FINAL August 1, 2025
SAN MATEO RAIL CORRIDOR TRANSPORTATION MANAGEMENT ASSOCIATION
Contents Executive Summary ............................................................................................................................................ i Background ....................................................................................................................................................... 1 Purpose of the TMA .......................................................................................................................................... 1 2024 TMA Activities .......................................................................................................................................... 3 Corridor Plan Area Project Status ..................................................................................................................... 3 Trip Generation Thresholds and TDM Measures ............................................................................................. 3 Trip Generation Monitoring ............................................................................................................................. 3 Scope of Study .............................................................................................................................................. 3 TMA Trip Generation .................................................................................................................................... 5 Bay Meadows Phase II Trip Generation ....................................................................................................... 8 Previous Driveway Counts and Maximum Trip Threshold ....................................................................... 8 Estimated Trip Generation in 2024 .......................................................................................................... 8 Observations ........................................................................................................................................... 13 Project TDM Plans ........................................................................................................................................... 17 TDM Plans ................................................................................................................................................... 17 Survey of Members ..................................................................................................................................... 19 Occupancy ............................................................................................................................................... 19 TDM Program Management ................................................................................................................... 19 TDM Programs and Amenities ................................................................................................................ 19 Most-Effective Programs ........................................................................................................................ 20 Distribution of TDM Program Information ............................................................................................. 20 Surveys on Travel Behaviors ................................................................................................................... 20 Tracking Performance of TDM Programs ............................................................................................... 20 Comments About Impacts of Construction/Roadway Work ................................................................. 20 Additional Comments ............................................................................................................................. 20 Observations ............................................................................................................................................... 20 Appendix A – TMA Information ........................................................................................................................ A 2024 TMA Stakeholder Contact List ......................................................................................................... A 2024 TMA Directors and Officers ............................................................................................................. A 2024 Meeting Minutes ............................................................................................................................. A Proposed 2025 Meeting Schedule ........................................................................................................... A Appendix B – 2024 Member Survey (Summary) .............................................................................................. B i
Executive Summary This report details the results of vehicle trip monitoring conducted under the San Mateo Rail Corridor Transit-Oriented Development Plan (Corridor Plan). It also presents a qualitative overview of Transportation Demand Management (TDM) plans for completed projects in the Rail Corridor area and a summary of the results of a San Mateo Rail Corridor Transportation Management Association (TMA) members’ survey. Construction continued in the Corridor Plan area during the 2024 calendar year, including completion of apartments on Residential Block 6 and site work on Mixed-Use Blocks 3A and 3B. Area construction activities related to the City’s Clean Water project were completed when trip monitoring data were collected. By inspection, development in the Corridor Plan area is nearly built out. In October 2024, MidPen Housing Corporation (MidPen Housing) acquired 2000 Delaware adjacent to its existing Delaware Pacific property. The two sites share a parking structure, community room, fitness center, and common area. A single trip generation threshold applies to the two adjacent properties. MidPen Housing has renamed the newly acquired property “Delaware Atlantic.” Delaware Pacific and Delaware Atlantic together provide 120 units of below-market-rate (BMR) housing. Data collection for the 2024 annual monitoring of the TMA was completed on October 17, 2024. The trip generation counts indicated that all projects except one were at or below their short-term thresholds. One project, Delaware Pacific-2000 Delaware, generated 67 PM peak-hour vehicle trips, exceeding its short-term threshold 52. The count for Azara, 24 PM