SAN MATEO TDM ORDINANCE
CITY COUNCIL MEETING
NOVEMBER 6, 2023
AGENDA
Introduction
2 - Agenda
Remaining Schedule & What to Expect
Stakeholder Engagement
Policy Analysis
QUESTIONS FOR COUNCIL
3 - Agenda
What kinds of projects
should comply with the
TDM Ordinance?
How often should San
Mateo monitor for TDM
plan compliance?
How should the City treat
projects that are out of
compliance with TDM
ordinance?
How should consequences
for serially non-compliant
projects be structured?
INTRODUCTION
WHAT IS TDM?
5 - Introduction
WHAT IS TDM?
Introduction6 -
Disincentives to
Drive Alone
Improved
Mobility Options
Incentives to Use
Other Modes
Teaching and
Training
Less Driving
+
+
+
LOCAL AND REGIONAL CONTEXT
Local Planning Context:
• Rail Corridor TOD Plan
• General Plan (2030, draft 2040)
• Municipal Code & TIA Guidelines
• Transportation Plans
7 - Introduction
Regional and State Context:
• SB 743 (2020)
• AB 2097 (2022)
• Plan Bay Area 2050 (2021)
• MTC’s Transit-Oriented Communities (TOC)
Policy
• C/CAG Congestion Management Program
and TDM Policy
C/CAG’s TDM Policy
San Mateo must adhere to C/CAG’s TDM Policy to reduce development’s VMT impacts.
STATE AND REGIONAL COMPLIANCE
San Mateo’s TDM Ordinance, if exemption is allowed, would provide relief from C/CAG’s checklist requirement.
C/CAG Large Non-Residential Project Checklist
Today
San Mateo applies
C/CAG TDM Policy
to local
development
projects ≥ 100 daily
trips
San Mateo adopts a
local TDM program
with equal or greater
trip reduction impact
than C/CAG’s TDM
Policy
San Mateo submits a
formal request for
exemption from
C/CAG’s Checklist
Process
San Mateo is still
required to notify
C/CAG of projects
with ≥ 100 daily trips
(no checklist
required)
8 – Introduction
C/CAG TDM Policy Pathways
Future
Project subject to
C/CAG Checklist
Process
PURPOSE & GOALS
The Citywide TDM Ordinance envisions a comprehensive approach to transportation demand management by recommending vehicle trip reduction goals for development throughout the City. 9 – Introduction
Develop a TDM ordinance
to mitigate development’s
transportation impacts.
Support citywide goals to
encourage walking,
bicycling, and transit use.
Ensure programs are
tailored to San
Mateo’s unique
context and
compliant with
regional policies.
WHAT PARAMETERS ARE WE THINKING ABOUT?
We must answer these key questions to develop a framework for the TDM Ordinance 10 – Work Plan
What performance
metrics should be
targeted?
What mandatory
elements must be
included?
How often should
monitoring occur?
What team will manage
ongoing monitoring?
What does the
compliance look like?
How can TDM be tailored
to the geographic
context?
WORK COMPLETED TO DATE
11 - Work Plan
Existing Plan Review
Best Practices Research
Stakeholder Outreach & Public Hearings
TDM Framework Outline
TDM Strategies List and Quantitative Assessment
Draft TDM Policy Demonstration Memorandum
Draft Compliance & Monitoring Requirements
Draft TDM Policy Framework Memorandum
Plan
EXISTING PLAN REVIEW
ATLANTA
BEST PRACTICE CASE STUDIES
13 - Potential TDM Measures
Nelson\Nygaard led the
investigation of best practices for
TDM programs implemented by
other Bay Area cities and national
best practice examples.
Research included both well-
established strategies and
approaches as well as new and
innovative examples.
