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HomeMy WebLinkAboutPRE 2018-0016; IONIS PHARMACEUTICALS; Preliminary Review (PRE)CITY OF CARLSBAD APPLICATION FORM FOR PRELIMINARY REVIEW A •' PROJECT NAME: Jonis Conference Center Assessor's Parcel Number(s): 209-120-27-00 ----------------------------- Des c rl p ti on of proposal (add attachment If necessary): lonis Pharmaceuticals is proposing to build an approximately 70,000 square foot Conference Center to support their current facility located at 2855 Gazelle Court, which is next door. The new building will primarily be occupied by occupants of their existing building. A lot consolidation will be included with this permit. Would you like to orally present your proposal to your assigned staff planner/engineer? Yes D No 1K] Please 11st the staff members you have prevlously spoken to regarding this project. If none, please so state. Preliminary meetings have been held with Mike Peterson, Jeremy Riddle, Shannon Harker, Cindy Wong, Don Neu, Kyrenne Chua and Christie Marcella. OWNER NAME (Print): lonis Pharmaceuticals MAILING ADDRESS: 2855 Gazelle Court CITY, STATE, ZIP: Carlsbad, CA 9201 0 TELEPHONE: 760,931.9200 EMAIL ADDRESS: wsanders@ionisph.com *Owner's signature Indicates permission to conduct a preliminary review for a development proposal. I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST O~Y KNOWLEDGE. (1/v 6/; sj;y; Sl(tlr~ -D-AT-'-E---'-''----'- APPLICANT NAME (Print): Jon Ohlson c/o DGA Architects MAILING ADDRESS: 2550 Filth Avenue, Suite 115 CITY, STATE, ZIP: San Diego, CA 92103 TELEPHONE: 619.685.3990 EMAIL ADDRESS: johlson@dga-sd.com APPLICANTS REPRESENTATIVE (Print): :::Jo::n;...O=hl:::so::n.::,..:c/:.:O:...:D:::G=-:A..:.A.:.rc=·==------------------ MAILING ADDRESS: 2550 Filth Avenue, Suite 115 CITY, STATE, ZIP: San Diego, CA 92103 TELEPHONE: 619.685.3990 ----------------------------------EMAIL ADDRESS: johlson@dga-sd.com I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND C~::::::: OF MY KNOWLEDGE_.5,_,_1/)_J_:5'_,__/_~_ SIG~ DATE IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT A T THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE. ERTY OWNER SIGNATURE FEE REQUIRED/DATE FEE PAID: RECEIVED BY: 7 . MAY 2 2 2018 P-14 Page 3 of 3 CllY · 1'-Revised 07/17 -City of Carlsbad -Develo1iinent Services Preliminary Review -May 22, 2018 Proposed Development Summary ·, lonis Pharmaceuticals 2855 Gazelle Court Ion is Pharmaceuticals (lonis) is outgrowing their current space at 2855 Gazelle Court. The building currently is housing 346 employees and has maximized the existing available space within the building for growth. In order to accommodate their continued growth, Ion is is looking to relocate some of their current conference rooms which reside within the main building, to a new approximately 74,000 S.F. stand-alone building on an adjacent site, as illustrated in the attached documents. The adjacent site (Lot 25) will be consolidated with the current site (Lot 14) to form a campus for lonis. The new building will also house additional conference rooms, and a new lecture hall to help fulfill the needs for a training room and "All hands" meeting room. Additional storage space, restrooms, and kitchens will also be provided in the new building. There will also be approximately 10,000 square feet reserved for future growth. This additional future square footage would house approximately 50 new employees. This area for future growth would most likely be constructed as office space to free up current office space in the existing headquarters building for additional labs. In addition, lonis would like to add a landscaped median/round-a-bout in the existing Gazelle Court cul- de-sac with enhanced paving, since Gazelle Court will only be serving their two properties. This modification will enhance the arrival experience to the lonis Campus Headquarters and Conference Center buildings. Specific Items/Concerns to be Addressed: 1. Parking reduction justification 2. Acceptance of parking to be provided 3. Proposed building use, building location and hillside compliance 4. Proposed Cul-de-sac modifications 5. Acceptable landscape treatments for the new Cul-de-sac median 6. Approach to minimizing grading impact through stepping of the site 7. Approach to Storm Water Management 8. Approach to project utility locations 9. Building setbacks 10. Storm Water Requirements that will need to be addressed 11. Conference Center building design 12. Confirmation that a Minor Site Development Permit will be the next step moving forward. 