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HomeMy WebLinkAboutSDP 2018-0012; IONIS PHARMACEUTICALS; IONIS PHARMACEUTICALS PARKING STUDY; 2022-07-14URBAN SYSTEMS ASSOCIATES, INC. MEMO PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT ATTN: FROM: DATE: CONSULTANTS TO INDUSTRY AND GOVERNMENT Jon Ohlson DGA Justin P. Schlaefli, PE TE PTOE CBC 2022-0181 E-Mail:~ johlson@dga-mv.com TOTAL PAGES (Including 8 + Cover): Attachments July 14, 2022 TIME: 12:46:33 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 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 site at 2850 and 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. Two previous studies have been conducted; the first study was conducted in February 2016 and the second study was conducted in September 2018. The results of these two studies are included as Attachment 1 of this document. The previous February 2016 Ionis Pharmaceuticals parking study recommended the parking supply to exceed 360 parking spaces, while the September 2018 Ionis Pharmaceuticals parking study recommended the parking supply to be incremented to exceed 458 parking spaces after the construction of the 69,000 square feet (SF) Conference Center building. It should be noted that the City of Carlsbad Municipal Code Section 21.44.020, Table A, indicates that 1 parking space per 300 SF of building area must be provided for a bio-Scientific Research and Development type of use and that 1 parking space per 250 SF of building area must be provided for an Office use. Currently, the Ionis Pharmaceuticals campus supports a total of 240,038 SF of gross floor area that consists of 170,838 SF of Headquarters / Scientific Research and Development use and 69,200 SF of Conference Center use. The Ionis Pharmaceuticals campus supports amenity spaces (i.e. fitness center, basketball/badminton court, 1 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. July I 4, 2022 and a one-half basketball court), which serve the on-site population and do not generate the need for additional parking. The Jonis Pharmaceuticals site is planning to conduct the renovation of a 10,893 SF portion of the Conference Center's building area, of which 8,847 SF will be converted from existing conferencing space into new private offices and open office space and the remaining 2,446 SF will be converted to additional storage space. The renovation is expected to modify the existing employee count of 352 employees, which currently consists of 317 employees at the Headquarters / Scientific Research and Development building on 2855 Gazelle Court and 35 employees at the Conference Center building on 2850 Gazelle Court. After the renovation, it is anticipated that the number of existing employees will increase by approximately 50 employees for the existing Conference space within the campus for a total of approximately 85 employees and a campus global of approximately 402 employees. The current parking supply consists of 614 parking spaces, of which 458 parking spaces are allocated for the Headquarters / Scientific Research and Development building and 156 parking spaces are allocated for the Conference Center building. With the proposed renovation of the Conference Center area, the Project plans to convert 29 existing parking spaces from the Conference Center parking area to office use, for a total of 127 parking spaces designated for the Conference Center. Please refer to Attachment 2 for an aerial capture of the study area. Based on the unique characteristics of the Jonis Pharmaceuticals campus and the planned renovations, a modification of the parking standards may be suitable. Consistent with Section 21.44.040B 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." The Municipal Code also adds that such modifications "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 campus. 2 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-49IJ Jon Ohlson DGA Methodology: © Urban Systems Associates, Inc. July 14, 2022 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. 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 are from 8:00 A.M. to 5:00 P.M. with counts completed from 8:00 A.M. to 5:00 P.M. on 7/7/2022, 78/2022, and 7/12/2022 (Thursday/Friday/Tuesday). 