CONTEXT SENSITIVE REQUIREMENTS
14 - Work Plan
Tier 1:
Downtown/ TOCs
Tier 2:
Redevelopment
Areas
Tier 3: Other
Citywide Areas
STAKEHOLDER
ENGAGEMENT
STAKEHOLDER GROUPS
16 - Stakeholder Engagement
Small & Local
Business
Owners
Transportation
Providers &
Regional Agencies
City of San Mateo
Planning &
Sustainability &
Infrastructure
commissions
Developers
STAKEHOLDER FEEDBACK
17 -
Transit
Subsidies are
Expensive
Lack of Bike/
Ped Facilities
Few Seamless
Intermodal
Connections
Challenging
Topography
First-/Last-mile
Connections to
Caltrain
E-Bike Charging
Stations
Promoting and
Expanding
Shuttle Services
Expanded
Transit Wallet
Geography-
Specific
Strategies
Knowledge Sharing of
Transit Amenities and
Schedules
Carpooling
Incentives and
Programming
17 - Stakeholder Engagement
COMMISSION FEEDBACK
18 - Stakeholder Engagement
Include Building
Infrastructure
as TDM
Focus on Safety
in the Built
Environment
Establish
Qualitative
Monitoring
Identify Clear
Metrics for
Success
Consider East
Palo Alto-Style
TMA
Consider a Trigger
Beyond Just New
Development
Identify Who is
Served by
Measures
TDM POLICY ANALYSIS
TDM POLICY
DEMONSTRATION
20 - TDM Policy Analysis
• Reviewed 5 existing TDM Plans
• Evaluated modifications required for
future TDM compliance
• Compared to C/CAG requirements
as a baseline
• Results:
• Inconsistent use of strategies
• All but one project did not meet
C/CAG requirements
A new TDM ordinance would ensure
consistency across projects and
prioritize City-specific measures
PARAMETERS FOR TDM PARTICIPATION
21 - TDM Policy Analysis
• We are considering three triggers
for applicability of the TDM
Ordinance:
• New Construction Permit
• Business License Renewal
• Commercial Building Permit
for improvements valued at a
certain threshold
The TDM Ordinance would specify
right-sized requirements for these
different project types
In the past three years 82 building
permits have met the $500k valuation
threshold (example)
2 1 3
58 3
12 3
Permit Work Class
Source: City of San Mateo, July 1, 2021-June 30, 2023
PROPOSED TDM COMPLIANCE & MONITORING
FRAMEWORK
22 -
Compliance
Stage Description Monitoring
Cadence
Reporting
Requirements
Noncompliance
Penalties
Green
Projects with 3+
consecutive years of
demonstrated
compliance
Less frequent Standard None
Light
Green
New projects and
projects with 1-2 years
of demonstrated
compliance
More frequent Standard None
Orange
Projects that are
noncompliant for 1-2
years
More frequent
Corrective
(TDM plan
revisions)
$
Red
Projects that are
noncompliant for 3-4
years
More frequent
Corrective
(TDM plan
revisions)
$$$ + Loss of
Certificate of
Occupancy after 3
rd
year at red
TDM Policy Analysis
23 - Draft Monitoring and Compliance Guidelines
Year
Serially Noncompliant
Results Status
1 Noncompliant
2 Noncompliant
3 Compliant
4 Compliant
5 Noncompliant
6 Noncompliant
7 Noncompliant
8 Noncompliant
9 Noncompliant
10 11
12 13
14 15
POSSIBLE MONITORING CADENCES
X
Year
Generally Compliant
Results Status
1 Compliant
2 Compliant
3 Noncompliant
4 Compliant
5 Compliant
6 Compliant
7 (off year)
8 (off year)
9 Compliant
10 (off year)
11 (off year)
12 Noncompliant
13 Compliant
14 Compliant
15 Compliant
QUESTIONS FOR COUNCIL
• New Construction Permit
• Renewal of a business license
• Building Permit for improvements valued above a certain threshold
What kinds of projects
should comply with the
TDM Ordinance?
• Annually?
• Every 2 years?
• Every 3 years?
How often should San
Mateo monitor for TDM
plan compliance?
• Assign to light green or orange status?
• Impose a fee or not?
How should the City treat
projects that are out of
compliance with TDM
ordinance?
• Impose a fee?
• Revoke Certificate of Occupancy?
• Take other action?
How should
consequences for serially
non-compliant projects
be structured?
24 - Agenda
REMAINING SCHEDULE &
WHAT TO EXPECT
WHAT TO EXPECT
NOW – Present to City Council
• Introduction and progress review
• Receive feedback on Framework
Winter 2023
• Refine TDM Ordinance & Program Guidelines
• Develop Draft TDM Ordinance Framework
Winter & Spring 2024 – Present to City Council and Commissions • Review the Draft TDM Ordinance & Program Guidelines
• Receive additional feedback for incorporation into final ordinance Spring 2024
• Finalize the TDM Ordinance & Program Guidelines
• Pursue TDM Ordinance Adoption
• Develop Educational Materials for TDM Participants
• Share Materials via Engagement with Stakeholders
26 - Remaining Schedule and What to Expect
THANK YOU
MAIN CONTACTS:
SUE-ELLEN ATKINSON
PRINCIPAL TRANSPORTATION PLANNER
[email protected]
RENDELL BUSTOS
SENIOR PLANNER
[email protected]
POCKET SLIDES
28 -
EXISTING CONDITIONS
CONTEXT
29 -
STATE AND REGIONAL COMPLIANCE
30 - Introduction
MTC’s Plan Bay Area and TOC Policies
San Mateo must achieve MTC’s TDM requirements in these priority areas.
