11 will consist of a 216-unit hotel/extended stay hotel project. The southerly portion of
the project, west of Ponto Drive, will contain mixed uses of retail and 53 extended stay
apartments. The project consists of two structures that will house hotel rooms,
underground parking, lounge, restaurant and retail spaces. Structures are proposed as
three-story with a maximum height of 35 feet.
In addition to various discretionary actions, the project will require a Zone Change and
Local Coastal Program Amendment.
The preliminary pad elevations proposed by the developer are 45.0 for the hotel
project and 43.0 for the mixed use project. These pad elevations represent a proposed
fill of 0 to 6 feet across the northerly parcel and 0 to 3 feet over the mixed use parcel.
This portion of the study area has the lowest existing elevations of the developable
parcels.
Currently this project is scheduled to start construction in 2010.
Section 4 Proposed Planned Improvements
Continued
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4.5 HILTON HOTEL
The Hilton Hotel development is located on the northerly end of the study area and is
generally located on the east side of Carlsbad Boulevard, south of Poinsettia Lane and
covers approximately 8.015 acres of land. Primary local access to the project is
provided via Ponto Road. The proposed concept site plan can be seen on Figure 8.
The proposed project would include 215 hotel rooms, 12,820 square feet of meeting
space, a restaurant, a spa and a multi-level parking structure.
The main 215-room hotel building and a parking structure will be on the eastern end of
the property. The main hotel will be one story at the northern end, adjacent to the
single family homes and then will increase to three stories further south. The grounds
will include a pool area, public pedestrian trail and public snack bar/café along
Carlsbad Boulevard.
The project will provide a number of publicly accessible amenities totaling
approximately 24,000 square feet including ocean front meeting rooms for weddings
and functions, public spa, restaurant, snack bar/café and pedestrian trail along
Carlsbad Boulevard.
The project encompasses the ownership of the future right-of-way for Ponto Drive to
the south, behind the parcels along the frontage road, but the road is not fully
designed due to grading and access issues. To date the design of the future Ponto
Drive terminates just south of the parking structure.
The existing General Plan Land Use Designation for the Hilton Carlsbad Beach resort is
RMH/TR with approximately 1.5 acres of designated TR at the northernmost end of the
site. The zone designation for the site is CT-Q/RDM-Q, with the northernmost 1.5 acre
parcel designated CT-Q. The northernmost 1.24-acre parcel of the property is CT and
the General Plan designation is TR.
The proposed pad elevation for the hotel is 58.0.
Construction is proposed to begin in late 2007 or early 2008.
4.6 OTHER STUDY AREA PARCELS
There are eight individually-owned parcels within the study area that currently do not
have any type of development plan submittal into the City. Currently these parcels
foster a variety of land uses from residential to commercial. Refer to Figure 4 for the
location of these parcels. Due to the design of the developments occurring around
these parcels and the proposed pad elevations required for those developments a
Section 4 Proposed Planned Improvements
Continued
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significant amount of fill will be required to be placed on these parcels when they are
developed. This fill will range from 2 to 3 feet over APN 214-160-28 to 2 to 6 feet over
the parcels which front Carlsbad Boulevard. The latter parcels actually front the
current alignment of Ponto Drive, but that current alignment is to be abandoned in the
future in accordance with Ponto Beachfront Village Vision Plan.
One additional parcel within the study area is labeled as open space on Figure 4. This
parcel was created by a combination of abandoned road and railroad right-of-ways.
It contains the lowest ground elevations in the study area.
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SECTION 5.0
PROPOSED SEWER IMPROVEMENTS
5.1 GENERAL
Each of the four primary developments within the study area has proposed
options to resolve their particular design challenge as it relates to providing sewer
service to their respective project. Initially, several smaller pump stations along
with gravity sewers were proposed and although these solutions would solve the
challenge of sewering the parcels, the City would be responsible for all the future
operations and maintenance costs of these stations.
The Ponto Beachfront Village Vision Plan suggested two potential design
concepts that would provide sewer service to the entire study area based on
assumed land uses and site plans. The design concepts consisted of a gravity
sewer that would serve all the developments, or a combination of gravity sewers
and a pump station. The gravity sewer option would require crossing the railroad
right-of-way one time and the gravity sewer/pump station option would require
two crossings of the railroad right-of-way. One of the goals of this study is to
determine alternatives to providing sewer service that would represent the
optimum “regional outlook” within the study area. Utilizing the topographic
mapping and utility plans discussed in Section 3 and the developer-furnished site
plans as described in Section 4, the two basic design concepts proposed in the
Vision Plan have been refined. The gravity sewer/pump station design concept
has several variations which will be discussed but only two will be illustrated. As
each concept is presented the advantages and disadvantages will be
discussed.
5.2 GRAVITY SEWER ALTERNATIVE
Figure 9 illustrates the gravity sewer alternative. In this alternative a connection
would be made to the existing 10-inch diameter stub to the Knots Lane sewer lift
station and the 10-inch diameter sewer would be extended at a minimum 0.5
percent grade westerly under the railroad right-of-way within a 21-inch, inside
diameter casing. It would then be extended as shown on Figure 9 northerly
through the study area as an 8-inch diameter sewer at a minimum of 0.5 percent
slope.