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 240,038 SF (consisting of 170,838 SF for the Headquarters / Scientific Research and Development building and 69,200 SF for the Conference Center building) based on information from the project architect. The existing employee population was determined to be 352 employees based on information from the project architect. The results of these parking demand counts are presented in Attachment 4. A diagram showing the parking utilization during the peak hour (11 :00 A.M. on Tuesday 7/12/2022) is presented in Attachment 5. The average parking demand was observed at 0.885 spaces per 1,000 SF of non-amenity building area and 0.604 spaces per employee. The 85th percentile usage was 1.158 spaces per 1,000 SF of non-amenity building area and 0. 790 spaces per employee. Based on this analysis, the recommended basic parking requirement for the Ionis Pharmaceuticals campus is to continue to adopt a supply that exceeds 458 spaces, as reported in the September 2018 Ionis Pharmaceuticals parking study. This recommendation is based on the 85th percentile usage plus an approximate 10% increase 3 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA ~ Urban Systems Associates, Inc. July 14, 2022 applied to account for normal seasonal variation or temporary increases in operations. The 85th percentile parking demand plus an additional 10% increase over the peak demand to account for the seasonal variation results in a minimum supply of 308 parking spaces. With the current 614 parking space supply, the Jonis Pharmaceuticals campus is anticipated to satisfy the parking demand based on the observed data. Recommended Parking Supply for Proposed Renovation: The proposed renovation of the Jonis Pharmaceuticals facility at 2850 Gazelle Court involves the modification of 10,893 SF of the Conference Center's building area, of which 8,847 SF will be converted from existing conferencing space into new private offices, open office space, and additional storage space. The previous February 2018 Jonis Pharmaceuticals parking study recommended the parking supply to exceed 458 parking spaces. Based on the previously recommended 458 spaces for the Headquarters I Scientific Research and Development building plus 156 spaces for the Conference Center / Office space and the conversion of 29 spaces to office use, the recommended parking supply after expansion is 614 spaces in total. Jonis Hybrid/Remote Working Policy: During the Covid-19 pandemic, transportation travel patterns were affected partially as a result of the stay-at- home policies that were enacted during the peaks of the pandemic. During these times, some employers adopted policies by which employees had the ability to work remotely to safeguard the overall health of an employer's workforce and as a means to optimize their employees work from a remote stance. As time has passed, several work sites have enacted new work environments for employees to have the ability to work remotely temporarily or permanently as a viable option. Jonis currently has a remote-work system implemented on the Jonis Pharmaceuticals campus by which employees have the option to request permission to their supervisor to work partially remotely (hybrid work) or fully remotely. All employees are allowed to request either a hybrid or a fully remote work setting. The conditions by which such approval is granted vary between several factors that include the ability of employees to perform their responsibilities off-site, performance, impact to the core team and broader organization, and the challenge of hiring or replacing a unique set of skills. 4 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-491 I Jon Ohlson DGA ~ Urban Systems Associates, Inc. July 14, 2022 As shown in Attachment 1, the Year 2018 parking study anticipated up to 424 employees on site. Partially due to factors that include the ability for employees to have a hybrid work setting or a fully remote work setting the number of existing employees on site is 352 employees. Trip Generation: Consistent with the Year 2018 parking study, the trip generation for the lonis Pharmaceuticals campus has been calculated based on the existing number of employees and anticipated guests that visit the site. As sourced from the project architect, the campus currently has 352 employees. As sourced from the Year 2018 parking study, Trip generation rates were tailored for both employees and visitors for a Scientific Research