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HomeMy WebLinkAboutPRE 2021-0027; IONIS; IONIS PHARMACEUTICALS PARKING STUDY UPDATE; 2021-06-18C URBAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT ATTN: FROM: CONSULTANTS TO INDUSTRY AND GOVERNMENT Jon Ohlson DGA Justin P. Schlaefli, PE TE PTOE MEMO E-Mail:~ johlson@dga-mv.com TOTAL PAGES (Including 2 + Cover): Attachments DATE: June 18, 2021 TIME: 11:43:17 AM JOB NUMBER: 002718 SUBJECT: Jonis Pharmaceuticals Parking Study Update Confidential Communications This transmittal is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged information. If you are not the intended recipient, do not disclose, copy, distribute or use this information. If you received this transmission in error, please notify us immediately by telephone, at our expense and destroy the information. As requested, USAI has completed a parking demand study for the Ionis Pharmaceuticals Lots 21 and 22 on Whiptail Court in the City of Carlsbad. As discussed further below, this study builds upon previous research and observational studies for the existing Ionis Pharmaceuticals ownership at 2855 Gazelle Court in Carlsbad, CA. This parking study is intended to confirm appropriate parking rates for the existing scientific research/office uses on the site and project those rates for additional expansion needs. Two previous studies have been completed for the site. The first was completed in February 2016 and can be found in Attachment 1. The second study was completed in September 2018 and can be found in Attachment 2. 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 I space per 250 square feet. The planned expansion to Lots 21 and 22 would likewise fall into this category. As the expansion onto these lots represents an expansion of the existing use currently in operation, sufficient data exists to establish a proper parking ratio and project that ratio for the future expansion. It is noteworthy that the Ionis Pharmaceuticals site contains 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 for the proposed expansion on Lots 21 and 22 would be appropriate and is recommended. 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 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA C 0 © Urban Systems Associates, Inc. June 18, 2021 to the city planner. The following study has been prepared to satisfy this requirement with respect to the Ionis Pharmaceuticals site expansion on Lots 21 and 22. Project Description: The Ionis Pharmaceuticals site plans to expand across Whiptail Loop from their existing facilities on Lots 21 and 22. The proposed expansion would add a new three-level office and lab building consisting of 164,833 sf of space along with surface parking and one three-level parking structure. Please refer to the site plan shown on Attachment 3 for details. This existing Ionis Pharmaceuticals site includes two buildings on Gazelle Court which is a cul-de-sac branching off of Whiptail Loop. The site will be connected through a pedestrian bridge over Whiptail Loop. The existing buildings on Gazelle Court includes 173,838 square feet ofnon-amenity space (scientific research) and 69,200 square feet of amenity space including conference center. Please see Attachment 4 for a map of the study area. Ionis Pharmaceuticals Parking Demand: As discussed previously, the existing Ionis Pharmaceuticals site was twice evaluated for existing parking demand. Both times, the parking demand was determined to be consistent with the 2018 study showing an 85th percentile demand of 1. 733 spaces per 1,000 sf of non-amenity space. The 2016 study showed a very similar 85th percentile demand of 1. 786 spaces per 1,000 sf of non-amenity space. More recent site observations from 2021 demonstrated the presence of surplus parking at multiple times of day during a random sampling. More recent observations are not included as they were taken during Covid and it was determined that the older observations would be more consistent with typical observations. However, as a check, parking area observations were conducted on two weekdays over three time periods as a sampling of continued observations. Additional observations are planned in the near future with the recent relaxing of Covid restrictions. Recommended Parking Supply for Proposed Expansion: The proposed expansion of the Ionis Pharmaceuticals facility on Lots 21 and 22 involves the addition of 164,833 square feet of additional non-amenity scientific research space. The most recent 2018 memo established a parking supply ratio of 1.91 spaces per 1,000 sf of non-amenity scientific research space. This was based on an 85th percentile demand of 1.733 plus I 0% (.173 space per 1,000 sf) to accommodate seasonal demand and additional visitors. Using a rate of 1.91 spaces per 1,000 square feet for Lots 21 and 22, it is recommended that parking on the new lots exceed 315 spaces. Proposed Parking Supply for Proposed Expansion: As shown in Attachment 3, the proposed parking supply for Lots 21 and 22 is 460 spaces providing a parking ratio of 2. 