Transit-Oriented Community (TOC)
Priority Development Area (PDA)
EXISTING CONDITIONS
BEST PRACTICE
RESEARCH
31 -
CASE STUDY FORMAT
Each case study includes:
Key Insights
Structure and Management
Applicability
Performance Metrics and Requirements
Monitoring and Compliance
Additional Questions
32 - Best Practice Findings
KEY INSIGHTS:
• Mode share targets differ by land use, ranging from a 33% SOV mode share target to a 52% SOV mode share target. These individual mode share goals are calibrated to achieve a combined citywide target mode share goal of 50% SOV trips by 2040.
• The ordinance allows the City to adjust mode share targets for individual sites as part of ongoing monitoring (based on performance).
• The ordinance expresses a desire for TMA formation but appears to lack specific incentives for them.
TMAs are envisioned as key partners for TDM plan administration. 33 - Best Practice Findings
KEY INSIGHTS:
• Only office and research and development uses are held to mode shift targets—other land uses simply need to implement TDM measures that meet minimum requirements. • Requirements are based on a point system (for all tiers), mode split targets (some tiers), and trip caps (last tier).
• Monitoring requirements increase as development intensity and size increases. 34 - Best Practice Findings
KEY INSIGHTS:
• Developers are required to submit a developer TDM plan and alternative commute information plan; both must be updated annually. Plans must demonstrate how developers will require future employers to distribute commute alternative information about carpooling/ridesharing. • Reductions are based on average daily trips (rather than VMT, points, or other) • City conducts periodic audits for compliance. Noncompliance results in a variety of financial penalties (in-lieu fees, fines, and other penalties).
35 - Best Practice Findings
POTENTIAL
TDM MEASURES
TDM MEASURES
37 - Potential TDM Measures
Parking & Pricing
• Reduced Parking Supply
• Unbundled Parking
• Paid Parking
• Parking Cash-out
• Preferential Carpool or Carshare
Parking
• Shared Parking
TDM MEASURES
38 - Potential TDM Measures
Site Enhancements
• On-Site and Frontage Improvements
• Pedestrian-Scale Design
• Bicycle Parking
• Showers/Lockers
** Only apply if going above and
beyond code requirements **
TDM MEASURES
39 - Potential TDM Measures
Portland.gov
Subsidies, Transit Passes,
Transit Improvements
• Free Transit Passes
• Pre-tax Benefits
• Mobility Wallets
• Bike- and Carshare Subsidies
• Last Mile Shuttles
Example: Clipper BayPass
TDM MEASURES
40 - Potential TDM Measures
Marketing
• TDM Coordinator
• One-on-one Commute Planning
• Real-Time Information Services
• Campaigns Encouraging Active
Travel
• Standing Discounts for Use of
Active Modes
KEY INSIGHTS:
• San Jose’s TDM program was developed in parallel with a reassessment of citywide minimum parking requirements. This is a trend seen in other cities across the U.S. • Applicability is based on the end use, rather than the entitled land use. The idea is that the specific end use may be a more accurate determinant of whether the user will drive or take another mode. TDM strategies are for the life of the project.
• Compliance for physical measures are confirmed at the end of the development process (certificate of occupancy); compliance for programmatic measures are documented on an ongoing basis 41 - Best Practice Findings
City of San Jose
KEY INSIGHTS:
• The program is well-staffed and well-funded. The TDM Site Plan section has 12 full-time employees, in addition to the other employees who staff Arlington’s TDM and commute programs, and an average annual budget of about $550,000.
• Arlington’s TDM for Site Plans program is optional, but developers receive a significant density bonus for opting into the program. This supports high adoption.
• Arlington County handles monitoring, but developments must pay a set fee (about $10,000) for monitoring costs. This allows Arlington to contract with a consultant to do the majority of monitoring and annual reports
42 - Best Practice Findings
TDM MEASURES
43 -
WHAT TDM STRATEGIES ARE BEING CONSIDERED?