13. Review of Climate Action Plan measures 14. Review of fire protection, fire access and hose throw 15. Review of proposed landscape/hardscape materials MAY 2 2 2018 r ( City of Carlsbad STORM WATER STANDARDS QUESTIONNAIRE Development Services Land Development Engineering 1635 Faraday Avenue (760) 602-2750 www.carlsbadca.gov E-34 I INSTRUCTIONS: To address post-development pollutants that may be generated from development projects, the city requires that new development and significant redevelopment priority projects incorporate Permanent Storm Water Best Management Practices (BMPs) into the project design per Carlsbad BMP Design Manual (BMP Manual). To view the BMP Manual, refer to the Engineering Standards (Volume 5). This questionnaire must be completed by the applicant in advance of submitting for a development application (subdivision, discretionary permits and/or construction permits). The results of the questionnaire determine the level of storm water standards that must be applied to a proposed development or redevelopment project. Depending on the outcome, your project will either be subject to 'STANDARD PROJECT' requirements or be subject to 'PRIORITY DEVELOPMENT PROJECT' (PDP) requirements. Your responses to the questionnaire represent an initial assessment of the proposed project conditions and impacts. City staff has responsibility for making the final assessment after submission of the development application. If staff determines that the questionnaire was incorrectly filled out and is subject to more stringent storm water standards than initially assessed by you, this will result in the return of the development application as incomplete. In this case, please make the changes to the questionnaire and resubmit to the city. If you are unsure about the meaning of a question or need help in determining how to respond to one or more of the questions, please seek assistance from Land Development Engineering staff. A completed and signed questionnaire must be submitted with each development project application. Only one completed and signed questionnaire is required when multiple development applications for the same project are submitted concurrently. PROJECT INFORMATION PROJECT NAME:IONIS CONFERENCE CENTER PROJECT ID: ADDRESS:GAZELLE COURT CARLSBAD, CA 92010 APN: 209-120-27-00 The project is (check one):~ New Development D Redevelopment The total proposed disturbed area is: 150,000 ft2 ( 3.44 ) acres The total proposed newly created and/or replaced impervious area is: 127,200 ft2 ( 2.92 ) acres If your project is covered by an approved SWQMP as part of a larger development project, provide the project ID and the SWQMP # of the larger development project: Project ID N/A Then, go to Step 1 and follow the instructions. application to the city. E-34 SWQMP#: N/A When completed, sign the form at the end and submit this with your Page 1 of 4 R[C:~ 1· :J MAY 2 2 2018 CITY U, L l D PLANN NG !:.JIV ~ ...,N REV 02/16 STEP 1 TO BE COMPLETED FOR ALL PROJECTS To determine if your project is a "development project", please answer the following question: YES NO Is your project LIMITED TO routine maintenance activity and/or repair/improvements to an existing building D ~ or structure that do not alter the size (See Section 1.3 of the BMP Design Manual for guidance)? If you answered "yes" to the above question, provide justification below then go to Step 5, mark the third box stating "my project is not a 'development project' and not subject to the requirements of the BMP manual" and complete applicant information. Justification/discussion: (e.g. the project includes only interior remodels within an existing building): If vou answered "no" to the above question, the project is a 'development project', go to Step 2. STEP2 TO BE COMPLETED FOR ALL DEVELOPMENT PROJECTS To determine if your project is exempt from PDP requirements pursuant to MS4 Permit Provision E.3.b.