HomeMy WebLinkAbout; TDM PLAN FOR IONIS PHARMACEUTICALS OFFICE TENANT IMPROVEMENT; TDM Plan for TDM PLAN FOR IONIS PHARMACEUTICALS OFFICE TENANT IMPROVEMENT; 2022-07-14
Ionis Pharmaceuticals
TRANSPORTATION DEMAND MANAGEMENT PLAN
FOR IONIS PHARMACEUTICALS (TENANT
IMPROVEMENTS FOR 2850 GAZELLE COURT)
July 14th, 2022
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
1 | P a g e • Urban Systems Associates Inc.
TABLE OF CONTENTS
Part I: Project Background, Existing Conditions and Infrastructure TDM Strategies .................................... 2
Section I: Developer Profile....................................................................................................................... 2
Section II: Project Information .................................................................................................................. 2
• Project Interim Transportation Coordinator ................................................................................. 2
• Land Use and Area ........................................................................................................................ 3
• Automobile Parking....................................................................................................................... 3
Section III: Existing Conditions & TDM Context ........................................................................................ 4
• Relevant Existing TDM Infrastructure Network ............................................................................ 4
• Relevant Project-Specific TDM Infrastructure .............................................................................. 9
• Environmental ............................................................................................................................. 10
• Project-Specific and/or Nearby Amenities .................................................................................. 17
• Anticipated Workforce and Commute Patterns ......................................................................... 18
Section IV: TDM Strategy Selection......................................................................................................... 18
Section V: Authorization Occupancy ....................................................................................................... 20
APPENDICES ................................................................................................................................................ 21
• APPENDIX 1: Project Site Plan ......................................................................................................... 22
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
2 | P a g e • Urban Systems Associates Inc.
Part I: Project Background, Existing Conditions and Infrastructure TDM
Strategies
Section I: Developer Profile
Developer Name: IONIS Pharmaceuticals
Property Manager Name: N/A
Developer Mailing Address: 2855 Gazelle Court, Carlsbad, CA 92010
Primary Contact: Wayne Sanders
Phone: (760) 603-2562
Section II: Project Information
The purpose of this document is to prepare a Transportation Demand Management Plan pursuant to the
City of Carlsbad’s Municipal Code Ordinance on Transportation Demand Management (TDM).
Project Name: IONIS Pharmaceuticals
Permit Number: SDP 2021-0029
Project Address: 2855 Gazelle Court, Carlsbad, CA 92010
• Project Interim Transportation Coordinator
➢ Developer agrees to provide an Interim Transportation Coordinator responsible for
ensuring the infrastructure is developed as agreed upon with the City of Carlsbad,
development and execution of TDM Plan requirements, and transitioning Transportation
Coordinator duties to new owners or property managers upon occupancy.
Interim Transportation Coordinator Name: Wayne Sanders
Mailing Address: 2855 Gazelle Court, Carlsbad, CA 92010
Phone: (760) 603-2562
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Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
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• Land Use and Area
The chart below shows the project’s proposed gross floor area and the expected number of employees
allocated to each proposed use.
Land Use GFA Employees
(H-0) Hospital
(C-1) Neighborhood Commercial
(C-2) General Commercial
(C-T) Commercial Tourist
(C-M) Heavy Commercial
(C-L) Local Shopping Center
(O) Office 10,893 SF 50
(V-R) Village Review
(L-C) Limited Control
(M) Industrial
(P-M) Planned Industrial
Total 10,893 SF 50
Per Section 2.2 of the City of Carlsbad TDM Handbook, the number of employee average daily trips (EADT)
has been calculated for the project as shown below:
- Building Gross Floor Area = 69,200 SF
- Intended Use
o Office = 10,893 SF (tenant improvement)
o Industrial = 58,307 SF (built and operational)
- Number of Employment ADT
o Office = (13.0 EADT + (9,893 SF
1000 )(13 EADT)) = 142 EADT
o Total = 142 EADT TIER 1
▪ The Project is considered a Tier 1 development as a result of the development being
a tenant improvement.