Introduction44 -
Biking &
Bikeshare
Walking
Public Transit &
Paratransit
Land Use
Changes
Marketing &
Education
Rideshare
Taxicabs &
TNCs
Remote Work
TDM MEASURES
45 - Potential TDM Measures
Land Use, Density,
Diversity & Location
• Proximity to Transit
• Increased Density & Diversity of
Uses
• Pedestrian-Scale Design
• Co-Location of Supportive
Amenities
COMPLIANCE &
MONITORING
REQUIREMENTS
46 -
COMPLIANCE & MONITORING RECOMMENDATIONS
47 - Draft Monitoring and Compliance Guidelines
Component Considerations Recommendation
Project Applicability • Project size
• Trip generation
• Project location
• Project land use
• Large and small projects
• Exemptions for very small projects
• Requirements are otherwise consistent across
geographies
Resources and Fees • Cost of monitoring and compliance
• One-time fees
• Recurring fees
• TMA support
• Externalize costs
• Tiered fee structure
• Application fee
• Recurring fee
• Exempt projects
Compliance
Framework
• Simplicity
• Focus on success
• Relationship with other aspects of the TDM framework
• Four stage compliance framework
• More frequent monitoring for noncompliance
• TDM plan revisions
• Noncompliance penalties
Monitoring
Cadence
• Frequency
• Duration
• Stages of the project
• Every three years for compliant projects
• Every year for new or noncompliant projects
Data Collection and
Reporting
• Confirm compliance with TDM requirements and
evaluate performance of TDM
• Surveys, traffic counts, parking lot counts, and in-person engagement
• Surveys
• Mode share and travel behavior data
• Corrective TDM plans as necessary
Noncompliance
Penalties
• Phased approach for noncompliance
• Difference between good faith attempts to implement
and failure to implement
• Harshness of penalties
• More frequent monitoring
• Fines
• Corrective TDM plan
• Revoke certificate of occupancy
48 - Draft Monitoring and Compliance Guidelines
Year
Example Project A
Results Status
1 Compliant
2 Compliant
3 Compliant
4 (off year)
5 (off year)
6 Compliant
7 (off year)
8 (off year)
9 Compliant
10 (off year)
11 (off year)
12 Compliant
13 (off year)
14 (off year)
15 Compliant
MONITORING CADENCE
As long as the project remains compliant, monitoring and reporting is required every three years.
A project application is approved and a certificate of occupancy is issued.
After three consecutive years of compliance, project status is advanced from yellow to green.
49 - Draft Monitoring and Compliance Guidelines
Year
Example Project B
Results Status
1 Compliant
2 Compliant
3 Noncompliant
4 Compliant
5 Compliant
6 Compliant
7 (off year)
8 (off year)
9 Compliant
10 (off year)
11 (off year)
12 Noncompliant
13 Compliant
14 Compliant
15 Compliant
MONITORING CADENCE
During the third year of monitoring, the project is found to have failed to implement a required TDM strategy as approved in the TDM plan. Project status reverts from yellow to orange. The project is required to submit a revised TDM plan that addresses noncompliance issues.
As long as the project remains
compliant, monitoring and reporting
is required every three years.
The revised plan is effective, and the
project is compliant for three consecutive
years. Project status is advanced to green.
After several cycles with green status, the project is
again found to be noncompliant. Project status reverts
from green to orange. It takes another three years to
return to green.
50 - Draft Monitoring and Compliance Guidelines
Year
Example Project C
Results Status
1 Noncompliant
2 Noncompliant
3 Compliant
4 Compliant
5 Noncompliant
6 Noncompliant
7 Noncompliant
8 Noncompliant
9 Noncompliant
10 11
12 13
14 15
MONITORING CADENCE
After receiving an approved TDM plan, the project fails to implement required TDM measures on the prescribed timeframe. Project status is set to orange. The project is required to submit an updated TDM plan that describes how noncompliance will be remedied. The project remains orange for another year while corrective measures are in the process of being implemented.
After two years of compliance, the project stops offering a required TDM measure and is found to be noncompliant. Project status reverts to orange. The project is required to submit an updated TDM plan that describes how noncompliance will be remedied.
After two years of orange status, the project has still failed to achieve compliance and is unresponsive to City staff. Project status reverts to Red. After two additional years of noncompliance, the certificate of occupancy for the project is revoked.
X
The revised plan is effective, and the project is compliant by the third year.
Project status is advanced to yellow.