peak-hour trips, was one trip shy of its short-term threshold. Compared to the 2023 counts, the 2024 TMA trip counts indicated a slight increase in trip generation at the 400/450 Concar project and a substantial reduction in office trip generation at the Franklin Templeton complex due to its tenant, Roblox, relocating to Station 5 in Bay Meadows Phase II. The 2024 trip counts indicated increased residential trip generation at Delaware Pacific-2000 Delaware and Station Park Green, and little or no changes at the other three projects. Finally, it is essential to note that trip generation counts at three of the five residential projects (Peninsula Station, Delaware Pacific-2000 Delaware, and Azara) were higher than their long-term trip reduction goals. The TMA and the members have discussed long-term trip reduction goals and understand the implications for the future. Although the Delaware Pacific-2000 Delaware project has exceeded the short-term trip threshold for the last four years, the project team has consistently collaborated with the City to implement TDM strategies aimed at reducing trips. Now that MidPen Housing owns both properties, there is an opportunity to review the combined travel behavior, trip generation, and TDM aspects with the City when considering necessary strategies to reduce site trip generation. Trip generation for Bay Meadows Phase II was evaluated according to the monitoring requirement outlined in the Traffic Management Plan for Bay Meadows Phase II. Data was collected on Thursday, October 17, 2024, using Automated License Plate Recognition (ALPR) cameras. The resulting trip generation was 2,454 PM peak-hour vehicle trips, approximately 85% of the maximum trip threshold (2,878 PM peak-hour vehicle trips) allowed under the Conditions of Approval (COA) for the mid-term stage. After several years of experience, collaboration between the TMA and the City, and diligent work by the TMA and its traffic counting team, the trip generation monitoring procedure is well adapted to the complexities of the Bay Meadows Phase II study area and meets the intent and guidelines of the Corridor Plan in content and results. With careful deployment and execution, it should continue to provide confident results. ii
During entitlement, all TMA member projects were required to develop TDM or trip reduction plans that reflected the City's guiding documents and practices. Relevant documents were reviewed to document trip reduction thresholds and TDM or trip reduction strategies. Bicycle parking, transit provisions, and commute coordination were cited most often in these documents. Similar to past years, TMA members completed a survey developed to solicit feedback about current TDM practices. Responses were received from member representatives of 11 completed projects, and essential facts about TDM and trip reduction practices, including management, specific programs offered, distribution of TDM information, and surveying travel behavior, were included in the responses. Since its implementation in 2020, this survey exercise has provided a qualitative overview of TDM practices. The annual report has focused solely on vehicle trip generation to determine project compliance. Actual TDM Plan compliance has not been addressed and remains the responsibility of each project under its respective COA. 1 This report details the results of vehicle trip monitoring conducted under the San Mateo Rail Corridor Transit-Oriented Development Plan (Corridor Plan). It also presents a qualitative overview of Transportation Demand Management (TDM) plans for completed projects in the Rail Corridor area and a summary of the results of a San Mateo Rail Corridor Transportation Management Association (TMA) members’ survey. Background In 2005, the City of San Mateo (City) adopted the Corridor Plan. The plan's stated goal is 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 included a framework for the creation of TOD, implementation of a TDM program that generates an overall reduction in new vehicle trips of at least 25% corridor-wide, establishment of trip generation thresholds, establishment of parking standards, and monitoring of trip generation. The Corridor Plan also called for the creation of the TMA. It stipulated that participation in the TMA was required for all new development within the TOD zone, strongly encouraged for all new development within the broader Corridor Plan area, and available to any existing uses outside the Corridor Plan area (Policy 7.18). The City adopted the Hillsdale Station Area Plan (Station Plan) in 2011. The area addressed in the Station Plan was based on the site within walking distance of the now-relocated Hillsdale Caltrain Station. The Station Plan expanded the TMA formed under the Corridor Plan to include all properties within the Station Plan area and required all new developments to join the TMA. It stated that Hillsdale Shopping Center’s participation in the TMA will consist of optional measures and will not be subject to the TMA’s trip reduction goals (Policy TRA-4.2). Figure 1 illustrates the Corridor Plan and Station Plan areas. Purpose of the TMA As defined in its bylaws, the TMA aims to implement the Objectives of the Corridor Plan. Within the Corridor Plan area, the TMA provides the following functions. • Oversee TDM program implementation. • Arrange shared parking, as appropriate. • Market TDM services and programs. • Coordinate TDM services and programs. • Coordinate with the City on annual trip generation monitoring for completed projects. • Participate in the annual report to the San Mateo City Council about information on development trip generation. • Consult with non-compliant members about changes to their TDM programs if trip generation goals are unmet. The intent here is to support members, not enforce project COA related to trip reduction goals, which only the City is authorized to do. • Outside the Corridor Plan area, the TMA may coordinate with other agencies. The TMA does not currently fund TDM services or programs. Member projects with active TDM programs do so at their own expense, independently, or in partnership with other members or Commute.org. 2 Figure 1: Corridor Plan Boundary and Hillsdale Station Area Plan Boundary