and Development 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. As described above, lonis Pharmaceuticals is expected to gain approximately 50 additional employees over the existing 352 employees for a total of 402 employees on site. As previously reported in the Year 2018 parking study, 20 guests were added into the trip generation calculation as part of the proposed Conference Center building expansion, for which an increase of 50 employees over the previously existing number of employees were anticipated. Consistent with this approach, and with the proposed renovation and anticipated increase in the number of existing employees by approximately 50 employees, the same ratio of guests is anticipated for this analysis, for an increase of 20 guests over existing conditions, and for a total of 40 guests on site. Please refer to 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. Vehicle Miles Traveled (VMT) Guidelines: Urban Systems Associates has contrasted the Vehicle Miles Traveled (VMT) Guidelines for the City of Carlsbad published in September 15th, 2020, with the lonis Pharmaceuticals campus for the potential need to evaluate the 5 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. July I 4, 2022 site from a VMT analysis perspective. Table 1 shows a flow chart that summarizes the VMT analysis process in correlation with the Ionis Pharmaceuticals campus. The campus, as an industrial / manufacturing site, is considered an industrial development. The location of the campus is not within one-half mile of an existing or planned major transit stop of transit center along a high- quality transit corridor, for which in the City of Carlsbad would represent the Carlsbad Village or Carlsbad Poinsettia Coaster stations or the Plaza Camino Real transit center. Consequently, the project would not screen out of a VMT analysis based on its relative proximity to a major transit stop. As shown in Attachment 2, the campus is anticipated to generate a total of 1,286 average daily trips (ADT) and a net increase after renovations of 190 ADT. As such, the campus does not screen out of a VMT analysis based on the trip generation that is anticipated to generate (threshold for screening out of VMT analysis being 110 ADT or less). For a project that does not screen out of a VMT analysis and that generates less than 2,400 ADT, a VMT analysis must be conducted using the Carlsbad VMT Analysis Maps to determine whether the development results in a level of significance that warrants the mitigation of transportation facilities. Figure 1 shows a SANDAG Year 2016 VMT Screening Map that highlights the VMT per capita for the Ionis Pharmaceuticals campus with respect to the VMT per Employee by Census Tract. As shown in the figure, the campus is located within Census Tract 198.06, which generates an Employee VMT per Employee of 17.4 VMT, which is 91.9% of the regional mean. The significance threshold for industrial-type land development projects is outlined in the City's VMT Guidelines as a project VMT per Employee exceeding the average regional VMT per Employee. As shown in Figure 1, the Year 2016 regional mean VMT per Employee is 18.9 VMT per Employee, which is more than the census tract VMT per Employee within which the Ionis Pharmaceuticals campus is located, with a VMT per Employee of 17.4. Therefore, consistent with the City's VMT Guidelines, and as shown in Table 1, the level of significance of this development is presumed to be less than significant. 6 845 I Miralani Dr., Suite A • San Diego, CA 92 I 26 • (858) 560-49 I I Jon Ohlson DGA I Project Screening Is project K l'l!lf! l'll!d out from VMT analysis caie to projec:t type or location? 1 Daily Project Tr_ips O• llOADT 110 • 2,400 ADT1 © Urban Systems Associates, Inc. July 14, 2022 Table 1: VMT Analysis Screening Flow Chart VMTAnalysis Methodology Level of S.lgnificance and Mitigations Yes Less than significant Impact less than slgniflCllnt Impact 1. VMT impacts presumed to be less than significant fur certain projects, including local-serving retail projects, affordable housing projects, and projects within transit priority areas. See section 3.2 2. Regional retail and regional public facilities would use a model even if ADT is between 110 and 2,400. 7 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA lli4 © Urban Systems Associates, Inc. Figure 1: SANDAG Year 2016 VMT Screening Map 2016VMTPlt,,&,,poy..byC.