Due to the depth of the gravity sewer as it traverses beneath Avenida Encinas,
trenchless methods such as jack and bore or directional drilling would be used to
construct an approximate 300 section of the gravity sewer. As discussed
previously the central portion of the study area, from a north/south perspective,
has the lowest elevations. In order to accommodate a gravity sewer alternative,
Section 5 Proposed Improvements
Continued
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the roadway and the existing grades along the proposed gravity sewer
alignment would have to be raised as much as 6 feet. Refer to Figure 10.
Additionally, Figure 9 indicates the limits on the fill required within the road right-
of-way.
Refer to Figure 10 for the sewer profile.
The placement fill within the existing improved road section along Ponto Drive
would require the removal and replacement of some of the existing roadway
improvements. A review of the development plans for the Ponto Resort, where
the maximum potential fills are needed, indicated that the existing grades were
planned to be raised not only over the parcels, but within the roadways as well.
The fills within the roadway are required in order to make a reasonable transition
to the existing grades along Carlsbad Boulevard. A drawback to the gravity
sewer alternative is the coordination of where the road reconstruction can occur
without isolating owners from their home or business. Access to Carlsbad
Boulevard from the existing Ponto Drive frontage road may have to be
temporarily re-instated to allow ingress and egress from the individual parcels
along the frontage road during the road reconstruction. Additionally, the
placement of fill along the future northerly extension of Ponto Drive behind the
frontage road properties may make it difficult for residents to access the rear of
their properties with their vehicles. Transition slopes would have to be 5:1 in those
areas where access to the rear of the lot is required.
Figures 11 and 12 shows the grading required for a roadway designed with the
minimum cover of the proposed sewer main profile shown in Figure 10. Figure 13
indicates an enlargement of the area at the intersection of Beach Way and
Ponto Drive. The finished surface elevations for the roadway are shown at 100-
foot intervals and can be compared to the proposed pad elevations for the
various developments. These pad elevations were either furnished by the
developers’ consultants or assumed by reviewing the existing grades. Refer to the
legend on Figure 9 for the source of pad elevation. Figure 12 reveals that only the
Ponto Resort parcels may require additional fill to raise the pad elevations over
and above what was indicated on the preliminary site plan for the project. If the
proposed pad grades were raised by one foot on these parcels to assure surface
drainage to the new street elevations, approximately 6,500 cubic yards of
compacted fill would be required.
Figure 14 shows an aerial view of the 7 parcels along the existing Ponto Drive
frontage, that are not currently part of any redevelopment plan, with the grading
for the road over the proposed sewer indicated thereon. As can be seen from
the Figure, two of the parcels, APN Nos. 214-160-06 and 214-160-35, utilize the
future Ponto Drive alignment as a point of access to the east side of the parcel.
Section 5 Proposed Improvements
Continued
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY PAGE 5 - 3
With the proposed road fill in that area being in the 3 to 4 foot range, the grades
leading to these points of access may need to be reconstructed if it is deemed
that they are a legal point of access and are required to be “usable” in the
future. Figure 15 illustrates what a cross section of the reconstructed access
points may be look like. Additionally, a similar driveway reconstruction may be
needed for the Ponto Storage facility, depending on the timing of their proposed
development. From Figure Nos. 13 and 14 it can be shown that other storm
drain/drainage improvements will be required for the road construction at the
Beach Way/Ponto Drive intersection. It should be noted that future road
improvements in this area will have greater impact on future pad elevations than
the proposed sewer.
The finished surface elevations for the road required for minimum coverage over
the sewer may be lower that the road elevations required for the future extension
of Beach Way to Carlsbad Boulevard. Currently, the Beach Way/Ponto Drive
intersection is approximately 12 feet lower in elevation than the easterly edge of
Carlsbad Boulevard. In order to have reasonable sight distance down Carlsbad
Boulevard (from Beach Way), the down gradient to Beach Way should be less
than 3 to 4 percent. If those gradients are held, the fill at the Beach Way/Ponto
Drive intersection may be approximately 5 to 7 feet, in lieu of the approximately 5
feet of fill for the proposed sewer.
Additionally, if the parcels along Ponto Drive where development is not currently
planned were required to connect to the sewer system once it was installed, the
elevation of those parcels may not be high enough to drain by gravity to the
proposed sewer. The flow from the parcels would have to be pumped as
illustrated in Figure 16.
The impacts to existing utilities attributable directly to installation of the gravity
sewer or raising the road grade are thought to be minimal, pending verification
of the utility locations by pothole methods. The Vision Plan already indicated that
the storm drain, gas main and two sewer force mains (14-inch and 20-inch) were
going to be relocated as part of the development project. No cost for relocating
these major utilities was considered for the cost projection related to the gravity
sewer alternative. Portions of the existing waterline in Ponto Drive may be 10 feet
deep if not raised after the fill placement. Relocation of the waterline was not
included in the gravity sewer alternative cost at this time.
Another issue related to the construction of the gravity sewer is that separate
shoring plans will be required for open cut portions of the alignment that are
greater than 20 feet deep.