3 2024 TMA Activities Official TMA meetings were held virtually, using the Zoom platform, in January (General Membership and Board of Directors), May, and September 2024. The TMA directors, officers, and contacts, as well as meeting minutes, are included in Appendix A. Corridor Plan Area Project Status Construction continued in the Corridor Plan area during the 2024 calendar year, including completion of apartments on Residential Block 6 and site work on Mixed-Use Blocks 3A and 3B. Figure 2 summarizes completed projects in the Corridor Plan area. Figure 3 summarizes future projects under construction or approved. By inspection, development in the Corridor Plan area is nearly complete. In October 2024, MidPen Housing Corporation (MidPen Housing) acquired 2000 Delaware adjacent to its existing Delaware Pacific property. The two sites share a parking structure, community room, fitness center, and common area. A single trip generation threshold applies to the two adjacent properties. MidPen Housing has renamed the newly acquired property “Delaware Atlantic.” Delaware Pacific and Delaware Atlantic together provide 120 units of below-market-rate (BMR) housing. Trip Generation Thresholds and TDM Measures During each development project’s entitlement phase, vehicle trip generation is calculated using trip generation rates published in the Trip Generation Manual issued by the Institute of Transportation Engineers (ITE). Trip reductions are calculated based on a development’s density, location, proximity to transit, the mix of land uses, and TDM programs. Each project’s COA establishes short-term and long-term trip generation thresholds that need to be met for the life of a project. Short-term goals are based on the varying status of completed projects within the corridor area. Long-term trip reduction goals are based on the full build-out of transit-oriented neighborhoods envisioned in the Corridor Plan. Many long-term goals are also based on the 25th Avenue Grade Separation Project, which created new roadway connections on 28th Avenue and 31st Avenue between El Camino Real and Delaware Street. TMA projects must submit individual TDM plans with a list of trip-reduction strategies to be implemented once the project is occupied. TDM plans are tailored to reflect the project's location, proximity, and access to transit, walkability, proposed land uses, and other relevant factors. Trip Generation Monitoring Scope of Study The TMA is required to collect data annually regarding the number of vehicle trips generated by each development. Trip generation is determined by collecting driveway counts at all occupied projects. These data are compared to the allowable trip generation threshold identified in each development’s COA. All projects are currently required to meet their short-term trip reduction goals. 4 Figure 2: Completed TMA Projects
Project Land Use Quantity Units
Bay Meadows Phase II (RES 1) Townhomes 108 Dwelling Units Bay Meadows Phase II (RES 2) Townhomes 80 Dwelling Units Bay Meadows Phase II (RES 3) Townhomes 156 Dwelling Units Bay Meadows Phase II (RES 4) Apartments 82 Dwelling Units Bay Meadows Phase II (RES 5) Townhomes 76 Dwelling Units Bay Meadows Phase II (RES 6) Apartments 54 Dwelling Units Apartments 158 Dwelling Units
Restaurant 3,472 Square Feet
Bay Meadows Phase II (RES 8) Townhomes 74 Dwelling Units Bay Meadows Phase II (RES 9) Townhomes
Detached Single Family
31 24 Dwelling Units
Bay Meadows Phase II (STA 1) Office 219,831 Square Feet Bay Meadows Phase II (STA 2) Office 189,000 Square Feet Office 167,270 Square Feet
Retail 6,730 Square Feet
Office 204,340 Square Feet
Retail 3,530 Square Feet
Drinking Place 2,130 Square Feet
Bay Meadows Phase II (STA 5) Office 218,554 Square Feet Bay Meadows Phase II (MU 1) High School 450 Students
Restaurant 5,000 Square Feet
Apartments 70 Dwelling Units
Bay Meadows Retail Retail 30,210 Square Feet
BMR Apartments 68 Dwelling Units
Commercial 2,000 Square Feet
Delaware Pacific BMR Apartments 60 Dwelling Units
2000 Delaware BMR Apartments 60 Dwelling Units
Mode Apartments 119 Dwelling Units
Montara BMR Apartments 68 Dwelling Units
400/450 Concar Office 305,928 Square Feet
Apartments 599 Dwelling Units
Office 8,295 Square Feet
Retail 19,591 Square Feet
Azara Apartments 74 Dwelling Units
Franklin Templeton Campus
Phase 1 Expansion Office 245,260 Square Feet
Station Park Green
(MU-1 & RE-2)
Completed Rail Corridor TMA Projects
Bay Meadows Phase II (RES 7)
Bay Meadows Phase II (STA 3)
Bay Meadows Phase II (STA 4)
Bay Meadows Phase II (MU 4)
Peninsula Station
5 Figure 3: Future TMA Projects TMA Trip Generation Driveway count data were collected during the PM peak period (4:00 PM to 6:00 PM) on Thursday, October 17, 2024, to determine PM peak-hour trips generated by each project. For reference, driveway counts were conducted for all projects outside Bay Meadows Phase II because a different monitoring procedure was used for this area. Therefore, driveway counts were not performed for Montara apartments and The Nueva School within Bay Meadows Phase II. Figure 4 summarizes the trip generation data, including the 2024 counts. Orange borders denote the critical comparison of the short-term trip reduction goal and 2024 counts. One project, Delaware Pacific—2000 Delaware, generated 67 PM peak-hour vehicle trips, exceeding its short-term threshold of 52 peak-hour vehicle trips. Figure 5 summarizes the history of project trip generation. Compared to the 2023 counts, the 2024 trip counts indicated a slight increase in trip generation at the 400/450 Concar and a substantial reduction in office trip generation at the Franklin Templeton complex due to its tenant, Roblox, relocating to Station 5 in Bay Meadows Phase II. The 2024 trip counts indicated increased residential trip generation at Delaware Pacific-2000 Delaware and Station Park Green, and little or no changes at the other three projects. Finally, it is essential to note that trip generation counts at three of the five residential projects (Peninsula Station, Delaware Pacific-2000 Delaware, and Azara) were higher than their long-term trip reduction goals. The TMA and the members have discussed long-term trip reduction goals and understand the implications for the future. Although the Delaware Pacific-2000 Delaware project has exceeded the short-term trip threshold for the last four years, the project team has consistently collaborated with the City to implement TDM strategies aimed at reducing trips. Now that MidPen Housing owns both properties, there is an opportunity to review the combined travel behavior, trip generation, and TDM aspects with the City when considering necessary strategies to reduce site trip generation.