-,.T,Act ~mJ1Tr,c: 19806 ~v.!t-n-::1/E..,;,io-,.tti Et.-?'°)ltll"I ~•l~ 10,71A ,NT p-,rY~•--t• 11.4 P't-tCl!'"'lof~ q\.~ 8 8451 Mira/ani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 July 14, 2022 than 125% d Regional Hean to 125'-d Regional Mean to lOO'lb cl Regional Mean to &So/. of Reglonat Hean ~ 2016•ABM2+/2021 Rfl(ScenarioID458) Reg,ont MHn • 11.9VMT~r Refl0ent Ritgion,' MHn • 18.9VMTo.t Emolo,..-• 2025-A8M2♦/2021 Rf'<Sc-riolD-462) Region.:!MHll• 17.7VMTpuRH'.dem Region, 11.,.,,, • 17.0VMTi:Mt Emol:,yn 20JS-ABM2+/2021 RP('Sc.tnario lD-175) Re;iontl MHn • 16.6 I/MT ?U Re,:Cem 10;iont Mu n •15.]VMT;:,1!rEm::,k,,yH 2050•ABM2+/202I RP(ScenariolO459) Regional r..-iu11 -I 6.0 VMT ;>er Re1icem R..-;ione! Mee!! • 1 ~-l VMT :>t'" Em.ployH -2016 • ABM2 / 2019 RrP ISceNoo ID 4.34) Regions1MHl'l • 19.0VMTperM1'0:em Region•' Mun • 27 .2 I/MT ~r Emp!o:,H -The mape provided by SANDA.(; er, en irr:erpre:,tion ~f ffie S.n,:e Bil 743 Te:hn:c.J Ad~; Ce!inN p:.,bl<Jhed by the C.!i'om,, Of'ic,~ of Pl111n·.,9 end R,n,rch er,d art prov,dec::! H • ,.,:).ua c-, the 1.m.diC"liom. 1,i the San Diego <ei,•Of' :o un et mer .ee ir-.. Ut.ert of th• ciete shov1d exerciw their proie11,onel jud;-n•m in , .... w ... :n;. evalue1in. ind 1n11!y:il'lv VMT re::h1cioM e~1m12 res.1hi :,om the toOI. Eech 19et"lcy 1kould coruJh with CEQA Dperta _,,d le;,at c.ounHI reg,rding their own CECA p,e~t.111 end uptht'IH to local po!ic.in. Ref.r to full d,ad,;mei ,nd ,ddinon,I informauon r, .iing to the uae l7f ffle SB 7.43 VMT ~-t.p WebApplicr.11)!'1. Jon Ohlson DGA © Urban Systems Associates, Inc. July 14, 2022 Attachment 1 2016 and 2018 Jonis Pharmaceuticals Parking Studies The page has been left intentionally blank. The attachment is provided in the next page. 9 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 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: T johlson@dga-mv.com TOTAL PAGES (Including 5 + Cover): Attachments DATE: September 6, 2018 TIME: 11:51:01 AM 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 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 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 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 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 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. 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA I!;) Urban Systems Associates, Inc. September 6, 2018 In addition, a proposed conversion of amenity space to non-amenity space within the Ionis 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 85 th 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 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 Ionis Pharmaceuticals is to adopt the previously recommended 360 spaces from the February 2016 Ionis Pharmaceuticals parking study (based on 1 space per 500 square feet) and add 1 space per expected employee and potential off-site guest. This recommendation is based on the 85 th 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 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 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 Ionis 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. September 6, 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 facility 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 <500 ADT II t ffl • I 1,000 to 2,400 ADT >2.400 ADT or or or Land Use <50 peak hour tnps ' ..... 100 to 200 peak hour trips >200 peak hour trips Conforms to Approved Specific Level I Plan or Master Plan Conforms to General Plan or Level I Level Ill Level V Level VII Zoning Does not Conform to General Level II Level IV Level VI Level VIII Plan or Zoning Scenarios to be Evaluated Trip Regional MMLOS Trip D1stribut1on & S1gnal1zcd Un!i.,gnailzed Ek1st1ng Cumulatrve Horizon Travt>I (ped, b,~e. Study Area Generation As-c..1gnment lnter!.ect1on lnlersec.t1on Condrllons Conditions Year Demand LFMP transJt) Map Tabl,e Figure Analysis Analy!.1S Analysis Anal\lSIS Anal~IS Model Run Specific TlA Levell • • • Levell! • • • • • • • • level Ill • • • • • • • Level IV • • • • • • • • • Level V • • • • • • • • Level VI • • • • • • • • • • Level VII • • • • • • • • • • Level VIII • • • • • • • • • • • Sect1on Section Section Sett,on Sect on Section SPct 1c.rn SeLtion Section Rderer1u! 7 o 3 3 SU oU 7 1 72 4 0 3 7 Note: All TIA's will require MMLOS Analysis. The modes evaluated for each study wlll be determined by street typology and project location, not total vehicular trips. Refer to Section 3.2 for addition.al Information. 