79 spaces per 1,000 sf and significantly exceeding the recommended ratio of 1. 9 I spaces per 1,000 sf previously established for the Ionis site. 2 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA C: Attachment 1 February 2016 Parking Memo 3 ~ ~ ~ Urban Systems Associates, Inc. June 18, 2021 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 C 0 URBAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKEnNG & PROJECT SUPPORT MEMO ATTN: FROM: DATE: SUBJECT: CONSULTANTS TO INDUSTRY AND GOVERNMENT John Ohlson DGA E-Mail: T johlson@dga-mv.com J~laejli, PE TE PTOE TOTAL PAGES (Including February 18, 2016 TIME: 12:30:49 PM Jonis Pharmaceuticals Parking Study Confidential Communications Cover): JOB NUMBER: This transmittal is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged information. If you are not the intended recipient, do not disclose, copy, distribute or use this information. If 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. 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 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 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 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. 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 Jonis] Parking Memo 8451 Miralani Drive, Suite A • San Diego, CA 92123 • (858) 560-4911 John Ohlson DGA C © 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. Ionis 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 of 7,780 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). Ionis2 PaddngMemo 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 John 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. February /8, 20/6 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 0.601 300/o 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 Ionis3 Parking Memo 8451 Miralani Dr., Suite A • San Diego, CA 92 126 • (858) 560-4911 John Ohlson DGA © Urban Systems Associ.ates, Inc. Febrnary 18, 2016 Attachment 1 Parking Utilization During Peak Hour Ionis4 Parking Memo 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA Attachment 2 September 2018 Parking Memo 4 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-49 I I © Urban Systems Associates, Inc. June 18, 2021 URJJAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEER/NG, MARKETING & P ROJECT SUPPORT ATTN: FROM: CONSULTANTS TO INDUSTRY AND GOVERNMENT Jon Ohlson DGA Justin P. Schlaefli, PE TE PTOE MEMO E-Mail:~ johlson@dga-mv.com TOTAL PAGES (Including 5 + Cover): Attachments DATE: August 20, 2018 TIME: 4:10:03 PM JOB NUMBER: 002718 SUBJECT: Jonis Pharmaceuticals Parking Study Confidential Communications This transmi11al is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged information. If you are not the intended recipient, do not disclose, copy, distribute or use this information. If you received this transmission in error, please notify us immediately by telephone, at our expense and destroy the in formation. As requested, USAI has completed a parking demand study for the lonis 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 5. The previous February 2016 Jonis 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 contain s 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 l space per 400 square feet (SDMC Table 142.05G). The reason for this generall y 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 Ion is 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 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 wi ll 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 Jonis Pharmaceuticals site. The Jonis 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. 8451 Mira/ani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. August 20, 2018 In addition, a proposed conversion of amenity space to non-amenity space within the Jonis Pharmaceuticals facility is expected to increase the employee count by 28. Please see Attachment 4 for a map of the study area. 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 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. Ion is Pharmaceuticals Parking Demand: Based on the methodo logy presented above, the existing Jonis 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 1. 