Project Land Use Quantity Units Status
Bay Meadows Phase II Retail Retail 14,224 Square Feet Approved Bay Meadows Phase II
(MU 2 modification) Office 191,354 Square Feet Under
Construction
Bay Meadows Phase II
(MU 3 modification)
Office
Apartments
125,760
67 Square Feet
Dwelling Units
Under
Construction
Hillsdale Shopping Center
Modification (60 31st Ave.) Retail to Office 37,611 Square Feet Approved Condominiums 64 Dwelling Units
Commercial 13,978 Square Feet
Concar Passage Multi-Family
Commercial
961
40,000
Dwelling Units
Square Feet Approved
Hayward Park Caltrain Station
Parking Lot (401 Concar Dr.) Apartments 189 Dwelling Units Approved Future Rail Corridor TMA Projects
Hillsdale Terraces Approved
6 Figure 4: 2024 TMA Trip Generation
%
Trip
Threshold
(PM Peak
Hour)
%
Trip
Threshold
(PM Peak
Hour)
Peninsula StationBMR Apartments
Commercial
68 2,698
DU
SF 61 35% 40 54% 28 35
Delaware Pacific
2000 Delaware
BMR Apartments
BMR Apartments
60 60
DU
DU 74 30% 52 47% 39 67
Mode Apartments 111DU 69 25% 52 40% 41 31
400/450 ConcarOffice 305,715SF 484 25% 363 25% 363 211
Station Park Green
Apartments
Office
Retail
599
11,000
26,000
DU
SF
SF
450 25% 338 32% 306 277
Franklin TempletonOffice 813,683SF 833
(Note 1) 31% 575 31% 575 307
Azara Apartments 74DU 33 25% 25 40% 20 24
Note 1
Long-Term Trip
Reduction Goal 2024 Counted
Trip Generation
(PM Peak Hour)
Trip generation number was estimated by Hexagon Transportation Consultants, Inc. for the Mitigated Negative Declaration (MND) for the Franklin Templeton Phase I Expansion project based on Hexagon driveway counts and ITE Trip Generation factors. (City of San Mateo, Mitigated Negative Declaration, Franklin Templeton SPAR, PA16-084, June 19, 2017, page 49).
Project Land Use QuantityUnits
ITE Trip
Generation
(PM Peak
Hour)
Short-Term Trip
Reduction Goal
7 Figure 5: TMA Trip Generation History
20132014201520162017201820192021202220232024
Peninsula Station 40 31 28 19 34 29 32 25 36 36 35 35
Delaware Pacific
2000 Delaware 52 N/A 22 20 67 58 71 51 58 67 57 67
Mode 52 N/A N/A 30 35 25 32 37 41 33 31 31
400/450 Concar 363 N/A N/A N/A N/A 101 105 186 26 108 202 211 Station Park Green 338 N/A N/A N/A N/A N/A 71 144 148 249 244 277 Franklin Templeton 575 N/A N/A N/A N/A N/A N/A 388 143 326 484 307 Azara 25 N/A N/A N/A N/A N/A N/A N/A 8 25 25 24
Project
Short-Term Trip
Threshold
(PM Peak Hour)
Counted Trip Generation (PM Peak Hour)
8 Bay Meadows Phase II Trip Generation Trip generation for Bay Meadows Phase II was evaluated according to the monitoring requirement outlined in the Traffic Management Plan for Bay Meadows Phase II. Data was collected on Thursday, October 17, 2024, using Automated License Plate Recognition (ALPR) cameras. The procedures and results of this monitoring effort are presented below. Previous Driveway Counts and Maximum Trip Threshold Before 2019, the City conducted annual driveway counts at each block within Bay Meadows Phase II as an interim method to gain insight into the neighborhood's trip generation. The driveway count program has proven cost-effective and has captured most of the trips generated by Bay Meadows Phase II. The 2018 Annual Report noted that Bay Meadows Phase II trip generation would likely increase when the complete monitoring program is implemented and all trips, including vehicles that park on the street, are counted. Bay Meadows Phase II project development is divided into four stages: one stage reflecting pre-grade separation conditions and three stages of post-grade separation reflecting short-term (Phase I), mid-term (Phase II), and long-term (Phase III) conditions. For the post-grade separation stages, trip generation goals were set as follows: 10% short-term, 16% mid-term, and 25% long-term reduction. The trip reduction goal was determined based on the grade separation project and the overall development completed. Bay Meadows Phase II is currently in the mid-term (Phase II) post-grade separation stage of development after the completion of the 25th Avenue Grade Separation Project, based on the COA. Also, per the COA, the mid-term trip reduction goal for this stage is 16% of the total PM peak hour ITE trip generation for completed projects. The maximum trip threshold for the mid-term stage is 2,878 PM peak-hour vehicle trips. Estimated Trip Generation in 2024 Cordon and Gateways The Traffic Management Plan defined six area access points, or gateways, used by vehicles entering and leaving the Bay Meadows Phase II area (Study Area). Figure 6 illustrates the Study Area and gateways listed below (coded by origin - O1 through O6). • O1 – South Delaware Street north of East 28th Avenue • O2 – South Delaware Street south of Lopez Drive • O3 – 28th Avenue west of Delaware Street • O4 – East 28th Avenue west of Saratoga Drive • O5 – 31st Avenue west of Delaware Street • O6 – Franklin Parkway east of Baze Road Figure 7 shows the typical travel paths associated with each gateway. Two driveways on South Delaware Street just inside the Study Area generate traffic unrelated to the area's development. One serves the Event Center, and the other serves the City’s Clean Water project construction site. Counts were conducted at these two locations to exclude this traffic from the Study Area traffic. 9 Figure 6: Bay Meadows Phase II Study Area and Gateways