3 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. September 6, 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 FiQ1.-.l-1: St.-tSyswm -VAtcSCrHU -NW.rill Com4aar Scr-.o -N., .• ,,iicut,oo4'CO'Wt«t«S~o -~nruitC~arSu.eo __,. ~Antr.iJtn:•1 -,.,_,Artub&c.or-aorsve.&J -....... ' l I s-,a_~_.c-oo,~,-• ......., • .._ q....•-.:..•J 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 MODES 10 OS ACCO IIOOATfD SU&Jm 1 STmT TYPOLOGY DESOUPTION AHO PRff'EllR£D ATTRllUT£S ---I STANDAR~(YIN) ------ Industrial Stteets I y • Primary pul'J)OM 11 to connect people to butln-wt'ltiln the city's ustrlal p,vks. • Designed to safety mowe all model of ttwet whlle ~ movl11911ehlda 9fld ~ ,___ ________ N___ from •rteriel streets end empk,ymentltransit connectorstreeh to l;iusi114!51e$. y • ltafflc calmln,g ckYfClll •nt ~ally ch:»urlged 91vffl tM propensity for Ltrger trucb ind heavy whldn In this uu • On,sveet parking mar be provided a long 11 It doa not lntitmre with the tumlng ,.dil of hNYJ vwhldes. 4 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. September 6, 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 (10 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 Ionis 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 Ionis building entrances to further facilitate on-demand rideshare services. MMLOS results for segments adjacent to the proposed project are available in Attachment 6. MMLOS results for segments adjacent to the proposed project with proposed recommendations are available in Attachment 7. 5 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon 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. September 6, 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 6 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. September 6, 2018 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 U.e Office Park Office Park Office Park Office Park I Intensity I 346 employees Total Existing I 50 employees I 20 guests Total Proposed I 28 employees Total Proposed Total Attachment 3 Trip Generation Table © Urban Systems Associates, Inc. September 6, 2018 AM PM Rate• ADT Peak0/4* Vol. In °/41 Out% ln Out Pea.k0/o* Vol. In %10ut•A In Out Existing 3 I employee 1,038 15% ISS 90°/4 10•;. 140 IS 13% 13S 20•1. : so•;. 27 108 1,038 IS5 140 15 135 27 108 Proposed Expansion 3 /employee ISO 15% 22 90% JO•;. 20 2 13% 20 10•1. : so•.t. 4 16 2 / guest 40 15% 6 90% 10•% s 13% 5 20•1. : 80% 4 190 28 25 3 2S s 20 Proposed Conversion 3 / employee 84 15% 13 90% 10¾ 11 13% II 20•1. : so•;. 2 9 84 13 11 II 2 9 1,312 196 I 76 19 171 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. ADT= Average Daily Trips 8 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA Attachment 4 Study Area Map 9 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 © Urban Systems Associates, Inc. September 6, 2018 Jon Ohlson DGA © Urban Systems Associates, Inc. September 6, 2018 Attachment 5 2016 Ionis Pharmaceuticals Parking Study 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 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-;#.f;,.laejli, PE TE PTOE johlson@dga-mv.com TOTAL PAGES (Including I 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 infonnation. 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 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 Jonis Phannaceuticals site. Methodology: When evaluating the parking demands of any unique use, actual demand observations and counts are the prefen-ed 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 © 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 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 :\ '("< ,n n, •~ 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 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 ,, . . ' ,' 'i ' .,, ,, '"" ·, o.ssf'· •I 85% ,: ' ,'1'~. ·-~: · 1,}786 ,;:, ·:'/ ' ;',, ·/~ ' " <'/,., .,. ; 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% )I('._ ....... ~ ..... ~ ;,,, .. •= .,.,,,_,.,. " < ,. ...... ;,,., •' _.._ ~ ,-. ' . --. - 1.423 0.680 lonis3 Parking Memo 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-491 I John Ohlson DGA © Urban Systems Associates, Inc. February 