(3), please answer the following questions: Is your project LIMITED to one or more of the following: YES NO 1. Constructing new or retrofitting paved sidewalks, bicycle lanes or trails that meet the following criteria: a) Designed and constructed to direct storm water runoff to adjacent vegetated areas, or other non- erodible permeable areas; D ~ b) Designed and constructed to be hydraulically disconnected from paved streets or roads; c) Designed and constructed with permeable pavements or surfaces in accordance with USEPA Green Streets quidance? 2. Retrofitting or redeveloping existing paved alleys, streets, or roads that are designed and constructed in D ~ accordance with the USEPA Green Streets guidance? 3. Ground Mounted Solar Array that meets the criteria provided in section 1.4.2 of the BMP manual? D ~ If you answered "yes" to one or more of the above questions, provide discussion/justification below, then go to Step 5, mark the second box stating "my project is EXEMPT from PDP ... " and complete applicant information. Discussion to justify exemption ( e.g. the project redeveloping existing road designed and constructed in accordance with the USEPA Green Street guidance): If you answered "no" to the above questions, vour project is not exempt from PDP, go to Step 3. E-34 Page 2 of 4 REV 02/16 STEP3 TO BE COMPLETED FOR ALL NEW OR REDEVELOPMENT PROJECTS To determine if your project is a PDP, please answer the following questions (MS4 Permit Provision E.3.b.(1 )): YES NO 1. Is your project a new development that creates 10,000 square feet or more of impervious surfaces collectively over the entire project site? This includes commercial, industrial, residential, mixed-use, 0 D and public development proiects on public or private land. 2. Is your project a redevelopment project creating and/or replacing 5,000 square feet or more of impervious surface collectively over the entire project site on an existing site of 10,000 square feet or D [i2l more of impervious surface? This includes commercial, industrial, residential, mixed-use, and public development proiects on oublic or orivate land. 3. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more of impervious surface collectively over the entire project site and supports a restaurant? A restaurant is a facility that sells prepared foods and drinks for consumption , including stationary lunch counters and D ~ refreshment stands selling prepared foods and drinks for immediate consumption (Standard Industrial Classification (SIC) code 5812). 4. Is your project a new or redevelopment project that creates 5,000 square feet or more of impervious surface collectively over the entire project site and supports a hillside development project? A hillside 0 D develooment oroiect includes develooment on any natural slope that is twenty-five oercent or areater. 5. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more of impervious surface collectively over the entire project site and supports a parking lot? A parking lot is a land area or facility for the temporary parking or storage of motor vehicles used personally for 0 D business or for commerce. 6. Is your project a new or redevelopment project that creates and/or replaces 5,000 square feet or more of impervious surface collectively over the entire project site and supports a street, road, highway ~ D freeway or driveway? A street, road, highway, freeway or driveway is any paved impervious surface used for the transportation of automobiles, trucks, motorcvcles, and other vehicles. 7. Is your project a new or redevelopment project that creates and/or replaces 2,500 square feet or more of impervious surface collectively over the entire site, and discharges directly to an Environmentally Sensitive Area (ESA)? "Discharging Directly to" includes flow that is conveyed overland a distance of D ~ 200 feet or less from the project to the ESA , or conveyed in a pipe or open channel any distance as an isolated flow from the project to the ESA (i.e. not comminaled with flows from adjacent lands).* 8. Is your project a new development or redevelopment project that creates and/or replaces 5,000 square feet or more of impervious surface that supports an automotive repair shop? An automotive repair D ~ shop is a facility that is categorized in any one of the following Standard Industrial Classification (SIC) codes: 5013, 5014, 5541, 7532-7534, or 7536-7539. 