Section 5 Proposed Improvements
Continued
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY PAGE 5 - 4
Timing and coordination of the primary stakeholders’ projects is of utmost
importance to make this alternative work, so that the construction of the sewer
improvements doesn’t adversely impact construction activities for the individual
projects or existing businesses. For instance, the majority of the gravity sewer
across the Carlsbad Coast hotel/timeshare project could be constructed ahead
of the grading operations for the project; however construction of this gravity
sewer may affect businesses in the areas that require fill as shown on Figures 9
and 10.
The greatest advantage to the gravity sewer alternative is that the future
operations, maintenance and replacement costs are readily predictable and
are not dependent on the cost of power. In summary, the advantages and
disadvantages for this alternative are:
Advantages
¾ Reasonable, predictable future O&M costs (not dependent of
power costs or replacement of mechanical equipment)
¾ Less opportunity for issues related to adverse odors and noise
¾ Need only one crossing of the railroad (minimize franchise
agreements)
¾ Right-of-way is available (from Hilton property)
¾ Do not have to buy right-of-way for lift station
¾ Takes full advantage of existing lift station at Knots Lane
¾ Construction time is shorter, less disruption
Disadvantages
¾ Approximately 300-foot section of deep sewer that are greater
than 25 feet at Avenida Encinas
¾ Timing of other projects with respect to each other is important. Will
require close coordination/cooperation between the
developments
¾ Access to project-area during construction may be temporarily
compromised
¾ Fill within roadway parcel (future Ponto Drive) may affect access
to rear of individual parcels along the existing frontage road.
Parcel Nos. 214-160-04 and 214-160-34 are affected.
¾ Road removal and reconstruction required for approximately 900
feet of the existing Ponto Drive, portions with full width
improvements and portions with only AC pavement improvements.
¾ None of the existing small parcels along the Ponto Drive would be
able to use this sewer as they are too low in elevation unless the
parcels are filled in or individual sewer pumps are utilized.
Section 5 Proposed Improvements
Continued
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY PAGE 5 - 5
¾ Dual access (front and rear) for individual lots are affected.
¾ Construction could impact leach fields, if they are not located on
the individual parcels.
A budgetary opinion of probable construction cost was prepared for the gravity
alternative and the breakdown is shown on Table 5-1. This preliminary opinion of
probable construction cost is $2,988,000.
5.3 GRAVITY SEWER/LIFT STATION/FORCE MAIN
ALTERNATIVE
There are several variations of this concept that were considered for the study.
These differ from each other by varying the location of the lift station or which
areas flow to it or both. The basic design concept is to flow the sewer by gravity
to existing facilities where it can, and then flow the remainder of the parcels to a
lift station. Then the flow would be pumped to the existing 15-inch diameter
sewer on the easterly side of the railroad right-of-way.
5.3.1 Refer to Figure 17 and 18. Option 2A is the basic gravity sewer/lift
station concept proposed in the Vision Plan. The Carlsbad Coast
hotel and timeshares project would gravity sewer to the existing
stub from the Knots Lane sewer lift station. The flows from Ponto
Drive north and south of Beach Way (see Figure 7), would flow to
Beach Way and easterly towards the railroad right-of-way. The
sewer lift station site would be located at the easterly end of Beach
Way, preferably within the existing road right-of-way although it
appears additional property would need to be acquired. The
current site plan for the townhomes on the easterly side of Ponto
Drive proposed to vacate the right-of-way back to the townhome
parcel and locate a portion of the townhomes within this vacated
right-of-way as much as possible. The lift station should be located
within the existing road right-of-way. The bottom of the wet well for
this option is estimated to be approximately 29 feet deep. The lift
station pumps wastewater to the existing 15-inch diameter sewer
through a force main within a steel casing beneath the railroad
right-of-way.
This configuration avoids a sewer crossing under Avenida Encinas. This
option has the following advantages and disadvantages over the gravity
option.