18, 2016 Attachment 1 Parking Utilization During Peak Hour Jonis4 Parking Memo 8451 MiralaniDr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. Attachment 6 Existing MMLOS Results Project: lonls Pharmaceuticals Segment: Gazelle Court From Whiptail Loop To Driveway A Transit Stop Located Within 1/2 Mile Walk from Subject Site or Roadway Segment 50 (rail/bus) 0 No greater than 1/4 mile walk to the nearest transit stop 30 (bus) 30 (rail/bus) 0 Access No greater than 1/2 mile walk to the nearest transit stop 20 bus No greater than 1 mile bicycle ride to the nearest transit stop s 0 ADA compliant sidewalk or path to transit stops in both 15 0 directions · Multiple transit routes stop on segment 10 0 Route provides a direct link to a COASTER station or mobility 15 0 Connectivity hub Route provides for a single transfer to reach a COASTER station s 0 or mobility hub Transit priority Dedicated ri ht of wa 5 0 Transit priority during peak hours 5 0 Headways of-15 minutes between 6:30-8:30 am and 4-6 pm on weekdays 15 0 Headways of 30 minutes between 6:30-8:30 am and 4-6 pm on 5 0 weekdays Service Headways of 1 hour between 6:30-8:30 am and 4--6 pm on weekdays 2 0 Commute shuttle service provided during the morning and 10 0 afternoon commute periods No more than 1 hour headways between 9 am and S pm on weekends 5 0 Covered bus stops 5 0 Bench 10 0 Amenities Well-lit stop that rovides a sense of security 5 0 Trash cans 2 0 Bus stop located within a block of commercial services 5 0 Bicycle Bike arkin available at the bus stop 5 0 Accommodations Bus stop within 1/4 mile of a bike repair shop 5 0 No Transit Stop Located Within 1/2 Mlle Walk from Subject Site or Roadway Segment Area governed by an adopted TDM ordinance that will 60 0 Available Mobility promote ridesharing and/or the use of non-auto modes Services On demand rideshare services available 60 0 Se ment within FLEX service area 60 0 Total Score: 0 Transit LOS: 11 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 September 6, 2018 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 DGA © Urban Systems Associates, Inc. September 6, 2018 Project: lonis Pharmaceuticals Segment: Whiptail Loop E From Gazelle Court To Faraday Avenue Scenario: _E_x_ist_in_,g=------------------------------------------- By: Matthew Vahabzadeh Transit Stop Located Within 1/2 Mile Walk from Subject Site or Roadway Segment 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 greater 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 directions 0 0 Multiple transit routes stop on segment 10 0 0 Route provides a direct link to a COASTER station or mobility 15 0 0 Connectivity hub Route provides for a single transfer to reach a COASTER station 5 0 0 or mobllit hub 5 0 0 Transit priority Transit priorit during eak hours 5 0 0 Headways of-15 minutes between 6:30-8:30 am and 4-6 pm on weekdays 15 0 0 Headways of 30 minutes between 6:30-8:30 am and 4-6 pm on weekdays 5 0 0 Service Headways of 1 hour between 6:30-8:30 am and 4-6 pm on weekdays 2 0 0 Commute shuttle service provided during the morning and 10 afternoon commute periods 0 0 No more than 1 hour headways between 9 am and 5 pm on 5 weekends 0 0 Covered bus stops 5 0 0 Bench 10 0 0 Amenities Well-lit stop that provides a sense of security 5 0 0 Trash cans 2 0 0 Bus stop located within a block of commercial services 5 0 0 Bicycle Bike arkin available at the bus sto 5 0 0 Accommodations Bus stop within 1/4 mile of a bike repair shop 5 0 0 No Transit Stop Located Within 1/2 Mlle Walk from Subject Site or Roadway Segment Area governed by an adopted TDM 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 TotalScore: 0 0 Transit LOS: 12 8451 Miralani Dr., Suite A • San Diego, CA 92 I 26 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. September 6, 2018 Project: Jonis Pharmaceuticals Segment: Whiptail Loop W From Faraday Avenue To Gazelle Court Scenario:_E_x_is_ti_ng~----------------------------------------- By: Matthew Vahabzadeh Access Connectivity Transit priority Service Amenities Bicycle Accommodations Available Mobility Services Transit Stop Located Within 1/2 Mile Walk from Subject Site or Roadway Segment 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 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 mobili hub Dedicated ri ht of wa Transit priority durin peak hours 