9. Is your project a new development or redevelopment project that creates and/or replaces 5,000 square feet or more of impervious area that supports a retail gasoline outlet (RGO)? This category includes D ~ RGO's that meet the following criteria: (a) 5,000 square feet or more or (b) a project Average Daily Traffic (ADT) of 100 or more vehicles per day. 10. Is your project a new or redevelopment project that results in the disturbance of one or more acres of land 0 D and are expected to generate pollutants post construction? 11. Is your project located within 200 feet of the Pacific Ocean and (1) creates 2,500 square feet or more of impervious surface or (2) increases impervious surface on the property by more than 10%? (CMC D 0 21 .203.040) If you answered "yes" to one or more of the above questions, your project is a PDP. If your project is a redevelopment project, go to step 4. If your project is a new project, go to step 5, check the first box stating "My project is a PDP ... " and complete applicant information. If you answered "no" to all of the above questions, your project is a 'STANDARD PROJECT.' Go to step 5, check the second box stating "Mv oroiect is a 'STANDARD PROJECT' ... " and comolete aoolicant information. E-34 Page 3 of 4 REV 02/16 STEP4 TO BE COMPLETED FOR REDEVELOPMENT PROJECTS THAT ARE PRIORITY DEVELOPMENT PROJECTS (PDP) ONLY Complete the questions below regarding your redevelopment project (MS4 Permit Provision E.3.b.(2)): YES NO Does the redevelopment project result in the creation or replacement of impervious surface in an amount of less than 50% of the surface area of the previously existing development? Complete the percent impervious calculation below: Existing impervious area (A) = O sq. ft. D ~ Total proposed newly created or replaced impervious area (B) = 127,200 sq. ft. Percent impervious area created or replaced (B/A)*100 = % If you answered "yes", the structural BMPs required for PDP apply only to the creation or replacement of impervious surface and not the entire development. Go to step 5, check the first box stating "My project is a PDP ... " and complete applicant information. If you answered "no," the structural BM P's required for PDP apply to the entire development. Go to step 5, check the check the first box statinq "My project is a PDP ... " and comolete aoolicant information. STEPS CHECK THE APPROPRIATE BOX AND COMPLETE APPLICANT INFORMATION ~ My project is a PDP and must comply with PDP stormwater requirements of the BMP Manual. I understand I must prepare a Storm Water Quality Management Plan (SWQMP) for submittal at time of application. 0 My project is a 'STANDARD PROJECT' OR EXEMPT from PDP and must only comply with 'STANDARD PROJECT' stormwater requirements of the BMP Manual. As part of these requirements, I will submit a "Standard Project Requirement Checklist Form E-36" and incorporate low impact development strategies throughout my project. Note: For projects that are close to meeting the PDP threshold, staff may require detailed impervious area calculations and exhibits to verify if 'STANDARD PROJECT' stormwater requirements apply. D My Project is NOT a 'development project' and is not subject to the requirements of the BMP Manual. Applicant Information and Signature Box Pasco Laret Suiter & Associates (Agent for Applicant) Applicant Name: Gregory W. Lang Applicant Title: Principal Applicant Signature: ~kJ-~ Date: 05/22/18 • Environmentally Sensitive Areas include but are not limited to all Clean Water Act Section 303(d) impaired water bodies; areas designated as Areas of Special Biological Significance by the State Water Resources Control Board (Water Quality Control Plan for the San Diego Basin (1994) and amendments): water bodies designated with the RARE beneficial use by the State Water Resources Control Board (Water Quality Control Plan for the San Diego Basin (1994) and amendments); areas designated as preserves or their equivalent under the Multi Species Conservation Program within the Cities and County of San Diego; Habitat Management Plan; and any other equivalent environmentally sensitive areas which have been identified by the City. This Box for Citv Use Onlv YES NO City Concurrence: D D By: Date: Project ID: E-34 Page 4 of 4 REV 02/16 --URBAN SYSTEil1S ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT /--.