• Automobile Parking
Automobile Parking Existing # of Allocated Spaces Proposed # of Allocated Spaces Proposed # of New Parking
Spaces
Surface Parking Spaces 156 (Conversion of 29 out of the 156
existing spaces from the
Conference Center to Office use)
127 spaces for Conference
Center use + 29 spaces for
Office use
Structured Parking Spaces 0 0 0
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Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
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Section III: Existing Conditions & TDM Context
• Relevant Existing TDM Infrastructure Network
➢ Figure 1 below shows existing pedestrian sidewalk and crosswalk (identified with yellow-
colored lines) infrastructure adjacent to the project, including pedestrian crossings (identified
with green-colored markers). As shown in the figure, currently there are ample pedestrian
facilities surrounding the project site, including fifteen (15) pedestrian crossings at the
following locations:
o #1: Faraday Ave. / El Fuerte St.
▪ Signalized
o #2: Faraday Ave. / Whiptail Loop W.
▪ Signalized
o #3: Faraday Ave. / Whiptail Loop E.
▪ Signalized
o #4: Faraday Ave. / Park Center Dr. / S. Melrose Dr.
▪ Signalized
o #5: Loker Ave. W. (midblock between Palomar Airport Rd. – El Fuerte Ave.)
▪ Unsignalized
o #6: Loker Ave. / El Fuerte St.
▪ Signalized
o #7: S. Melrose Dr. / Oak Ridge Wy.
▪ Signalized
o #8: S. Melrose Dr. / Sycamore Ave.
▪ Signalized
o #9: Sycamore Ave. / Hot Spring Wy.
▪ Signalized
o #10: S. Melrose Dr. / Lionshead Ave.
▪ Signalized
o #11: Palomar Airport Rd. / Innovation Wy. / Loker Ave. W.
▪ Signalized
o #12: Palomar Airport Rd. / El Fuerte St.
▪ Signalized
o #13: Palomar Airport Rd. / S. Melrose Dr. / Melrose Dr.
▪ Signalized
o #14: Whiptail Loop at Gazelle Court
▪ unsignalized
o #15: Whiptail Loop at Caribou Court
▪ unsignalized
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
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Figure 1: Existing Pedestrian Infrastructure
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
6 | P a g e • Urban Systems Associates Inc.
➢ Figure 2 below shows existing bicycle infrastructure adjacent to the project, including Class II
bike lanes (identified with blue-colored lines) and Class III bike routes (identified with green-
colored lines). As shown in the figure, currently there are ample bicycle facilities surrounding
the project site. The existing bicycle infrastructure in the vicinity of the project site is
consistent with the City of Carlsbad of Sustainable Mobility Plan (12/2020).
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
7 | P a g e • Urban Systems Associates Inc.
Figure 2: Existing Bicycle Infrastructure
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Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
8 | P a g e • Urban Systems Associates Inc.
Figure 3: Existing Transit/Shuttle Stops
➢ Figure 3 below shows existing transit and/or shuttle services (identified with red-colored
markers) that serve the project site with a stop/station within a ¼ mile distance. Table 1 below
provides details about the existing transit and/or shuttle service stop/stations location and
routes.
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Table 1: Existing Transit/Shuttle Stops Location, Service Operator, and Route
• Relevant Project-Specific TDM Infrastructure
➢ The number of existing public bike racks is two (2) bike ribbon racks
➢ The average utilization of the existing public bike racks is one (1)
➢ The number of existing secure bike racks is zero (0)
➢ The average utilization of the existing secure bike racks is zero (0)
➢ The number of existing designated carpool/vanpool spaces is nine (9)
➢ The average utilization of the existing designated carpool/vanpool spaces is zero (0)
➢ As previously shown in Figure 3, sixteen (16) existing transit stops exist in close proximity and
directly south and east to the project site.
ID Location Transit Service Type Operator Route(s)
A NE corner of Faraday Ave. / Park Center Dr. / S. Melrose Dr.
Bus Stop North County Transit District 332
B SE corner of Faraday Ave. / Park Center Dr. / S. Melrose Dr.
Bus Stop North County Transit District 332
C SW corner of S. Melrose Dr. / Sycamore Ave. Bus Stop North County Transit District 332
D NE corner of S. Melrose Dr. / Sycamore Ave. Bus Stop North County Transit District 332
E SE corner of Palomar Airport Rd. / S. Melrose Dr. / Melrose
Dr.
Bus Stop North County Transit District 445
F NW corner of Palomar Airport Rd. / S. Melrose Dr. / Melrose
Dr.