10 Figure 7: Bay Meadows Phase II Typical Travel Paths by Gateway O2
O1
11 Figure 7: Bay Meadows Phase II Typical Travel Paths by Gateway (cont’d) O3
O4
12 Figure 7: Bay Meadows Phase II Typical Travel Paths by Gateway (cont’d) O6
O5
13 Cordon Counts The ALPR cameras were deployed for two-hour cordon counts and peak hour license plate surveys of weekday vehicle traffic entering and leaving the Study Area on Thursday, October 17, 2024, between 4:00 PM and 6:00 PM. Figure 7 summarizes the peak period cordon counts, and Figure 8 presents the peak hour cordon counts, which were approximately 55% of the peak period values. The license plate surveys recorded license plate numbers and entry/exit times for every vehicle entering and leaving each gateway. These were tabulated to identify and sum travel times for every car registered at two gateways during the peak hour, resulting in peak hour “paired vehicle trips” for each gateway. Estimated Through Trips The travel times for all paired vehicle trips traversing typical paths between entry and exit gateways were examined to estimate through trips. This involved comparing average travel times, presented in Figure 9, and maximum travel times, presented in Figure 10, to capture outlier travel times indicating stops within the Study Area. Paired trips with travel times exceeding the average by more than 1 to 2 minutes, depending on the distance between gateways and the number of traffic signals along the route, were considered to have stopped within the Study Area. As a result, approximately 8% of all paired trips were not considered through trips. Figure 11 presents the gateway-to-gateway trip matrix, and Figure 12 summarizes trips entering and leaving the Study Area by gateway. Estimated PM Peak Hour Trip Generation Approximately 4,938 PM peak-hour vehicle trips were counted entering and leaving the Study Area. This value includes all vehicle trips—those that originated in or were destined for points within the Study Area, those that passed through the Study Area, and those generated by the Event Center (0 trips) and the Clean Water project construction site (6 PM peak-hour vehicle trips). As presented below, the estimated PM peak-hour trip generation was derived from the difference between the cordon counts and the sum of through-vehicle trips and other vehicle trips not associated with Study Area development. • Trips Entering and Leaving: 4,938 • Less Trips Not Associated: 6 • SUBTOTAL TRIPS: 4,932 • LESS THROUGH TRIPS: 2,478 • TRIP GENERATION: 2,454 • TRIP THRESHOLD: 2,878 The 2024 PM peak-hour trip generation is approximately 85% of the maximum trip threshold allowed under the COA for the mid-term stage and an increase of 276 peak-hour vehicle trips over the 2023 figure of 2,178 peak-hour vehicle trips (13% increase). Observations After several years of experience, collaboration between the TMA and the City, and diligent work by the TMA and its traffic counting team, the trip generation monitoring procedure is well adapted to the complexities of the Bay Meadows Phase II study area and meets the intent and guidelines of the Corridor Plan in content and results. With careful deployment and execution, it should continue to provide confident results. 14 Figure 7: Bay Meadows Phase II Peak Period Cordon Counts by Gateway Figure 8: Bay Meadows Phase II Peak Hour Cordon Counts by Gateway O1
Northbound
O1
Southbound
O2
Northbound
O2
Southbound
O3
Eastbound
O3
Westbound
O4
Eastbound
O4
Westbound
O5
Eastbound
O5
Westbound
O6
Eastbound
O6
WestboundTOTAL
Entering
Study Area 561 729 809 329 918 10254,371
Leaving Study
Area 1162 438 431 454 927 1190 4,602
TOTAL1162 561 729 438 809 431 454 329 918 927 1190 10258,973 PM Peak Period Cordon Counts by Gateway (vehicle trips) Gateway
O1
Northbound
O1
Southbound
O2
Northbound
O2
Southbound
O3
Eastbound
O3
Westbound
O4
Eastbound
O4
Westbound
O5
Eastbound
O5
Westbound
O6
Eastbound
O6
WestboundTOTAL
Entering
Study Area 319 392 430 195 515 572 2,423
Leaving Study
Area 596 244 247 270 513 645 2,515
TOTAL 596 319 392 244 430 247 270 195 515 513 645 572 4,938 PM Peak Hour Cordon Counts by Gateway (vehicle trips)