= CONSULTANTS TO INDUSTRY AND GOVERNMENT ATTN: John Ohlson DGA MEMO r,..· --·;,,.. -·;· iii ""~--· ·-_.,"' MAY 2 2 2018 r1·:·· E-Mail: T '· ' . ; '-· ''r) , .I FROM: Justin P. Schlaefli, PE TE PTOE johlson@dga-mv.com TOTAL PAGES (Including Cover): 2+ Attachments DATE: May21,2018 TIME: 2:38:04 PM JOB NUMBER: 002718 SUBJECT: Jonis Pharmaceuticals Parking Study Confidential Communications This transmittal is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged infonnation. If you are not the intended recipient, do not disclose, copy, distribute or use this infonnation. lf you received this transmission in error, please notify us immediately by telephone, at our expense and destroy the information. As requested, we have completed our parking demand study for the Ionis Pharmaceuticals site at 2855 Gazelle Court in Carlsbad, CA. This parking study was completed to establish appropriate parking rates for the existing scientific research/office uses on the site. A previous study has been done in February 2016. The previous study can be found in Attachment 4. The previous February 2016 Ionis Pharmaceuticals parking study recommended the parking supply to exceed 360 spaces. It should be noted that the City of Carlsbad Municipal Code does not reflect the specific scientific research type of use but generally contains requirements for an office use. However, it has long been recognized that research and development uses generally generate fewer vehicle trips and have a lower parking demand than standard office uses. For example, the City of San Diego Municipal Code recognizes this fact and has a required parking ratio for research and development uses outside of a transit area of I space per 400 square feet (SDMC Table 142.05G). The reason for this generally lower parking demand is that more internal space is typically utilized for storage, lab and other spaces which lowers the population of employees on-site. The Ionis Pharmaceuticals site at 2855 Gazelle Court falls into this category and would be significantly over-parked using standard City of Carlsbad parking ratios for office at a rate of 1 space per 250 square feet. Additionally, the Ionis Pharmaceuticals site has amenity space (i.e. gym) which serves the on-site population and does not generate the need for additional parking. Based on these unique site characteristics, a modification of parking standards may be appropriate. Per Section 21.44.040 B of the City of Carlsbad Municipal Code, "The city planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation." Additionally, the Code section requires, "The modification shall be based on the results of a parking study prepared by a registered traffic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner. The following study has been prepared to satisfy this requirement with respect to the Ionis Pharmaceuticals site. The Ionis Pharmaceuticals site is looking to add an expansion of 69,200 of amenity space in the form of a conference center. The expansion is expected to increase the employee count by 50 employees and has the potential for 20 off-site guests at any given time. I 8451 Miralani Drive, Suite A• San Diego, CA 92126 • (858) 560-4911 • John Ohlson DGA Methodology: © Urban Systems Associates, Inc. May 21, 2018 When evaluating the parking demands of any unique use, actual demand observations and counts are the preferred method of gathering data. The first step is either to count the existing site or to locate a site with similar characteristics and which can be counted separate from other adjoining uses. The parking demand at the site is then evaluated for three mid-week weekdays during business hours to capture peak parking demand. All data is totaled by hour with the maximum demand for each hour shown. An average parking demand and 85th percentile parking demand are calculated representing the "typical" parking demand for a site. Jonis Pharmaceuticals Parking Demand: Based on the methodology presented above, the existing Ionis Pharmaceuticals site was evaluated for existing parking demand. The site was evaluated over three days with normal conditions and no adverse weather. Normal hours of operation were from 8:00am to 5:00pm with counts completed from 8:00am to 6:00pm on 5/9- 5/11/2018 (Wednesday/Thursday/Friday). Two