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 weekdays Commute shuttle service provided during the morning and afternoon commute periods No more than 1 hour headways between 9 am and 5 pm on weekends Covered bus stops Bench Well-lit stop that provides a sense of security Trash cans 50 (rail/bus) 30 (bus) 30 (rail/bus) 20 bus 5 15 10 15 5 5 5 15 5 2 10 5 5 10 5 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Bus stop located within a block of commercial services 5 0 Bike arkin available at the bus sto 5 0 Bus stop within 1/4 mile of a bike repair shop 5 0 No Transit Sto Located Within 1/2 Mile Walk from Sub·ect Site or Roadwa Se ment Area governed by an adopted TDM ordinance that will promote ridesharing and/or the use of non-auto modes On demand rideshare services available Se ment within FLEX service area 13 60 0 60 0 0 TotalSCore: 0 Transit LOS: 8451 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 DGA © Urban Systems Associates, Inc. Attachment 7 MMLOS Results with Recommendations Project: Jonis Pharmaceuticals Segment: Gazelle Court From Whiptail Loop To Driveway A Scenario: Existing with Recommendations By: Matthew Vahabzadeh Transit Stop Located Within 1/2 Mile Walk from Subject Site or Roadway Segment 50 (rail/bus) 0 No greater than 1/4 mile walk to the nearest transit stop 30 (bus) 30 (rail/bus) 0 Acress No greater 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 ADA compliant sidewalk or path to transit stops in both 15 0 directions Multiple transit routes stop on segment 10 0 Route provides a direct link to a COASTER station or mobility 15 0 Connectivity hub Route provides for a single transfer to reach a COASTER 5 0 station or mobility hub Transit priority Dedicated right of way s 0 Transit priority during peak hours 5 0 Headways of-15 minutes between 6:30-8:30 am and 4-6 pm on weekda s 15 0 Headways of 30 minutes between 6:30-8:30 am and 4-6 pm 5 0 on weekdays Service Headways of 1 hour between 6:30-8:30 am and 4-6 pm on weekdays 2 0 Commute shuttle service provided during the morning and 10 0 afternoon commute periods No more than 1 hour headways between 9 am and 5 pm on 5 0 weekends Covered bus stops 5 0 Bench 10 0 Amenities Well-lit stop that provides a sense of security 5 0 Trash cans 2 0 Bus stop located within a block of commercial services 5 0 Bicycle Bike arkin available at the bus sto 5 0 Accommodations Bus stop within 1/4 mile of a bike repair shop 5 0 No Transit Sto Located Within 1/2 Mile Walk from Sub ect Site or Roadwa Segment Area governed by an adopted TDM ordinance that will 60 0 Available Mobility promote ridesharing and/or the use of non-auto modes Services On demand rideshare services available 60 60 Segment within FLEX service area 60 0 Total Score: 60 TransltLO.S: D 14 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 September 6, 2018 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 DGA © Urban Systems Associates, Inc. Project: lonis Pharmaceuticals Segment: Whiptail Loop E From Gazelle Court To Faraday Avenue Scenario: Existing with Recommendations By: Matthew Vahabzadeh Transit Stop Located Within 1/2 Mile Walk from Subject Site or Roadway Segment 50 (rail/bus) 0 No greater than 1/4 mile walk to the nearest transit stop 30 (bus) 30 (rail/bus) 0 Access No greater 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 ADA compliant sidewalk or path to transit stops in both 15 0 directions Multiple transit routes stop on segment 10 0 Route provides a direct link to a COASTER station or mobility 15 0 Connectivity hub Route provides for a single transfer to reach a COASTER 5 0 station or mobilit hub Transit priority Dedicated ri ht of way 5 0 Transit priority during peak hours 5 0 Headways of-15 minutes between 6:30-8:30 am and 4-6 pm 15 0 on weekda s Headways of 30 minutes between 6:30-8:30 am and 4-6 pm 5 0 on weekdays Service Headways of 1 hour between 6:30-8:30 am and 4-6 pm on weekdays 2 0 Commute shuttle service provided during the morning and 10 0 afternoon commute periods No more than 1 hour headways between 9 am and 5 pm on 5 0 weekends Covered bus stops s 0 Bench 10 0 Amenities Well-lit stop that provides a sense of security s 0 Trash cans 2 0 Bus stop located within a block of commercial services 5 0 Bicycle Bike arkin available at the bus sto s 0 Accommodations Bus stop within 1/4 mile of a bike repair shop 5 0 No Transit Sto Located