Gateway
15 Figure 9: Bay Meadows Phase II Peak Hour Average Travel Times Figure 10: Bay Meadows Phase II Peak Hour Maximum Travel Times O1
Southbound
O2
Northbound
O3
Eastbound
O4
Westbound
O5
Eastbound
O6
Westbound
O1
Northbound 4:51 1:34 2:28 3:51 3:49
O2
Southbound 6:35 5:34 - 0:55 1:38
O3
Westbound 0:42 4:20 1:39 - 3:42
O4
Eastbound 2:14 3:56 1:36 3:46 3:59
O5
Westbound 6:37 1:53 5:46 2:42 0:59
O6
Eastbound 6:17 2:14 5:51 - 0:56
Average Travel Time by Gateway and Path (min:sec)
To Gateway
From Gateway
O1
Southbound
O2
Northbound
O3
Eastbound
O4
Westbound
O5
Eastbound
O6
Westbound
O1
Northbound 7:41 3:38 4:30 5:54 4:54
O2
Southbound 8:26 7:14 - 1:56 2:46
O3
Westbound 1:39 5:52 2:30 - 4:36
O4
Eastbound 3:27 5:05 3:28 5:29 5:22
O5
Westbound 8:36 3:35 7:34 2:42 1:52
O6
Eastbound 8:33 4:12 7:52 - 1:50
Maximum Travel Time by Gateway and Path (min:sec)
To Gateway
From Gateway
16 Figure 11: Bay Meadows Phase II Peak Hour Through Trips Matrix Figure 12: Bay Meadows Phase II Peak Hour Through Trips by Gateway O1
Southbound
O2
Northbound
O3
Eastbound
O4
Westbound
O5
Eastbound
O6
Westbound Total
O1
Northbound 92 104 10 27 13 246
O2
Southbound 58 9 0 13 71 151
O3
Westbound 28 9 38 0 3 78
O4
Eastbound 18 2 68 6 3 97
O5
Westbound 13 32 13 1 231 290
O6
Eastbound 17 47 23 0 290 377
Total 134 182 217 49 336 321 1,239
To Gateway
From Gateway
PM Peak Hour Through Trips (vehicle trips)
O1
Northbound
O1
Southbound
O2
Northbound
O2
Southbound
O3
Eastbound
O3
Westbound
O4
Eastbound
O4
Westbound
O5
Eastbound
O5
Westbound
O6
Eastbound
O6
WestboundTOTAL
Entering
Study Area 134 182 217 49 336 321 1,239
Leaving Study
Area 246 151 78 97 290 377 1,239
TOTAL 246 134 182 151 217 78 97 49 336 290 377 321 2,478 PEAK HOUR THROUGH TRIPS BY GATEWAY (vehicle trips)
Gateway
17 Project TDM Plans This section presents a qualitative overview of member project TDM or trip reduction plans. TDM Plans All projects were required, during entitlement, to develop TDM or trip reduction plans to reflect City guiding documents and practice. The following documents were reviewed for this report. • 1650 S. Delaware Street Final Transportation Demand Management Plan (Hexagon Transportation Consultants, Inc., July 18, 2018) [Azara] • 2000 Delaware Trip Reduction Program and Trip Generation Threshold (Nelson\Nygaard Consulting Associates, Memorandum, February 9, 2011) [also covers Delaware Pacific] • 92 and Delaware Trip Reduction Plan (Nelson\Nygaard Consulting Associates, Memorandum, February 9, 2011) [400/450 Concar] • Bay Meadows Phase II Traffic Management Plan (Kimley Horn, Latest Revision: August 24, 2018) • Franklin Templeton Campus Expansion Transportation Impact Analysis (Hexagon Transportation Consultants, Inc., June 8, 2017) • 2090 South Delaware Trip Reduction Program (Nelson\Nygaard Consulting Associates, Memorandum, April 30, 2012) [Mode] • 2901 - 2905 El Camino Real TDM and Trip Reduction Program (Nelson\Nygaard Consulting Associates, Memorandum, April 10, 2008) [Peninsula Station] • Station Park Green TDM Program – Final Plan (Nelson\Nygaard Consulting Associates, Memorandum, May 30, 2010) • Conditions of Approval, PA 12-051, The Nueva High School SPAR (the City of San Mateo, Approved by the Planning Commission on December 11, 2012) While respective TDM or trip reduction requirements for projects within Bay Meadows Phase II were defined in its Traffic Management Plan, one such project, The Nueva School, prepared a transportation management plan to provide additional details for the school operation. Figure 13 provides an overview of trip reduction thresholds defined in TDM or trip reduction plans for completed projects. 18 Figure 13: Trip Reduction Thresholds of Completed TMA Projects All TDM or trip reduction plans included programs in the following categories, which were arranged from high to low based on the relative number of projects that cited respective programs. • Bicycle Parking o Secure bicycle parking o Supportive features like repair, programming to encourage bicycle use and on-site showers • Transit Provisions o Paid or subsidized transit passes o Private shuttle bus services • Commute Coordination o TDM or transportation coordinator o On-site information and assistance • Alternate Modes o Funded car-sharing program or partnership o Subsidized Transportation Network Companies (TNC) usage (e.g., Uber and Lift) o Guaranteed ride home • Parking Management o Reserved carpool and vanpool parking o Reserved car share parking o Parking cash-out • Alternate Work Schedules o Flexible work hours o Telework • Other o On-site amenities to support employees and residents Project Land Use
Short Medium Long