SECTION 5
Item Quantity Unit Description Unit Cost Total
1 1 LS Mobilization/Demobilization 143,000$ 143,000$
2 1 LS Exploratory Excavations for Underground Utilities 30,000$ 30,000$
3 3300 LF 8-Inch PVC Sewer Pipe 120$ 396,000$
4 1 LS Traffic Control 25,000$ 25,000$
5 240 LF 10-Inch PVC Sewer Pipe with casing spacers 250$ 60,000$
6 6 EA 5-foot Diameter Manhole (depth >15 feet) 20,000$ 120,000$
7 8 EA 5 Foot Diameter Manhole (depth < 15 feet) 10,000$ 70,000$
8 300 LF Directional Drill Under Avenida Encinas 1,000$ 300,000$
9 200 LF Jack and Bore under Railroad Tracks 1,000$ 200,000$
10 10,000 CYD Compacted Fill for Ponto Drive (Import) 20$ 200,000$
11 1 LS Relocation Catch Basin and Storm Drain 70,000$ 70,000$
12 1 LS
Prepare SWPPP Dwgs., BMP permits and
Implementation 60,000$ 60,000$
13 1 LS Excavation Safety Measures 120,000$ 120,000$
14 1 LS Road Reconstruction (Including Existing Storm 596,000$ 596,000$
Drain System and Waterline Modification)
Subtotal 2,390,000$
Design and Construction Contingencies @ 25% 597,500$
Total Opinion of Probable Construction Cost (Schedule A)¹2,988,000$
1 Nearest $1000
Note:
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERINGPONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY TABLE NO. 5-1
Table No. 5-1
Ponto Beachfront Village Vision Sewerage Study
8-Inch Gravity Sewer with Earthfill
Opinion of Probable Construction Costs
Option 1
Relocation of gas, sewer, force main and storm drain as identified in the Ponto Beachfront Village Vision Plan are not
included in cost estimate
Section 5 Proposed Improvements
Continued
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY PAGE 5 - 6
Advantages
¾ Minimizes sewer depth along the alignment
¾ Requires minimal added fill for roadway or pads above existing pad
elevations given
¾ If located within existing right-of-way, no acquisition needed for lift
station
¾ Minimize visual impact of station by locating up against railroad right-
of-way
Disadvantages
¾ The new lift station must address noise and odor control issues
¾ Approximately 300 feet of sections of deep sewers that are greater
than 25 feet at Avenida Encinas
¾ Timing of other projects with respect to each other is important. Will
require close coordination/cooperation between the developments
¾ Access to project-area during construction may be temporarily
compromised
¾ Right-of-way may be required if lift station footprint is too large for
existing property
¾ Fill within roadway parcel (future Ponto Drive) may affect access to
rear of individual parcels along the existing frontage road. Parcel
Nos. 214-160-04 and 214-160-34 are affected.
¾ Second crossing of railroad right-of-way required
¾ O & M costs likely to increase and will fluctuate with energy use
¾ Additional 6 months to 1 year construction time
A budgetary opinion of probable construction cost was prepared for the basic
gravity sewer/lift station/force main alternative and the breakdown is shown on
Table 5-2. The probable construction cost does not include any costs for land
acquisition required for the lift station. This preliminary opinion of probable
construction cost is $3,540,000
5.3.2 Refer to Figure 19 and 20. Option 2B is similar to Option 2A except
that the lift station would pump wastewater through a force main
located within Beach Way and Ponto Drive. This force main would
traverse under Avenida Encinas and connect to the proposed
gravity sewer south of Avenida Encinas.
This configuration avoids a second crossing of the railroad right-of-way.
This option has the following advantages and disadvantages over the
gravity option.
SECTION 5
Item Quantity Unit Description Unit Cost Total
1 1 LS Mobilization/Demobilization 125,000$ 125,000$
2 1 LS Exploratory Excavations for Underground Utilities 20,000$ 20,000$
3 3200 LF 8-Inch PVC Sewer Pipe 120$ 384,000$
4 240 LF 6-Inch PVC Sewer Pipe (Force Main) with casing 200$ 48,000$
5 1 LS Traffic Control 25,000$ 25,000$
6 240 LF 10-Inch PVC Sewer Pipe with casing spacers 250$ 60,000$
7 6 EA 5-foot Diameter Manhole (depth >15 feet) 20,000$ 120,000$
8 9 EA 5 Foot Diameter Manhole (depth < 15 feet) 10,000$ 90,000$
9 400 LF Jack and Bore under Railroad Tracks 900$ 360,000$
10 1 LS Sewerage Lift Station 1,400,000$ 1,400,000$
11 1 LS
Prepare SWPPP Dwgs., BMP permits and
Implementation 80,000$ 80,000$
12 1 LS Excavation Safety Measures 120,000$ 120,000$
Subtotal 2,832,000$
Design and Construction Contingencies @ 25% 708,000$
Total Opinion of Probable Construction Cost (Schedule A)¹3,540,000$
1 Nearest $1000
Note:
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY TABLE NO. 5-2
3. O&M costs for the lift station would be approximately $30,000 per year and increase approximately 4%
per year for the life of the station.
Opinion of Probable Construction Costs
1. Relocation of gas, sewer, force main and storm drain as identified in the Ponto Beachfront Village
Vision Plan are not included in cost estimate.
2. Cost of acquiring site for lift station is not included.
Option 2
Table No. 5-2
Ponto Beachfront Village Vision Sewerage Study
Gravity Sewer/Lift Station (East Boundary)
Section 5 Proposed Improvements
Continued
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY PAGE 5 - 7
Advantages
¾ Minimizes sewer depth along the alignment
¾ Requires minimal added fill for roadway or pads above existing pad
elevations given
¾ If located within existing right-of-way, no acquisition needed for lift
station
¾ Minimize visual impact of station by locating up against railroad right-
of-way
¾ Second crossing of railroad right-of-way not required.
Disadvantages
¾ The new lift station must address noise and odor control issues
¾ Approximately 300 feet of sections of deep sewers that are greater
than 25 feet at Avenida Encinas
¾ Timing of other projects with respect to each other is important. Will
require close coordination/cooperation between the developments
¾ Access to project-area during construction may be temporarily
compromised
¾ Right-of-way may be required if lift station footprint is too large for
existing property
¾ Fill within roadway parcel (future Ponto Drive) may affect access to
rear of individual parcels along the existing frontage road. Parcel
Nos. 214-160-04 and 214-160-34 are affected.