Within 1/2 Mile Walk from Sub ect Site or Roadway Se ment Area governed by an adopted TOM ordinance that will 60 0 Available Mobility promote ridesharing and/or the use of non-auto modes Services On demand rideshare services available 60 60 Segment within FLEX service area 60 0 Tota Score: 60 Transit IDS: D 15 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 September 6, 2018 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 DGA © Urban Systems Associates, Inc. Project: lonis Pharmaceuticals Segment: Whiptail Loop W From Faraday Avenue To Gazelle Court Scenario: Existing with Recommendations Access Connectivity Transit priority Service Amenities Bicycle Accommodations Available Mobility Services By: Matthew Vahabzadeh Transit Stop Located Within 1/2 Mile Walk from Subject Site or Roadway Segment 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 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 mobility hub Dedicated ri ht of way Transit priority during peak hours 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 weekdays Headways of 1 hour between 6:30-8:30 am and 4-6 pm on weekdays Commute shuttle service provided during the morning and afternoon commute periods No more than 1 hour headways between 9 am and 5 pm on weekends Covered bus stops 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 5 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 0 Bus stop within 1/4 mile of a bike repair shop 5 o No Transit Sto Located Within 1/2 Mile Walk from Sub"ect Site or Roadwa Se ment Area governed by an adopted TDM ordinance that will promote ridesharing and/or the use of non-auto modes On demand rideshare services available 16 60 60 60 Total_,.: Transit I.OS: 0 60 0 60 D 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-491 I September 6, 2018 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 DGA Attachment 2 Study Area Map IO © Urban Systems Associates, Inc. July 14, 2022 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA date 7/8/2022 7/7/2022 7/8/2022 7/12/2022 7/8/2022 7/12/2022 7/7/2022 7/8/2022 7/8/2022 7/7/2022 7/8/2022 7/8/2022 7/8/2022 7/7/2022 7/8/2022 7/8/2022 7/7/2022 7/7/2022 7/12/2022 7/7/2022 7/7/2022 7/12/2022 7/7/2022 7/7/2022 7/12/2022 7/12/2022 7/12/2022 7/12/2022 7/12/2022 7/12/2022 time 17:00 17:00 8:00 17:00 16:00 8:00 8:00 15:00 9:00 16:00 12:00 13:00 14:00 9:00 10:00 11:00 15:00 12:00 9:00 13:00 14:00 16:00 10:00 11:00 12:00 15:00 13:00 10:00 14:00 11:00 Average © Urban Systems Associates, Inc. July 14, 2022 Attachment 3 Existing Parking Demand Table Parking demand ratio (space Parking demand ratio (space demand per 1,000 square feet) per employee) Percentile 74 0.308 0.210 3% 109 0.454 0.310 7% 126 0.525 0.358 10% 126 0.525 0.358 13% 144 0.600 0.409 17% 167 0.696 0.474 20% 170 0.708 0.483 23% 184 0.767 0.523 27% 187 0.779 0.531 30% 192 0.800 0.545 33% 192 0.800 0.545 37% 197 0.821 0.560 40% 198 0.825 0.563 43% 223 0.929 0.634 47% 223 0.929 0.634 50% 223 0.929 0.634 53% 228 0.950 0.648 57% 231 0.962 0.656 60% 233 0.971 0.662 63% 239 0.996 0.679 67% 241 1.004 0.685 70% 243 1.012 0.690 73% 246 1.025 0.699 77% 259 1.079 0.736 80% 274 1.141 0.778 83% 278 1.158 0.790 87% 283 1.179 0.804 90% 292 1.216 0.830 93% 295 1.229 0.838 97% 299 1.246 0.849 100% 0.885 0.604 11 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. July I 4, 2022 Attachment 4 Parking Utilization During Peak Hour 12 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Jon Ohlson DGA © Urban Systems Associates, Inc. Land Use Intensity Office Park 352 employees Office Park 20 guests Total Existing Office Park 50 employees Office Park 20 guests Total Proposed Total Source: Attachment 5 Trip Generation Table Rate* ADT Peak%"' Vol. Existing 3 / employee 1,056 15% 158 2 / guest 40 15% 6 1,096 164 Proposed Conversion 3 / employee 150 15% 23 2 / guest 40 15% 6 190 29 1,286 193 AM In '/, I Out% In Out Peak o/.• 90°/4 : 10% 142 15 13% 90% 10% 5 I 13% 147 16 90% 10% 20 2 13% 90¾ : 10'/4 5 1 13% 26 3 173 18 *Peak hour in/out percentages are taken from SANDAG "(Not so) BdefOJide of Vehicular Traffic Generation Rates for the San Diego Region", April 2002. ADI= Average Daily Tdps 13 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-49ll July 14, 2022 PM Vol. In %10ut°I< In Out 137 20•;. : so•;. 27 I 10 5 20•1. : so•1o I 4 142 28 114 20 20¾ : so•;. 4 16 5 20¾ : 80% I 4 25 5 20 167 33 134