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 85th percentile usage was 1.733 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 Ion is Pharmaceuticals is to adopt the previously recommended 360 spaces from the February 2016 Ion is 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 85th 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 lonis 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. T he 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 proposed conversion consists of converting roughly 3,000 square feet of amenity space to non-amenity scientific research space and is expected to increase the employee count by 28 employees. The previous February 2016 Jonis Pharmaceuticals parking study recommended the parking supply to exceed 360 spaces. Based on the previously recommended 360 spaces plus 78 spaces for the additional expected employees 2 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. August 20, 2018 and 20 spaces for potential off-site guests, the recommended parking supply after the proposed expansion should exceed 458 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. Additionally, Ionis Pharmaceuticals in expected to gain approximately 28 additional employees due to the conversion of roughly 3,000 square feet of amenity space to non-amenity space. Trip generation rates were tailored for both employees and visitors for a scientific research faci lity use. An effective trip generation rate of 3 trips per employee was established in consideration of an employee's trip to and from work and an additional trip to account for possible off-site trips or carpooled trips for lunch break. For visitors, the effective trip generation rate established is 2 trips per visitors; one trip for their arrival and one trip for their departure. 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. Transportation Impact Analysis Guidelines: According to the Transportation Impact Study Guidelines for the City of Carlsbad published in April of 2018, this project is considered Level I (please see the Table 1). Level I projects require a study area map, trip generation table, and an MMLOS (pedestrian, bike, transit) analysis. Table 1: Types of Transportation Impact Analysis Report Required & Elements to be Included Forecast ProJect Generated Auto Trips ti ...... ... . . .... 'II • I Land Use ..... ' . 11 1 t i•·• II • Conforms to Approved Specific Level I Plan or Master Plan Conforms to General Plan or Level I Zoning Level Ill l evel V Level VII Does not Conform to General Level II Level IV Level VI Level VIII Plan or Zoning Xeno1ooi to be Evalu.ited Trip Regional MMLOS Trip DntobytJon & S1gn.ahzed Un!.lgnahzed E1ust1n1: Cumulative Horizon Tr.ivt>I (peod b•kr, Study Arra GPnNilhOn A\\agnme,nt lnt{'>rw,ct1on lnlerW!ct,on Condrltom Cond1t,on\ Y~~r Demand lfMP tran!i.lt) Map Tab•e Figure Aniilys1s Analys.s An.Jlys1s Analysis Analysis Modf!'I Run s c1f1c TIA Level I • • • Level II • • • • • • • • Level Ill • • • • • • • - Level IV • • • • • • • • • LevelV • • • • • • • • Level VI • • • • • • • • • • Level VII • • • • • • • • • • Level VIII • • • • • • • • • • • )er t J' )t'l t U" )t-1 {IL I )rt f1u11 )~l {IUfl )t-1 I d'l )nt1un '.:iett1v11 )t'l t10f\ Keft'rt'r1lt'.' ,' tJ J J JU 0U I I I l 4U ! 7 Note: All TIA's will require MMLOS Analysis. The modes evaluated ror earn study w,11 be determined by stree1 typology and proJea location, not total vehicular trips. Refer to Section 3.2 for add1honal Information. 3 8451 Mira/ani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. August 20, 2018 The street segments adjacent to the project are Whiptail Loop East, Whiptail Loop West, and Gazelle Court. All three of these segments are considered industrial streets. Please see Figure 1 below. Figure 1: Mobility Element Street Typology _,._.,. ~c---s- ---"" .,.,.,,. ........ s-.. ---...... • ._c~ □ .... -..... Do..._. ...... C., .. ~U#CW.--•'-• ..... -j Qooa a-..•1 The Transportation Impact Study Guidelines for the City of Carlsbad published in April of 2018 states that industrial streets require a multi-modal analysis that includes vehicles and transit. Please see Figure 2. Figure 2: Industrial Street Typology MMLOS Requirements ACCOMMOOAllO SUIJECT mm Tfl'Ol.OGY DESCllPTION AND PIIEfllUIED AmllUTES I MOOES ,o M•nos STANDARD (Ylh) Industrial Streets -V tt N -~ H --.ii V • l'rimlWy PU'PON 11 w CIOnnect people to blnl-wtthln the dty'1 lndunrl•I parb. • 0ftlgrledtowf9fy-•II IIIOdelof tnM4 whli.