independent variables were assigned. The first variable used was 1,000 square feet of non-amenity space and the second variable was based on employee population. The existing non-amenity square footage was determined to be 170,838 square feet based on information from the project architect. The existing employee population was determined to be 346 employees based on information from the project architect. The results of these counts are presented in Attachment I. Additionally, the parking utilization during the peak hour (10:00 AM on Wednesday 5/9/2018) is shown in Attachment 2. The average parking demand was 1.374 spaces per 1,000 square feet of non-amenity building area and 0.678 spaces per employee. The 85 th percentile usage was I. 733 spaces per 1,000 square feet of non-amenity building area and 0.855 spaces per employee. Based on this analysis, the recommended basic parking requirement for Ionis Pharmaceuticals is to adopt the previously recommended 360 spaces from the February 2016 Ionis Pharmaceuticals parking study (based on I space per 500 square feet) and add I space per expected employee and potential off-site guest. This recommendation is based on the 85 th percentile usage plus an approximate I 0% increase applied to account for normal seasonal variation or temporary increases in operations. Recommended Parking Supply for Proposed Expansion: The proposed expansion of the Ionis Pharmaceuticals facility at 2855 Gazelle Court involves the addition of 69,200 square feet of additional amenity conference center space to the existing 170,838 square feet of non- amenity scientific research space. The conference center expansion is expected to increase the employee count by 50 employees and has the potential for 20 off-site guests at any given time. The previous February 2016 Ionis Pharmaceuticals parking study recommended the parking supply to exceed 360 spaces. Based on the previously recommended 360 spaces plus 50 spaces for the additional expected employees and 20 spaces for potential off-site guests, the recommended parking supply after the proposed expansion should exceed 430 spaces. Trip Generation: As described above, Ionis Pharmaceuticals is expected to gain approximately 50 additional employees and has the potential for 20 off-site guests at any given time due to the expansion of the conference center amenity space. Please see Attachment 3 for the trip generation table. The trip generation on-site is to be de minimis and is not to be expected to create any significant impacts. 2 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 John Ohlson DGA date 5/11/2018 5/10/2018 5/9/2018 5/10/2018 5/11/2018 5/9/2018 5/10/2018 5/11/2018 5/9/2018 5/11/2018 5/9/2018 5/10/2018 5/11/2018 5/11/2018 5/11/2018 5/11/2018 5/9/2018 5/11/2018 5/10/2018 5/11/2018 5/11/2018 5/9/2018 5/9/2018 5/10/2018 5/9/2018 5/10/2018 5/10/2018 5/10/2018 5/9/2018 5/9/2018 5/10/2018 5/10/2018 5/9/2018 time 18:00 18:00 18:00 17:00 17:00 17:00 8:00 8:00 8:00 16:00 16:00 16:00 12:00 9:00 13:00 15:00 15:00 11:00 12:00 14:00 10:00 9:00 12:00 15:00 13:00 9:00 14:00 13:00 14:00 11:00 10:00 11:00 10:00 Average © Urban Systems Associates, Inc. May 21, 2018 Attachment 1 Existing Parking Demand Table Parking demand ratio (space Parking demand ratio (space demand per 1,000 square feet) per employee) Percentile 37 0.217 0.107 3% 39 0.228 0.113 6% 55 0.322 0.159 9% 117 0,685 0.338 12% 117 0.685 0.338 15% 124 0.726 0.358 18% 191 1.118 0.552 21% 200 1.171 0.578 24% 205 1.200 0.592 27% 209 1.223 0.604 30% 236 1.381 0.682 33% 239 1.399 0.691 36% 244 1.428 0.705 39% 256 1.498 0.740 42% 259 1.516 0.749 45% 261 1.528 0.754 48% 275 1.610 0.795 52% 275 1.610 0.795 55% 279 1.633 0.806 58% 280 1.639 0.809 61% 284 1.662 0.821 64% 287 1.680 0.829 67% 287 1.680 0.829 70% 288 1.686 0.832 73% 290 1.698 0.838 76% 291 1.703 0.841 79% 295 1.727 0.853 82% 296 1.733 0.855 85% 299 1.750 0.864 88% 301 1.762 0.870 91% 303 1.774 0,876 94% 311 1.820 0.899 97% 316 1.850 0.913 100% 1.374 0.678 3 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 John Ohlson DGA Attachment 2 Parking Utilization During Peak Hour 4 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 © Urban Systems Associates, Inc. May 21, 2018 C -, - John Ohlson DGA © Urban Systems Associates, Inc. May 21, 2018 Attachment 3 Trip Generation Table "' l'M Land Use Intensity Rate* ADT P~11ko/•* V11I. In o/• I O 11!"10 '" Out Pe11k0/4* \'ul. In •/,.,Oul '" o", Existing Office P11rk 346 cn11loyccs J / cn'flklycc I.UJR 15% 155 90o/o 10°/o 140 15 13% 135 lOo/. : 10% 27 ... Total f.xisting 1,038 155 140 15 '" 27 , .. Proposed Office Park SO guests 3 / elll'loyee 150 l5o/• 22 90°/4 IO% ,. ' 13% ,. 