¾ O & M costs likely to increase and will fluctuate with energy use
¾ Additional 6 months to 1 year construction time
A budgetary opinion of probable construction cost was prepared for the basic
gravity sewer/lift station/force main alternative and the breakdown is shown on
Table 5-3. The probable construction cost does not include any costs for land
acquisition required for the lift station. This preliminary opinion of probable
construction cost is $3,593,000.
5.3.3 Option 3, a gravity sewer/lift station alternative, is illustrated on Figure
21 and Figure 22. There would be a gravity sewer connected to the
10-inch diameter stub from the Knots Lane lift station that would
received sewer flows from both north and south of Avenida Encinas.
The sewer lift station would be located in the public right-of-way in
the area designated as open space and adjacent to the Ponto
Resort mixed use project (See Figure 4), at the natural low point of
the study area. All parcels northerly of the station would be served
by a gravity sewer flowing to the lift station. The lift station would
pump the flows to a gravity sewer in Ponto Drive, north of Avenida
SECTION 5
Item Quantity Unit Description Unit Cost Total
1 1 LS Mobilization/Demobilization 125,000$ 125,000$
2 1 LS Exploratory Excavations for Underground Utilities 20,000$ 20,000$
3 3200 LF 8-Inch PVC Sewer Pipe 120$ 384,000$
4 1,375 LF
6-Inch PVC Sewer Pipe Normal Depth (Force
Main)80$ 110,000$
5 1 LS Traffic Control 25,000$ 25,000$
6 240 LF 10-Inch PVC Sewer Pipe with casing spacers 250$ 60,000$
7 6 EA 5-foot Diameter Manhole (depth >15 feet) 20,000$ 120,000$
8 9 EA 5 Foot Diameter Manhole (depth < 15 feet) 10,000$ 90,000$
9 200 LF Directional Drill Under Avenida Encinas 800$ 160,000$
10 200 LF Jack and Bore under Railroad Tracks 900$ 180,000$
10 1 LS Sewerage Lift Station 1,400,000$ 1,400,000$
12 1 LS
Prepare SWPPP Dwgs., BMP permits and
Implementation 80,000$ 80,000$
13 1 LS Excavation Safety Measures 120,000$ 120,000$
Subtotal 2,874,000$
Design and Construction Contingencies @ 25% 718,500$
Total Opinion of Probable Construction Cost (Schedule A)¹3,593,000$
1 Nearest $1000
Note:
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY TABLE NO. 5-3
3. O&M costs for the lift station would be approximately $30,000 per year and increase approximately 4%
per year for the life of the station.
Opinion of Probable Construction Costs
1. Relocation of gas, sewer, force main and storm drain as identified in the Ponto Beachfront Village
Vision Plan are not included in cost estimate.
2. Cost of acquiring site for lift station is not included.
Option 2B
Table No. 5-3
Ponto Beachfront Village Vision Sewerage Study
Gravity Sewer/Lift Station (East Boundary)
Section 5 Proposed Improvements
Continued
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY PAGE 5 - 8
Encinas. The proposed lift station wet well would be approximately
20 feet deep.
This option avoids a second crossing of the railroad and does not
require property acquisition for the lift station. This option has the
following advantage and disadvantage over the gravity sewer
option:
Advantages
¾ Minimizes sewer depth along the alignment
¾ Requires no additional fill for roadway or parcels
¾ No property acquisition needed for lift station
¾ Only one crossing of railroad right-of-way
¾ The current proposed site plans for the Carlsbad Coast Mixed Use
Project and the Ponto Resort Project would not require modification.
Disadvantages
¾ Potential visual impact of station so close to Carlsbad Boulevard
¾ O&M cost likely to increase and fluctuate with energy use
¾ The new lift station must address noise and odor control issues
¾ Approximately 300 feet of sections of deep sewers that are greater
than 25 feet at Avenida Encinas
¾ Timing of other projects with respect to each other is important. Will
require close coordination/cooperation between the developments
¾ Access to project-area during construction may be temporarily
compromised
¾ Fill within roadway parcel (future Ponto Drive) may affect access to
rear of individual parcels along the existing frontage road. Parcel
Nos. 214-160-04 and 214-160-34 are affected.
¾ O & M costs likely to increase and will fluctuate with energy use
¾ Additional 6 months to 1 year construction time
A budgetary opinion of probably construction cost was prepared for this gravity
sewer/lift station/force main alternative and the breakdown is shown on Table 5-
4. The preliminary opinion of probably construction cost is $3,620,000.
5.3.4 One variation of Option 2 that was analyzed but not illustrated in this
report consisted of bringing the gravity sewer to the north of Avenida
Encinas to serve as much of the Carlsbad Coast Mixed Use
Development as possible. The alternative adds approximately
$300,000 to the cost of Option 2 without any tangible benefit.