~ "'<Mft9 vehldeland be-. from•~ ftrfft$ eftd ~mlnnllt ~•tiwb to bus),-. • 1nfflc calmlng dwlcai .,. generelty dllmu,.ged gtwn die propenllty 111, latget tnlCb •nd heevy whims In 1h11 uu • On"ffft't pef'ldng INf be prowtded • long n It doa not ln1ilffwn with tM wmlnt nidll of hwvy ...ttldel. 4 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. August 20, 2018 There are 5 essential features for a transit MMLOS analysis. Each feature represents a different point value and all features combined total 27 points. Roadway segments must attain at least 12 points from these essential features to meet the criteria of being an adequate transit facility. The features are as follows: Bench ( I 0 points), trash cans (2 points), covered bus stop (5 points), well-lit stops (5 points), and the stop in located within a block of commercial users (5 points). The existing conditions of the roadway segments adjacent to the project (Gazelle Ct. & Whiptail Loop) are lacking these essential transit features. However, the proposed Ionis operations would not impact or decrease transit service in the area. The nearest transit stop is approximately ½ mile straight-line distance from the Jonis site. It is unlikely that a transit service route will ever be established along Whiptail Loop or Gazelle Court due to the service area and routing requirements. However, other options to facilitate transit ridership are available. In order to facilitate transit, it is recommended that the project incorporate on-demand rideshare services through an agreement with rideshare services such as Uber/Lyft and a discount code available to employees taking transit. Additionally, convenient pickup and drop-off locations are located at Ion is building entrances to further facilitate on-demand rideshare services. MMLOS results for segments adjacent to the proposed project are available in Attachment 6. 5 845 I Mira/ani Dr., Suite A • San Diego, CA 92 I 26 • (858) 560-49 I I Jon Ohlson DOA 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. August 20, 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 0.604 300/4 236 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 6 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. August 20, 20/8 Attachment 2 Parking Utilization During Peak Hour 7 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA Source: Land Use O ffice Park Office Park Office Park Office Park lntensil'y 346 employees Total Existing 50 employees 20 guests Total Proposed 28 employees Total Proposed Total Attachment 3 Trip Generation Table I Rate• Existing J / employee 1,038 1,038 155 Proposed Expansion 3 / employee ISO 2 / guest 40 190 28 Proposed Conversion J / employee 84 84 13 1,312 196 © Urban Systems Associates, Inc. August 20, 2018 AM PM 140 IS IJS 27 108 13¾ 16 13% 25 3 25 S 20 9 11 II 9 176 19 17 1 34 136 *Peak hour in/out percentages are taken from SANDAG "(Not so) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region", April 2002. ~ A OT-Average Daily Trips 8 845/ Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA Attachment 4 Study Area Map 9 © Urban Systems Associates, Inc. August 20, 2018 845 I Mira/ani Dr., Suite A • San Diego, CA 92126 • (858) 560-491 I Jon Ohlson DGA Attachment 5 2016 Jonis Pharmaceuticals Parking Study 10 8451 Miralani Dr., Suite A • San Diego, CA 92 /26 • (858) 560-491 I © Urban Systems Associates, inc. August 20, 20/8 URBAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT MEMO ATTN: FROM: DATE: SUBJECT: CONSULTANTS TO INDUSTRY AND GOVERNMENT John Ohlson DGA E-Mail: T J-#,;hlaejli, PE TE PTOE johlson@dga-mv.com TOTAL PAGES (Including February 18, 2016 TIME: 12:30:49 PM Jonis Pharmaceuticals Parking Study Confidential Communications Cover): JOB NUMBER: This transmittal is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged information. If you are not the intended recipient, do not disclose, copy, distribute or use this information. If you received this transmission in error, please notify us immediately by telephone, at our expense and destroy the infonnation. 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. 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 recogni zed 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 of a transit area of 1 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 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 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. 