10°/4 : 80% 4 16 Office Park 20 guests 2 / guest 40 IS¾ • 90"/o IO% 5 13% 4 Total Proposed 190 ,. " 3 " 5 ,. Total 1,228 183 165 18 160 32 128 Source: •Pcuk hour in/out p.:rccnh1gcs are tukcn liumSANDAG"(Not so) Brief Guide ufVchiculnrTrullic (i.:m:mtion Rules forth.: San Diego Rcgion". April 2002. ADT0 Average 0-.i.ily T1ips 5 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 John Ohlson DGA r \. Attachment 4 2016 Jonis Pharmaceuticals Parking Study 6 © Urban Systems Associates, Inc. May 21, 2018 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 I""' -URBAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT CONSULTANTS TO INDUSTRY AND GOVERNMENT MEMO ATTN: FROM: DATE: John Ohlson DGA J~laejli, PE TE PTOE TIME: PM February 18, 2016 E-Mail: l' jo!tlson@dga-111v.co111 TOTAL PAGES (brcluding Cover): 12:30:49 JOB NUMBER: SUBJECT: Jonis Pharniaceuticals Parking Study Confidential Communications This tmnsmittal is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged infonnation. If you are nut the intended n:cipient, do not disclose, copy, distribute or use this infom1ation. If you received this transmission in e1Tor, please notify us immediately by telephone, at our expense and destroy the infonnation. As requested, we have completed our parking demand study for the lonis Phannaceuticals site at 2855 Gazelle Court in Carlsbad, CA. This parking study was completed to establish appropriate parking rates for the existing scientific research/office uses on the site. It should be noted that the City of Carlsbad Municipal Code does not reflect the specific scientific research type of use but generally contains requirements for an office use. However, it has long been recognized that a research and development uses generally generate fewer vehicle trips and have a lower parking demand than standard office uses. For example, the City of San Diego Municipal Code recognizes this fact and has a required parking ratio for research and development uses outside ofa transit area of I space per 400 square feet (SDMC Table 142.05G). The reason for this generally lower parking demand is that more internal space is typically utilized for storage, lab and other spaces which lowers the population of employees on-site. The lonis Pharmaceuticals site at 2855 Gazelle Court falls into this category and would be significantly over-parked using standard City of Carlsbad parking ratios for office at a rate of I space per 250 square feet. Additionally, the lonis Phannaceuticals site has amenity space (i.e. gym) which serves the onsite population and does not generate the need for additional parking. Based on these unique site characteristics, a modification of parking standards may be appropriate. Per Section 21.44.040 B of the City of Carlsbad Municipal Code, "The city planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation". Additionally, the Code section requires, 'The modification shall be based on the results of a parking study prepared by a registered trafiic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner". The following study has been prepared to satisfy'this requirement with respect to the lonis Pharmaceuticals site. Methodology: When evaluating the parking demands of any unique use, actual demand observations and counts are the preferred method of gathering data. The first step is either to count the existing site or to locate a site with similar characteristics and which can be counted separate from other adjoining uses. The parking demand at the site is then evaluated for three mid-week weekdays during business hours to capture peak parking demand. All lonis] Parking Memo 8451 Miralani Drive, Suite il • San Diego. CA 92123 • (1/58) 56/1-4911 John Ohlson DGA ---© Urban Systems Associates, Inc. February 18, 2016 data is totaled by hour with the maximum demand for each hour shown. An average parking demand and 85th percentile parking demand are calculated representing the "typical" parking demand for a site. Jonis Pharmaceuticals Parking Demand: Based on the methodology presented above, the existing Ionis Pharmaceuticals site was evaluated for existing parking demand. The site was evaluated over three days with normal conditions and no adverse weather. Normal hours of operation were from 8:00am to 5:00pm with counts completed from 8:00am to 6:00pm on 2/9- 2/11/2016 (Wednesday/Thursday/ Friday). Two independent variables were assigned. The first variable used was 1,000 square feet of non-amenity space and the second variable was based on employee population. The existing non-amenity square footage was determined to be 166,338 square feet based on information from the project architect. The existing employee population was determined to be 348 employees based on information from the project architect. The results of these counts are presented in Table 1. Additionally, the parking utilization during the peak hour (10:00 AM on Wednesday 2/9/2016) is shown in Attachment 1. The average parking demand was 1.423 spaces per 1,000 square feet of non-amenity building area and 0.68 spaces per employee. The 85th percentile usage was 1. 786 spaces per 1,000 square feet of non-amenity building area and 0.853 spaces per employee. Based on this analysis, the recommended basic parking requirement for Ionis Pharmaceuticals is recommended to be 1 space per 500 square feet. This recommendation is based on the 85th percentile usage plus an approximate 10% increase applied to account for normal seasonal variation or temporary increases in operations. Recommended Parking Supply for Proposed Expansion: The proposed expansion of the Ionis Pharmaceuticals facility at 2855 Gazelle Court involves conversion of the existing athletic/gym space to scientific research as well as the addition of7,780 square feet of scientific research space and 1,262 square feet of storage area for a total expansion in non-amenity space of 13,542 square feet. Added to the existing 166,338 square feet of existing non-amenity space, the total future scientific research space will total 179,880 square feet. It should be noted that a 5,600 square foot athletic facility will also be added to the facility but is not expected to generate any additional parking demand. Based on the parking ratio as discussed above, the recommended parking supply after the proposed expansion should exceed 360 spaces ( calculated based on 179,880 square feet of non-amenity space multiplied by a ratio of 1 space per 500 square feet). lonis2 Parking Memo 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jul,n Ohlson DGA date 2/11/2016 2/9/2016 2/10/2016 2/11/2016 2/10/2016 2/9/2016 2/10/2016 2/9/2016 2/11/2016 2/11/2016 2/10/2016 2/11/2016 2/9/2016 2/11/2016 2/10/2016 2/11/2016 2/9/2016 2/11/2016 2/10/2016 2/11/2016 2/11/2016 2/10/2016 2/9/2016 2/10/2016 2/9/2016 2/11/2016 2/9/2016 2/10/2016 2/10/2016 2/10/2016 2/9/2016 2/9/2016 2/9/2016 time 18:00 18:00 18:00 17:00 17:00 17:00 8:00 8:00 16:00 8:00 16:00 12:00 16:00 15:00 12:00 13:00 12:00 14:00 9:00 9:00 11:00 15:00 9:00 13:00 11:00 10:00 15:00 11:00 14:00 10:00 13:00 14:00 10:00 Average --© Urban Systems Associates, Inc. FebruW)' 18, 2016 Table I Existing Parking Demand Parking demand ratio (space Parking demand ratio (space demand per 1,000 square feet) per employee) Percentile 35 0,210 0,101 3% 58 0,349 0,167 6% 64 0,385 0,184 9% 124 0,745 0,356 12% 135 0,812 0,388 15% 153 0,920 0,440 18% 188 1,130 0,540 21% 200 1,202 0,575 24% 202 1.214 0,580 27% 209 1.256 0,601 30% 235 1.413 0,675 33% 244 1.467 0,701 36% 248 1.491 0,713 39% 251 1,509 0,721 42% 255 1,533 0,733 45% 265 1.593 0,761 48% 267 1.605 0,767 52% 272 1.635 0,782 55% 275 1.653 0,790 58% . 277 1.665 0,796 61% 284 1.707 0.816 64% 285 1.713 0.819 67% 291 1.749 0.836 70% 291 1.749 0.836 73% 295 1.773 0.848 76% 296 1.780 0.851 79% 297 1.786 0.853 82% 297 1.786 0.853 85% 297 1.786 0.853 88% 299 1.798 0.859 91% 302 1.816 0.868 94% 306 1.840 0.879 97% 314 1.888 0.902 100% 1.423 0.680 funis3 Parking Afemo //451 Mira/ani Dr .. Suite A • San Diego. CA 92 I 16 • (858) 560-491 I John Ohlson DGA © Urban Systems Associates, Inc. February 18, 2016 Attachment 1 Parking Utilization During Peak Hour Ionis4 Parking Memo 8451 Mira/ani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911