Peninsula Station BMR Apartments 35% 54%
Station Park Green Apartments - Office - Retail25% 32%
The Nueva School (Bay Meadows Phase II) High School 10% 16% 25% Delaware Pacific BMR Apartments 30% 47%
Montara (Bay Meadows Phase II) BMR Apartments 10% 16% 25% Mode Apartments 25% 40%
Franklin Templeton Office 31% 31%
2000 Delaware BMR Apartments 30% 47%
Bay Meadows Phase II Townhomes - Apartments -
Office - Retail - Restaurant10% 16% 25%
400/450 Concar Office 25% 25%
Azara Apartments 25% 40%
Trip Reduction Threshold by Term
19 Survey of Members The above information provided a good overview of what TDM or trip reduction programs were established for member projects during entitlement. Similar to past years, a brief survey of TMA members was developed to solicit feedback about current practices. One member, 2000 Delaware, did not participate this year due to the aforementioned change in ownership in October 2024. The survey covered the following points. • Nueva School faculty, staff, and student counts • Residential project count and occupancy (percent) • Commercial project occupancy (percent), employee count, and current tenants • Management of TDM programs and activities • TDM program management • TDM programs and amenities currently offered • TDM programs that are most effective in reducing drive-alone vehicle trips • TDM program information distribution methods • Use of surveys regarding travel behaviors • Metrics used to track the performance of TDM programs • Construction or roadway work that may have impacted project access • Comments or experiences related to TDM Responses were received from member representatives of all 12 completed projects. They revealed essential facts about TDM and trip reduction practices, summarized below. Appendix B includes a summary of survey responses, excluding contacts and irrelevant information. Occupancy Residential occupancy was high—above 90 percent. In 2023, two properties were just below 90 percent – Azara at 85 percent and 2000 Delaware at 88 percent. Commercial occupancy decreased at Franklin Templeton (from 90 percent in 2023 to 40 percent in 2024). It increased at Bay Meadows Commercial (from 45 percent to 95 percent), primarily due to Roblox's relocation from Franklin Templeton to Bay Meadows Commercial. Occupancy at 400/450 Concar increased from 75% in 2023 to 80% in 2024. TDM Program Management Six members reported in-house management; three noted they do not provide TDM programming. One indicated that tenants were responsible for managing their own TDM programs. TDM Programs and Amenities The following points summarize member-reported programs in place. • Ten members offered secure bicycle storage and bicycle racks. A few members provided related features like bike share, bicycle repair, safety education, and shower facilities. • Seven members offered electric vehicle (EV) charging stations, which are now required by code. • Four members offered transit provisions, including subsidized transit passes and shuttle programs. Two members reported that Commute.org shuttles served their property. Four members reported 20 commute coordination efforts related to on-site transportation information and emergency rides home. • Two members offered amenities that support delivery services. • One member offered no TDM programs or amenities. Figure 14 presents an overview of current programs by project. While the array of reported strategies generally aligns with the overview of TDM programs summarized on page 17, this qualitative overview did not include a detailed project-by-project comparison. Most-Effective Programs Members’ responses to the question about programs most effectively reducing drive-alone trips are summarized below. • Bike racks (4 responses) • Secure bike storage (3 responses) • Fully-subsidized transit passes (3 responses) • Delivery amenities (2 responses) • EV charging stations (2 responses) • Commute.org shuttle (2 responses) • Employer-sponsored shuttle (1 response) Distribution of TDM Program Information Eight members indicated they distributed information to their populations using email, bulletin boards or kiosks, internal websites, social media, lease or information documents, or face-to-face gatherings. Three members reported they do not distribute information. Surveys on Travel Behaviors Just one member indicated they surveyed their populations about travel behaviors, but five members indicated they planned to in the future. Five members reported they do not plan to do so. Tracking Performance of TDM Programs Six members tracked performance – three used parking utilization, and three used program participation. Five members did not track performance. Comments