Bus Stop North County Transit District 445
G SE corner of Palomar Airport Rd. / El Fuerte St. Bus Stop North County Transit District 445
H NW corner of Palomar Airport Rd. / Loker Ave. W. Bus Stop North County Transit District 445
I NE corner of Palomar Airport Rd. / Loker Ave. W. Bus Stop North County Transit District 445
J 400’ N/O Palomar Airport Rd. / Loker Ave. W. Bus Stop North County Transit District 445
K 1,600’ NE/O Palomar Airport Rd. / Loker Ave. W. Bus Stop North County Transit District 445
L 1,700’ NE/O Palomar Airport Rd. / Loker Ave. W. Bus Stop North County Transit District 445
M 1,150’ W/O El Fuerte St. / Loker Ave. W. Bus Stop North County Transit District 445
N 800’ W/O El Fuerte St. / Loker Ave. W. Bus Stop North County Transit District 445
O NW corner of El Fuerte St. / Loker Ave. W. Bus Stop North County Transit District 445
P SW corner of El Fuerte St. / Loker Ave. W. Bus Stop North County Transit District 445
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
10 | P a g e • Urban Systems Associates Inc.
• Environmental
➢ The figures below show the existing Class II Bike Lanes (marked as blue-colored lines) within
an approximate 2-mile radius from the project site. Please note that this figure provides both
a plan view (Figure 4-1) and a profile view (Figure 4-2) of the area in question to show both
the extent of the facilities available within the 2-mile radius and the topographical changes
within the area in question. As shown in the figures, the area has a mixture of flat terrain and
terrain with elevation changes ranging from approximately 60 feet to 600 feet in elevation in
terms of topography, which would not be anticipated to restrict or heavily influence active
transportation modes such as bicycling that would otherwise be influenced by steep hills and
significant grade changes. Additionally, the area provides ample Class II Bike Lanes for existing
and potential future bicycle users.
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Figure 4-1: Class II Bike Lanes within a 2-Mile Radius from Project Site (Plan View)
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Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
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Figure 4-2: Class II Bike Lanes within a 2-Mile Radius from Project Site (Profile View)
➢ The figures below show street view screenshots of the roads adjacent to the project site.
o Figure 5 shows street view imagery of Faraday Avenue west of El Fuerte Street.
o Figure 6 shows street view imagery of Faraday Avenue east of El Fuerte Street.
o Figure 7 shows street view imagery of Faraday Avenue between Whiptail Loop West
and Whiptail Loop East.
o Figure 8 shows street view imagery of Faraday Avenue west of South Melrose Drive.
o Figure 9 shows street view imagery of Whiptail Loop West north of Faraday Avenue.
o Figure 10 shows street view imagery of Whiptail Loop East north of Faraday Avenue.
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
13 | P a g e • Urban Systems Associates Inc.
Figure 5: Google Street View of Faraday Avenue west of El Fuerte Street
Figure 6: Google Street View of Faraday Avenue east of El Fuerte Street
TRANSPORTATION DEMAND MANAGEMENT PLAN
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Figure 7: Google Street View of Faraday Avenue between Whiptail Loop West and Whiptail Loop East
Figure 8: Google Street View of Faraday Avenue west of South Melrose Drive
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
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Figure 9: Google Street View of Whiptail Loop West north of Faraday Avenue
Figure 10: Google Street View of Whiptail Loop East north of Faraday Avenue
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
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Figure 11: Google Street View of Whiptail Loop East at Gazelle Court
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Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
17 | P a g e • Urban Systems Associates Inc.
➢ The list below shows the current posted speed limits of the roadways adjacent to the project
site:
o Faraday Avenue from Orion Street to East City Limit
▪ 50 mph
o Faraday Avenue west of South Melrose Drive
▪ 50 mph
o Whiptail Loop (between Faraday Avenue – around the loop)
▪ Not posted
➢ As shown in Figure 2 above, the project is in close proximity to four (4) signalized pedestrian
crossings. Additional legal pedestrian crossings occur at unsignalized intersections on
Whiptail Loop. The signalized pedestrian crossings are listed below:
o Faraday Ave. / El Fuerte St.
▪ Signalized intersection.
▪ Provides pedestrian crosswalk markings for three (3) of the four (4)
intersection legs.
▪ All intersection approaches have illumination provided by light poles.
o Faraday Ave. / Whiptail Loop W.
▪ Signalized intersection.
▪ Provides pedestrian crosswalk markings for all three (3) intersection legs.
▪ All intersection approaches have illumination provided by light poles.
o Faraday Ave. / Whiptail Loop E.
▪ Signalized intersection.
▪ Provides pedestrian crosswalk markings for all three (3) intersection legs.
▪ All intersection approaches have illumination provided by light poles.
o Faraday Ave. / Park Center Dr. / S. Melrose Dr.