SECTION 5
Item Quantity Unit Description Unit Cost Total
1 1 LS Mobilization/Demobilization 125,000$ 125,000$
2 1 LS Exploratory Excavations for Underground Utilities 30,000$ 30,000$
3 2900 LF 8-Inch PVC Sewer Pipe 120$ 348,000$
4 1 LF Traffic Control 25,000$ 25,000$
5 240 LF 10-Inch PVC Sewer Pipe with casing spacers 250$ 60,000$
6 470 LF 6-Inch PVC Sewer Pipe (Force Main) 60$ 28,200$
7 5 EA 5-Foot Diameter Manhole (depth >15 feet) 20,000$ 100,000$
8 8 EA 5-Foot Diameter Manhole (depth <15 feet) 10,000$ 80,000$
9 300 LF Directional Drill Under Avenida Encinas 1,000$ 300,000$
10 200 LF Jack and Bore Under Railroad Tracks 1,000$ 200,000$
11 1 LS Sewerage Lift Station 1,400,000$ 1,400,000$
12 1 LS Prepare SWPPP Dwgs. and BMP permits 60,000$ 60,000$
13 1 LS Excavation Safety Measures 140,000$ 140,000$
Subtotal 2,896,200$
Design and Construction Contingencies @ 25% 724,050$
Total Opinion of Probable Construction Cost (Schedule A)¹3,620,000$
1 Nearest $1000
Note:
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERINGPONTO BEACHFRONT VILLAGE VISION SEWERAGE STUDY TABLE NO. 5-4
2. Cost of acquiring site for lift station is not included.
3. O&M costs for the lift station would be approximately $30,000 per year and increase approximately 4%
per year for the life of the station.
Opinion of Probable Construction Costs
1. Relocation of gas, sewer, force main and storm drain as identified in the Ponto Beachfront Village
Vision Plan are not included in cost estimate.
Table No. 5-4
Ponto Beachfront Village Vision Sewerage Study
Gravity Sewer/Lift Station (Open Space)
Option 3
SECTION 6.0 CONCLUSIONS AND
ECOMMENDATIONS R 6.1 CONCLUSIONS
In addition to the construction costs involved with the gravity sewer alternative, other
issues to be considered for this alternative are:
¾ Coordinating fill placement within the street right-of-way minimizing
interruption of access to existing business.
¾ Do parcels which front Ponto Drive currently have a legal right to access
their properties from the future road parcel that is part of the Hilton
development?
¾ Who will pay for utility relocations related to storm drain, gas and force
mains? And will those relocations be complete prior to the sewer
construction?
¾ Will one foot of additional fill over and above the current development
plan for the Ponto Resort have any significant view impact?
Additionally, to have any benefit to the northerly parcels in the study area, specifically
the Hilton property, the gravity sewer would have to be completed at one time, unless
a temporary lift station is proposed and approved by the City for the Hilton
Development that would pump their sewer flows to the existing manhole in Ponto Drive
on the north side of the Hilton Property. Once the gravity sewer was constructed this
temporary lift station would be removed.
The gravity sewer/lift station Option 2 may be able to provide permanent sewer service
to the Hilton development with less overall infrastructure (gravity sewers) in place,
however in addition to the higher capital and maintenance costs, additional land
would be required which would impact the current proposed development plans for
Carlsbad Coast and the Ponto Resort Properties.
The gravity sewer/lift station Option 3 would be the preferred alternative of the two lift
station alternatives as it would not require acquisition of additional property.
6.2 RECOMMENDATIONS
The gravity sewer, Option 1, appears to be the preferred alternative for sewering the
Ponto Beachfront Village study area. This option appears to have the lowest capital
cost as well as lowest future O & M costs. It will require thorough coordination between
the City, the planned developments and the existing owners. The issue of placing fill
without terminating access to properties or businesses will require cooperation from all
stakeholders in the Ponto Beachfront Village area.
CARLSBAD MUNICIPAL WATER DISTRICT DANIEL BOYLE ENGINEERING
PONTO BEACHFRONT VILLAGE VISION SEWER STUDY PAGE 6- 1
APPENDIX A
ASSESSOR PARCEL INFORMATION
