CITY OF SAN MATEO
CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 9 Section Name: CONSENT CALENDAR Account Number: 10-4661-01 File ID: 25-10608 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: December 01, 2025
SUBJECT:
2024 Rail Corridor Transportation Management Association Annual Report – Acceptance RECOMMENDATION:
Review and accept the 2024 San Mateo Rail Corridor Transportation Management Association (TMA) Annual Report.
BACKGROUND:
In 2005, the City adopted the San Mateo Rail Corridor Transit Oriented Development Plan (Corridor Plan) with the goal to “allow, encourage, and provide guidance for the creation of world class transit-oriented development (TOD) within a half- mile radius of the Hillsdale and Hayward Park Caltrain station areas, while maintaining and improving the quality of life for those who already live and work in the area.” The Corridor Plan includes a framework for (1) creation of a Transit Oriented Development (TOD), (2) implementation of a Transportation Demand Management (TDM) program with a goal of achieving an overall reduction in new vehicle trips by at least 25 percent corridor-wide, (3) establishment of trip generation thresholds, (4) establishment of parking standards, and (5) monitoring of trip generation.
The Corridor Plan established a new TOD zone, which generally encompasses key parcels located within a half mile of the Hillsdale and Hayward Park Caltrain stations. This new land use includes transit-supportive development densities, building heights, and design guidelines. The broader Corridor Plan area extends beyond the TOD zone and includes other areas in close proximity to these stations. The Corridor Plan also called for the creation of a San Mateo Rail Corridor Transportation Management Association (TMA). Participation in the TMA is (1) required for all new development within the TOD zone, (2) strongly encouraged for all new development within the broader Corridor Plan area, and (3) available to any existing uses outside of the Corridor Plan area (Policy 7.18 of the Corridor Plan).
The TMA comprises developers and developer representatives that have, or are planning, significant development within the Corridor Plan area. The City participates as a non-voting Board member and does not pay dues to the TMA. The City Council has nominated the Director of Public Works as the City representative to the TMA Board of Directors. The City’s role in the TMA is to provide oversight of each applicable development project’s mandated participation as required in each project’s Conditions of Approval (COA).
Annual Report Process
The TMA facilitates data collection regarding the number of vehicle trips generated by each development per the individual project’s approved TDM plan. Trip generation is determined by collecting driveway counts at all occupied developments. These data are compared to the allowable trip generation threshold identified in each development’s COA.
A development is deemed non-compliant if the observed number of vehicle trips exceeds its trip generation threshold. The TMA Board of Directors hired a data collection firm and traffic engineering consultant to collect relevant data and prepare the 2024 Annual Report (attached).
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2024 Annual Report Summary
As of the 2024 Annual Report, 26 individual projects have been completed/constructed. Per the prepared report by the TMA, most projects were below their short-term trip thresholds on their individual project COAs. One (1) project stood out as notable in the 2024 Annual TMA Report.
Delaware Pacific-2000 Delaware (Shared Driveway)
Delaware Pacific-2000 Delaware share a common driveway, and their trip generation is calculated collectively.
During the PM peak period, the recorded trip generation was 67 trips, exceeding the short-term collective goal of 52 trips by 15. This represents an increase of 10 trips compared to the previous year (2023). According to the Corridor Plan Policy 7.24, “Projects that exceed their trip generation threshold shall be required to modify their trip reduction and parking management plan and incorporate TDM measures that are expected to increase trip reduction.”
Per their original TDM plan, both properties are required to provide subsidized transit passes for one year, offer bicycle storage, participate in the TMA, promote alternative transportation options, and designate an on-site transportation coordinator to manage vehicle and bicycle parking assignments, as well as monitor compliance.
Delaware Pacific has exceeded these requirements by implementing some more robust TDM measures, including:
Providing transit passes (Way2Go) to all residents for over 10 years. Enrolling all residents in the Clipper BayPass program since 2022. Conducting resident surveys to analyze travel origins and destinations. Installing a transit information screen.
Promoting commute.org educational meetings to encourage alternative transportation.
Despite these efforts, the combined trip generation for Delaware Pacific and 2000 Delaware continues to exceed both short-term and long-term thresholds. Staff have been collaborating with MidPen Housing, which now manages both properties, to identify additional trip reduction measures. MidPen Housing is committed to reducing trips and has agreed to:
Extend the Way2Go free transit pass program, a subsidized fare program offered by SamTrans providing unlimited rides on all local and express bus routes for all 2000 Delaware residents, and Include residents in surveys to better understand travel and transit patterns.
These measures are expected to reduce vehicle reliance and overall trips. Bay Meadows Phase II
The Bay Meadows Phase II development has three trip thresholds based on the progress of the development and the completion of grade-separated crossings at 28th and 31st Avenues. The project is currently evaluated against the medium-term threshold. In 2024, the development generated 2,454 PM peak hour trips, which is below the medium-term threshold of 2,878 trips. This represents an approximate 12% increase from 2023 but remains under the threshold. Currently, only two developments, MU-2 and MU-3, remain unfinished in Bay Meadows Phase II, with completion expected in two years.
oShort-term:
Threshold: 3,083 PM peak hour trips
Applicability: a) Completion and occupancy of at least 50% of the collective amount of development approved for the first three blocks to be developed in Phase I, and b) completion of grade separated crossings at either or both of 28th and 31st Avenues. oMedium-Term:
Threshold: 2,878 PM peak hour trips
Applicability: a) Completion and occupancy of at least 50% of the collective amount of development approved for the first three blocks of Phase II to be developed, and b) completion of
CITY OF SAN MATEO
grade separated crossings at either or both of 28th and 31st Avenues. oLong-Term:
Threshold: 2,596 PM peak hour trips
Applicability: a) Approval of a SPAR for each block in the project, b) completion and occupancy of 75% of the collective amount of development approved in the Station/Mixed-Use Parcels, c) completion and occupancy of 75% of the collective amount of development approved in the Residential Parcels, and d) completion of grade separated crossings at either or both of 28th and 31st Avenues.
Commission Feedback and Staff Recommendation
The TMA and its consultant presented the 2024 Annual Report to the Sustainability and Infrastructure Commission (SIC) on September 10, 2025. The presentation included a survey of member projects, an assessment of TDM measures offered to residents and tenants, and supporting data collection and analysis. The Commission reviewed the report and unanimously recommended that the City Council accept it. Commissioners provided feedback on trip-threshold compliance monitoring, coordination with projects not meeting thresholds, and the collection of additional data on effective TDM measures to inform the ongoing Citywide TDM Ordinance. Commissioners were pleased to learn that City staff has been working with the Delaware Pacific–2000 Delaware property, which will now offer transit passes to all tenants to achieve compliance with its trip caps going above and beyond what is in their entitled TDM plan.
Staff have reviewed the data analysis and report prepared for the TMA Board of Directors and recommend that the City Council accept the 2024 Annual Report.
BUDGET IMPACT:
There is no budget impact associated with this item. The TMA is an IRS 501(c)(4) organization that is funded by its participating members. No City funds are used to pay for the activities of the TMA.
ENVIRONMENTAL DETERMINATION:
This item is not a project subject to CEQA, because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. (CEQA Guidelines Section 15378(b)(5).)
NOTICE PROVIDED
All meeting noticing requirements were met.
ATTACHMENTS
Att 1 – 2024 Rail Corridor TMA Annual Report
STAFF CONTACT
Jay Yu, Engineering Manager
[email protected]
(650) 522-7323