▪ Signalized intersection.
▪ Provides pedestrian crosswalk markings for all four (4) intersection legs.
▪ All intersection approaches have illumination provided by light poles.
• Project-Specific and/or Nearby Amenities
➢ The list below shows the available amenities and/or establishments within a 1/4-mile radius
from the project site:
o Food establishments: 0 facilities
o Child-care facilities: 0 facilities
o Fitness/healthcare facilities: 0 facilities
o Dry-cleaning facilities: 0 facilities
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
18 | P a g e • Urban Systems Associates Inc.
• Anticipated Workforce and Commute Patterns
➢ The anticipated commute hours based on shifts or typical work hours are before 7:00 A.M.
and after 6:00 P.M. based on a typical work hours/work shift of 8:00 A.M – 5:00 P.M.
o Normal peak hour arrivals will occur between 7:00 AM to 9:00 AM and normal peak
hour departures will occur between 4:00 PM to 6:00 PM.
➢ The percentage of part-time employees is 0%. All 35 existing employees are full-time
employees.
➢ The anticipated average commute distance is approximately 20 miles.
Section IV: TDM Strategy Selection
The City of Carlsbad requests that Transportation Demand Management Plans for new development
include relevant infrastructure strategies. The infrastructure strategies are found and have been
referenced from Table 2-2 Menu of TDM Strategies, Part I: Infrastructure found in the Non-Residential
Developer TDM Plan Guidelines within the TDM Handbook. The infrastructure strategies are identified
within the TDM handbook by category, name, description, and point value. A maximum of 28 points are
available through infrastructure strategies. As part of the tiered requirements within the City of Carlsbad’s
TDM ordinance, the Tenant Improvements at 2850 Gazelle Court within the Ionis Pharmaceuticals campus
falls within a Tier 1. A Tier 1 project is required to include non-infrastructure strategies yielding four (4)
points, which include a Transportation Coordinator (1 point), distribution of new hire transportation
information (1 point), and active involvement in the Citywide TDM Program (2 points).
A description of how these strategies will be implemented by the project is provided below:
✓ Transportation Coordinator (Required)
Points Requested: 1 point
- All developments subject to the TDM ordinance are required to designate an on-site
transportation coordinator responsible for ensuring that infrastructure is maintained, policies and
programs are implemented, and amenities and partnerships are maintained as described in the
approved TDM Plan and otherwise ensuring compliance with City of Carlsbad TDM Plan
requirements.
➢ The designated transportation coordinator’s name, title, and contact information is provided
below (to be filled out upon future occupancy-see Page 2 for information regarding interim
coordinator):
▪ Transportation Coordinator Name and Title:
▪ Mailing Address:
▪ Phone:
▪ Email:
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Figure 12: Mode Share Goals
✓ Distribute New Hire Transportation Information (Required)
Points Requested: 1 point
- All developments subject to the TDM ordinance are required to ensure that transportation
options and information is distributed to new employees during the hiring and orientation
process.
✓ Citywide TDM Program (Required)
Points Requested: 2 points
- Transportation Coordinators of all developments subject to the TDM ordinance are required to
meet with the citywide TDM programs outreach staff on a regular basis (at least annually (and
participate in at least one event held by the citywide TDM program (if available).
In addition to the non-infrastructure TDM strategies that are required for any development that falls
within a Tier-1 level, all developments are required to begin to monitor the alternative mode share of
commute trips to the site through employee surveys within 12 months of reaching 75% occupancy or
within 18 months of initial occupancy, whichever occurs first.
By signing below, developer agrees to distribute commute surveys to employees every two years following
the baseline survey conducted within 12 months of occupancy reaching 75% of within 18 months of initial
occupancy, whichever occurs first. Alternatively, developer may provide a copy of the signed lease that
stipulates that the employer tenant(s) will administer employee commute surveys on the same schedule.
In addition, developer acknowledges the interim and final alternative mode share goals, listed below, that
the development is required to achieve. Should the goals not be achieved, transportation coordinator
agrees to work with the citywide program to identify and implement additional measures suitable to the
project site.
Linda Ontiveros 1/31/23
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APPENDICES
TRANSPORTATION DEMAND MANAGEMENT PLAN
Ionis Pharmaceuticals – Tenant Improvements for 2855 Gazelle Court, Carlsbad, CA 92010
22 | P a g e • Urban Systems Associates Inc.
• APPENDIX 1: Project Site Plan
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