Ponto Beachfront Village Vision Sewerage Study- Assessors Parcel InformationAPN OWNER MAILING ADDRESS PROJECT DESCRIPTION AREA (ACRES)214-160-04 Addison, Paul 1175 Solana Drive, Del Mar, CA 92014 No development known at this time 0.24214-160-05 Alcaraz, Gregorio 7244 Ponto Drive, Carlsbad, CA 92011 No development known at this time 0.16214-160-06 Golden, Daniel 2380 Jefferson Street, Carlsbad, CA 92008 No development known at this time 0.16214-160-10 Wave Crest Resorts II LLC 828 2nd Street, Encinitas, CA 92024 Hilton Beach Resort 0.51214-160-11 Wave Crest Resorts II LLC 828 2nd Street, Encinitas, CA 92024 Hilton Beach Resort 0.2214-160-13 Wave Crest Resorts II LLC 828 2nd Street #A, Encinitas, CA 92024 Hilton Beach Resort 0.94214-160-19 Wave Crest Resorts II LLC 828 2nd Street, Encinitas, CA 92024 Hilton Beach Resort 0.9214-160-20 Wave Crest Resorts II LLC 828 2nd Street, Encinitas, CA 92024 Hilton Beach Resort 0.2214-160-21 Wave Crest Resorts II LLC 828 2nd Street, Encinitas, CA 92024 Hilton Beach Resort 0.2214-160-24 Wave Crest Resorts II LLC 828 2nd Street, Encinitas, CA 92024 Hilton Beach Resort 2.92214-160-25 Schreiber, Dale 7163 Agonauta Way, Carlsbad, CA 92009 Hotel and Commercial 1.55214-160-27 ESS Realy II LTD Partnership 260 W. Crest St. #C, Escondido, CA 92025 No development known at this time 0.18214-160-28 Chappee Family Trust 654 N. Highway 101, Encinitas, CA 92024 No development known at this time 0.93214-160-29 Wave Crest Resorts II LLC 829 2nd St. #A, Encinitas, CA 92024 Hilton Beach Resort 0.96214-160-34 Koch, Kenneth 3939 Monroa St., Carlsbad, CA 92008 No development known at this time 0.13214-160-35 McDaniel, Richard 14086 Caminito Vistana, San Diego, CA 92130 No development known at this time 0.14214-160-36 Yanez, Dustacia Living Trust 7264 Ponto Drive, Carlsbad, CA 92011 No development known at this time 0.16214-171-11 Ponto Storage Inc. (Schreiber) PO Box 23, Carlsbad, CA 92018 Hotel and Commercial 2.21214-590-04 Wave Crest Resorts II LLC 829 2nd St., Encinitas, CA 92024 Hilton Beach Resort 1.25216-010-02 Schreiber, Dale 7163 Argonauta Way, Carlsbad, CA 92009 Apartments and Commercial 0.41216-101-03 Schreiber, Dale 7163 Argonauta Way, Carlsbad, CA 92009 Apartments and Commercial 0.12216-101-04 Schreiber, Dale 7163 Argonauta Way, Carlsbad, CA 92009 Apartments and Commercial 0.15216-101-05 Schreiber, Dale 7163 Argonauta Way, Carlsbad, CA 92009 Apartments and Commercial 0.15216-140-17 Kaiza Poinsettia Corp. 23172 Plaza Pointe Drive #15, Laguna Hills, CA 92653 Mixed Use Center 5.78216-140-18 Kaiza Poinsettia Corp. 23172 Plaza Pointe Drive #15, Laguna Hills, CA 92653 Hotel and Timeshares 15.78
APPENDIX B
RECORD DRAWINGS
Record Drawings For Ponto Beachfront Village Vision Sewerage StudyDrawingDrawing/Sheet Number(s)Agency14-inch Sewer Force Main No. 3G-18 thru G-21Leucadia County Water District24-inch Sewer Force Main No. 2C-16 thru C-19Leucadia County Water District24-inch Sewer Force Main (Phase 3 Expanded)C-4 thru C-6Leucadia County Water DistrictPlans for Improvements of Batiquitos Pointe253-6City of CarlsbadPlans for Improvements of Avenida Encinas337-9City of CarlsbadPointsettia Shores Area A-2 Off-Site Sewer351-7City of CarlsbadPointsettia Shores Area B-1 Off-Site Storm Drain354-5City of CarlsbadPointsettia Shores Area D372-6City of CarlsbadPacific Shores South380-5City of CarlsbadCarlsbad Boulevard383-3City of CarlsbadKnotts Lane Lift Station357-5BCity of CarlsbadMCI Utility MapUnknownMCI12-inch PLS line1026-90Southern California Gas company12 3/4"12" PLS line1026-91Southern California Gas company12 3/4 " PLS line1026-92Southern California Gas company12-inch line1026-89Southern California Gas companyMisc. Conduit457AT&TMisc Conduit4160AT&TMisc. Conduit4162AT&TMain Conduit456AT&T12 3/4 " TM38-414ASDG&E (Gas)2"PX. HP.38-414BSDG&E (Gas)2"PX. HP.38-414CSDG&E (Gas)1 1/2" HP.38-416ASDG&E (Gas)2"PX. HP.38-416SDG&E (Gas)3" HP.38-417SDG&E (Gas)Circuit 286, 780338-1674SDG&E (Electric)Circuit780340-1671SDG&E (Electric)Cable as-built drawings42-46Adelphia Communications
APPENDIX C
PROJECTED SEWER OVERFLOWS
APN OWNER PROJECT DESCRIPTIONTOTAL UNITS OR AREA (ACRES) [5]EQUIVALENT DWELLING UNITS (EDU's)AVERAGE DAILY FLOW (gpd) [2]PEAK DAILY FLOW (gpd) [3]214-160-10 Wave Crest Resorts II LLC Hilton Beach Resort 200 Uints [6] 160 35200 88000214-160-11 Wave Crest Resorts II LLC Hilton Beach Resort214-160-13 Wave Crest Resorts II LLC Hilton Beach Resort214-160-19 Wave Crest Resorts II LLC Hilton Beach Resort214-160-20 Wave Crest Resorts II LLC Hilton Beach Resort214-160-21 Wave Crest Resorts II LLC Hilton Beach Resort214-160-24 Wave Crest Resorts II LLC Hilton Beach Resort214-160-29 Wave Crest Resorts II LLC Hilton Beach Resort214-590-04 Wave Crest Resorts II LLC Hilton Beach Resort214-160-25 Schreiber, Dale Hotel and Commercial 216 Units [6] 172.8 38016 95040214-171-11 Ponto Storage Inc. (Schreiber) Hotel and Commercial216-010-02 Schreiber, Dale Apartments and Commercial 53 Units [6] 42.4 9328 23320216-101-03 Schreiber, Dale Apartments and Commercial216-101-04 Schreiber, Dale Apartments and Commercial216-101-05 Schreiber, Dale Apartments