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 Jonis] Parking M emo 845 I Miralani Drive. Suite A • San Diego, CA 9212 3 • (858) 560-4911 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. Ionis 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 of 7,780 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). Io nis2 Parking Memo 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 John 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. February 18, 2016 Table 1 Existing Parking Demand Parking demand ratio (space Parking demand ratio (space demand per 1,000 square feet) per e mployee) 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 0.601 300/4 235 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 lonis3 Parking Memo 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 John Ohlson DGA © Urban Systems Associates, Inc. February 18, 2016 Attachment 1 Parking Utilization During Peak Hour Jonis4 Parking Memo 8451 Mira/ani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. Project: lonis Pharmaceuticals Attachment 6 MMLOS Results Segment: Gazelle Court From Whiptail Loop To Driveway A August 20, 2018 Scenario: _E_x_is_tl-'ng.._ _________________________________________ _ Access Connectivity Transit priority Service Amenities Bicycle Accommodations Available Mab/1/ty Services By: Matthew Vahabzadeh No greater than 1/4 mile walk to the nearest transit stop No reater than 1/2 mile walk to the nearest transit stop No greater than 1 mile bicycle ride to the nearest transit stop ADA compliant sidewalk or path to transit stops in both directions Multiple transit routes stop on segment Route provides a direct link to a COASTER station or mobility hub Route provides for a single transfer to reach a COASTER station or moblllt hub Headways of-15 minutes between 6:30-8:30 am and 4-6 pm on weekda s Headways of 30 minutes between 6:30-8:30 am and 4-6 pm on weekda s Headways of 1 hour between 6:30-8:30 am and 4-6 pm on weekda s Commute shuttle service provided during the morning and afternoon commute eriods No more than 1 hour headways between 9 am and 5 pm on weekends Covered bus sto s Bench Well-lit stop that provides a sense of security Trash cans Bus stop located within a block of commercial services 50 (rail/bus) 30 bus) 30 (rail/bus) 20 bus 5 15 10 15 5 5 5 15 5 2 10 5 5 10 s 2 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Bike arkin available at the bus sto 5 O Bus sto within 1/4 mile of a bike repair sho 5 0 No Transit Sto Located Within 1/2 Mlle Walk from Sub ect Site or Roadwa Se ment Area governed by an adopted TOM ordinance that will promote rldesharing and/or the use of non-auto modes 11 60 0 0 0 0 845/ Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Jon Ohlson DCA Project: lonis Pharmaceuticals Segment: Whiptail Loop E From Gazelle Court To Faraday Avenue Access Connectivity Transit priority Service Amenities No greater than 1/4 mile walk to the nearest transit stop No greater than 1/2 mile walk to the nearest transit stop No greater than l mile bicycle ride to the nearest transit stop ADA compliant sidewalk or path to transit stops In both directions Multiple transit routes stop on segment Route provides a direct link to a COASTER station or mobility hub Route provides for a single transfer to reach a COASTER stat ion or mobilit Dedicate Headways of-15 minutes between 6:30-8:30 am and 4-6 pm on weekda s Headways of 30 minutes between 6:30-8:30 am and 4-6 pm on weekda s Headways of l hour between 6:30-8:30 am and 4-6 pm on weekda s Commute shuttle service provided during the morning and afternoon commute eriods No more than l hour headways between 9 am and 5 pm on weekends Covered bus sto s Bench Well-lit stop that rovides a sense of securit Trash cans Bus stop located within a block of commercial services Bike arkin available at the bus sto 50 (rail/bus) 30 (bus) 30 (rail/bus) 20 bus 5 15 10 15 5 5 s 15 s 2 10 s s 10 5 2 s 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycle Accommodations Bus stop within 1/4 mile of a bike repair shop 5 0 © Urban Systems Associates, Inc. August 20, 2018 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 No Transit St Located Within 1/2 Mlle Walk from Sub ect Site or Roadwa Se ent Available Mobility Services Area governed by an adopted TOM ordinance that will promote rldesharing and/or the use of non-auto modes On demand rideshare services available 12 60 0 60 0 0 0 845 I Mira/ani Dr., Suite A • San Diego, CA 92126 • (858) 560-491 1 0 0 0 Jon Ohlson DGA Project: lonis Pharmaceuticals Segment: Whiptail Loop W From Faraday Avenue To Gazelle Court © Urban Systems Associates, Inc. August 20, 2018 Scenarlo:..;;E_xi..;;.st'-in....._ __________________________________________ _ By: Matthew Vahabzadeh Located Within 1/2 Mlle Walk from Sub ect Site or Roadwa 50 (rail/bus) 0 0 No greater than 1/4 mile walk to the nearest transit stop 30 (bus) 30 (rail/bus) 0 0 Access No reater than 1/2 mile walk to the nearest transit stop 20 bus No greater than 1 mile bicycle ride to the nearest transit stop 5 0 0 ADA compliant sidewalk or path to transit stops In both 15 0 0 directions Multiple transit routes stop on segment 10 0 0 Route provides a direct link to a COASTER station or mobility 1S 0 0 Connectivity hub Route provides for a single transfer to reach a COASTER station 5 0 0 Transit priority 5 0 0 Transit priorit durin eak hours 5 0 0 Headways of-15 minutes between 6:30-8:30 am and 4-6 pm 15 0 0 on weekda s Headways of 30 minutes between 6:30-8:30 am and 4-6 pm on 5 0 0 weekda s Service Headways of 1 hour between 6:30-8:30 am and 4-6 pm on 2 0 0 weekda s Commute shuttle service provided during the morning and 10 0 0 afternoon commute eriods No more than 1 hour headways between 9 am and 5 pm on 5 0 0 weekends Covered bus sto s 5 0 0 Bench 10 0 0 Amenities Well-lit sto t hat provides a sense of security 5 0 0 Trash cans 2 0 0 Bus sto located within a block of commercial services 5 0 0 Bicycle Bike arkin available at the bus sto 5 0 0 Accommodations Bus sto within 1/4 mile of a bike re air shop 5 0 0 No Transit Sto Located Within 1/2 Mlle Walk from Sub ect Site or Roadway Se ment Area governed by an adopted TOM ordinance that will 60 0 0 Available Mobility promote ridesharing and/or the use of non-auto modes Services On demand rideshare services available 60 0 0 Se ment within FLEX service area 60 0 0 0 0 13 8451 Mirafani Dr , Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA Attachment 3 Project Site Plan and Parking Summary 5 8451 Mirafani Dr., Suite A • San Diego, CA 92126 • (858) 560-491 f © Urban Systems Associates, Inc. June f 8, 202 f SITE PARKING INFORMATION TOTAL SITE PARKING PROVIDED STANDARD SPACES ADA SPACES NEW PARKING RATIO MINIMUM PARKING RATIO FOR RESEARCH AND DEVELOPMENT= MAXIMUM PARKING RATIO FOR RESEARCH AND DEVELOPMENT= PARKING PROVIDED: SURFACE PARKING BUILDING PARKING TOTAL ACCESSIBLE PARKING REQUIRED: (PER 2019 CBC TABLE 11 B-208.2 & 11 B-208.2.4) TOTAL ACCESSIBLE PARKING PROVIDED SURFACE: STANDARD ACCESSIBLE VAN ACCESSIBLE TOTAL ACCESSIBLE PARKING PROVIDED COVERED: STANDARD ACCESSIBLE: VAN ACCESSIBLE: OTHER PARKING PROVIDED: LOADING SPACES REQUIRED: LOADING SPACES PROVIDED: ZERO EMISSION / CARPOOL / EV REQUIRED : ZERO EM ISSIO N / CARPOO L M INIMUM PROVIDED SURFACE: (8% OF 186 TOTAL SPACES) ZERO EM ISSION / CARPOOL MINIMUM PROVIDED COVERED: (8% OF 97 TOT AL SPACES) (NOTE· CARPOOL , ZE, EV ARE INCLUDED IN PARKING COUNT ABOVE) MINIMUM REQUIRED ELECTRIC VEHICLE SPACES FUTURE ELECTRIC VEHICLE PROVIDED SURFACE: (6% OF 186 TOTAL SPACES) FUTURE ELECTRIC VEHICLE PROVIDED COVERED: (6% OF 97 TOT AL SPACES) ELECTRIC VEHICLE SPACES W CHARGER PROVIDED: MOTORCYCLE SPACES MINIMUM REQUIRED: (2% OF 261 TOTAL SPACES) SHORT TERM BICYCLE PARKING REQUIRED: (0.1 per 1,000 S.F.) SHORT TERM BICYCLE PARKING PROVIDED: LONG TERM BICYCLE PARKING MINIMUM REQ UIRED: (W 1TH LO CKERS OR COVERED LOCKABLE ROOM WITH RACKS) (5% OF 261 TOTAL SPACES) LONG TERM BICYCLE PARKING PROVIDED: 460 SPACES 448APACES 12 SPACES 2.72 / 1000 SF 2.5 SPACES / 1000 SF 4.0 SPACES / 1000 SF 317 SPACES 143 SPACES 8SPACES 1 SPACE 4 SPACES 1 SPACE :--------------------------------T----,--~------------------------------ : / I : ~ I.Olli ~ I 1lllli G)~~,;,,SITE PlAN -IONIS CAMPUS SITE PARKING INFORMATION TOTAltlTEPlll!lltG"lllO'IUO $1N()Al()SFW::[$ ""'"""' NEWl'lll!QIGIIATIO ...._.. PNb<lMG IIATDl'ORIIEIEMQ! ,1,1100F,(U)PltB(f• lloUIIWPMUIGltATORIAM1l.MOI AfCIDr\l't:UINENT• ,....,......, $Ullf,1,cf:P.,t,RQ«; """"'""""° tofAL.IICCf-.!NRKN.MOUMl>. \'PER.201tCllCTHlE1$1'1211$-lQl241 TOTAlo\CChal ~flACMJfl>--Aa.. ST.w':Wll..a::ISSII..E YNINXESSB.E TOtAlACCU-..:PAIQ(N3MOWJEOCO\Ut0 $TMIONl().-o::($$8.[ ""'"""""' OTM[RPAIIQIGPR(M)E[I lO,JON'..Sl'M:aMQUllm tONJIIIGSl'.M:ESPflOY()B) 11:AO .... 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Ol,.IVER EMALtN>M,0~001"'1 Land~pe ,t,,et,itect SPI.MLOCI< lANOSCAPE MCHIT1:C1VRE 2122HA.NCO::KST SANDEGO CAV2110 TEl.fillH$1Cl'.lllO =~n- NO OOCM'110N OATt 10N1 ~ Cl!fNT ION.IS PHARMACEUTICALS PROJECT IONS PHARMACEUTlCALS LOT21 A,C,t2 """'1ESS 'M11PTAll LOOP WEST, CARlSB,A,O CA 97010 PROJECT MO 2l00. SCAU ASSHO""' rm., SITE PLAN A-IO I 00A XlA • Jon Ohlson DGA Attachment 4 Study Area Map 6 © Urban Systems Associates, Inc. June 18, 202 I 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911