and Commercial216-140-17 Kaiza Poinsettia Corp. Mixed Use Center (Townhomes) 152 Units [6] 122 26840 67100Mixed Use Center (Retail/Restaurant) 39,000 SF [1] 20 4400 11000216-140-18 Kaiza Poinsettia Corp. Hotel and Timeshares 390 Units [6] 312 68648 171620214-160-04 Addison, Paul No development known at this time 0.24 Acres [1] 2.32 510.4 1276214-160-05 Alcaraz, Gregorio No development known at this time 0.16 Acres [1] 1.54 338.8 847214-160-06 Golden, Daniel No development known at this time 0.16 Acres [1] 1.54 338.8 847214-160-27 ESS Realy II LTD Partnership No development known at this time 0.18 Acres [1] 1.74 383 957.5214-160-28 Chappee Family Trust No development known at this time 0.93 Acres [1] 9 1980 4950214-160-34 Koch, Kenneth No development known at this time 0.13 Acres [1] 1.26 277 692.5214-160-35 McDaniel, Richard No development known at this time 0.14 Acres [1] 1.36 299 747.5214-160-36 Yanez, Dustacia Living Trust No development known at this time 0.16 Acres [1] 1.54 339 847.5Total848 186898 467245[4][5] Total units information supplied by Developer[4] For Total Flow, D/d for the 8" PVC Sewer at 0.5% slope is 0.41[6] 1 unit = 0.8 EDUPonto Beachfront Village Vision Sewerage Study Sewer Flows[1] This derived from June, 2004 Carlsbad Engineering Standards, Commerical Property with 40% Building Space, 1 EDU/1800 ft² of building space[2] This derived from June, 2004 Carlsbad Engineerng Standard, 1 EDU = 220 gal/day Averge Daily Flow[3] This derived from June, 2004 Carlsbad Engineering Standard, Peak Daily Flow = Average Daily Flow x 2.5
APPENDIX D
SITE PHOTOGRAPHS
D-1 Frontage Along Existing Ponto Drive
D-2 Westerly Right-of-Way for Future Ponto Drive
D-3 Easterly Right-of-Way for Future Ponto Drive
Appendix D-1 Frontage Along Existing Ponto Drive Page 1 of 3 Photo 1 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-20 Photo 2 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-11 Photo 3 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-10 Photo 4 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-04
Appendix D-1 Frontage Along Existing Ponto Drive Page 2 of 3 Photo 6 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-06 Photo 5 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-05 Photo 7 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-34 Photo 8 - Looking at the easterly right-of-way along the existing Ponto Drive at the west side of APN 214-160-35
Appendix D-1 Frontage Along Existing Ponto Drive Page 3 of 3 Photo 9 - Looking northerly at APN 214-160-27 from the southerly side of the existing Ponto Drive
Appendix D-2 Westerly Right-of-Way Future Ponto Drive Page 1 of 2 Photo 1 - Looking at the westerly right-of-way along the “future Ponto Drive“ on the easterly side of APN 214-160-27 Photo 2 - Looking at the westerly right-of-way along the “future Ponto Drive“ on the easterly side of APN 214-160-36 Photo 3 - Looking at the westerly right-of-way along the “future Ponto Drive“ on the easterly side of APN 214-160-35. Note the gate of the left side of the fence Photo 4 - Looking at the westerly right-of-way along the “future Ponto Drive“ on the easterly side of APN 214-160-55. Note the gate/driveway inthecenterofthelot.
Appendix D-2 Westerly Right-of-Way Future Ponto Drive Page 2 of 2 Photo 5 – Close-up of driveway from Photo 4. Ground level is 2’ to 3’ higher where trucks are parked. Photo 6 - Looking at the westerly right-of-way along the”future Ponto Drive” on the easterly side of APN 214-160-13 Photo 7 - Looking at the westerly right-of-way along the”future Ponto Drive” on the north easterly side of APN 214-160-13Photo 8 - Looking at the westerly right-of-way along the “future Ponto Drive” on the easterly side of APN 214-160-13 and APN 214-160-24
Appendix D-3 Easterly Right-of-Way Future Ponto Drive Page 1 of 2 Photo 1 - Looking southerly along the east side of the “future Ponto Drive“ between APN 214-160-24 and APN 214-60-13 Photo 2 - Looking southerly along the east side of the “future Ponto Drive“ between APN 214-160-29 and APN 214-60-13 Photo 3 - Looking southerly along the east side of the “future Ponto Drive“ between APN 214-160-13 and APN 214-60-28 Photo 4 - Looking southerly along the east side of the “future Ponto Drive“ between APN 214-160-05 and APN 214-60-25
Appendix D-3 Easterly Right-of-Way Future Ponto Drive Page 2 of 2 Photo 6 - Looking easterly along the north side of the “future Beach Way“ from the southerly side of APN 214-160-27 Photo 5 – Looking southerly along the east side of the “future Ponto Drive“ between APN 214-160-35 and APN 214-60-25