About Impacts of Construction/Roadway Work One member noted that construction work on South Delaware Street and Saratoga Drive impacted access to their property. Additional Comments One member noted that many tenants used food and product delivery services, which reduced related external car trips as desired. Still, these delivery trips were counted as project trips, thereby distorting their trip-reduction efforts. Observations Since its implementation in 2020, this survey exercise has provided a qualitative overview of TDM practices. The annual report has focused solely on vehicle trip generation to determine project compliance. Actual 21 TDM Plan compliance has not been addressed and remains the responsibility of each project under its respective COA. 22 Figure 14: Programs and Amenities Reported by Members in 2024 Project Other
Emergency Ride
Home (ERH)DeliveryFamily Supportive
Pedestrian-
Oriented Uses on
Ground Floor
Information
Peninsula Station ✘ ✘
Station Park Green
Nueva School ✘ ✘
Delaware Pacific ✘ ✘
Montara ✘
Mode Apartments
Franklin Templeton ✘ ✘ ✘
Bay Meadows Commercial
Bay Meadows Residential
400/450 Concar
Azara ✘
Commute
CoordinationAmenities
23 Figure 14: Programs and Amenities Reported by Members in 2024 (cont'd) Project
Secure Bike
Storage Bike RacksBike Repair
Stations
Bike Safety
Education Classes
Bikeshare (on-
site) Shower Facilities
Peninsula Station ✘ ✘
Station Park Green ✘ ✘
Nueva School ✘ ✘ ✘
Delaware Pacific ✘ ✘
Montara ✘ ✘
Mode Apartments ✘ ✘ ✘ ✘
Franklin Templeton ✘ ✘ ✘
Bay Meadows Commercial✘ ✘ ✘ ✘
Bay Meadows Residential✘ ✘ ✘
400/450 Concar
Azara ✘ ✘ ✘
Bike
24 Figure 14: Programs and Amenities Reported by Members in 2024 (cont'd) Project
Employee-
Sponsored Shuttle
Commute.org
Shuttle
Fully-Subsidized
Transit PassCharged ParkingElectric Vehicle
Charging Stations
Designated
Carpool/Vanpool
Parking
Peninsula Station ✘
Station Park Green ✘
Nueva School ✘ ✘
Delaware Pacific ✘
Montara
Mode Apartments ✘
Franklin Templeton ✘ ✘ ✘ ✘
Bay Meadows Commercial ✘ ✘
Bay Meadows Residential ✘
400/450 Concar ✘
Azara ✘ ✘
Transit Parking
A
Appendix A – TMA Information 2024 TMA Stakeholder Contact List 2024 TMA Directors and Officers 2024 Meeting Minutes Proposed 2025 Meeting Schedule San Mateo Rail Corridor TMA Stakeholder Contact List
2024 Report
Developer/Owner Contact Project Status TMA Director TMA Alternate Essex Property Trust Station Park Green General Member Carlos Mendoza Dean Zingmond 1100 Park Place, Suite 200 430 Station Park Circle #100 [email protected] [email protected] San Mateo, CA 94403
(650) 655-7897
Wilson Meany Bay Meadows General Member Adam Hamilton (Vice Chair) Diana Singh (commercial) 4 Embarcadero, 33rd Floor 2750 S. Delaware Strret [email protected] [email protected] San Francisco, CA 94111 (multiple addresses) Stephanie Pearlman (415) 905-5383 [email protected]
Diamond Investment Properties 400|450 Concar General Member Garry Gomez Steve Diamond 450 Concar Dr., Suite 100 450 Concar Dr. [email protected] [email protected] San Mateo, CA 94402 Nida Matias
(650) 776-1281 [email protected]
MidPen Housing Corporation Peninsula Station General Member Rebecca Barnes Mollie Naber 303 Vintage Park Drive, Suite 250 2905 S. El Camino Real [email protected] [email protected] Foster City, CA 94404
(650) 356-2915
MidPen Housing Corporation Delaware Pacific General Member Sarah Etheredge (Chair) Mollie Naber 303 Vintage Park Drive, Suite 250 1990 S. Delaware Street [email protected] [email protected] Foster City, CA 94404
(650) 356-2915
Sares Regis of Northern California Mode Apartments General Member Kyle Deshon Vanessa Smith (Regional Manager) 520 S. El Camino Real, 2nd Floor 2089 Pacific Blvd. [email protected] [email protected] San Mateo, CA 94402
(650) 378-2800
Westlake Realty/DJA Properties 2000 Delaware Apartments General Member Mike Wiley Pattie Philibosian 2000 S. Delaware St. 2000 S. Delaware Street [email protected] [email protected] San Mateo, CA 94403 Sally Carlisle
(650) 353-5624 [email protected]
The Nueva School The Nueva School General Member Steve Osborne Open 131 E. 28th Avenue 131 E. 28th Avenue [email protected] San Mateo, CA 94403
(650) 350-4600
Bridge Housing Montara General Member Hanbo Li (new 5/2024) Bulbul Goswami 600 California Street, Suite 900 2775 S. Delaware [email protected] [email protected] San Francisco, CA 94108
(415) 321-4036
Franklin Templeton Franklin Templeton (Phase 1) General Member Nael Younes (Secretary/Treasurer) Julie Venturi
San Mateo Rail Corridor TMA Stakeholder Contact List
2024 Report
Developer/Owner Contact Project Status TMA Director TMA Alternate One Franklin Parkway One Franklin Parkway [email protected] [email protected] San Mateo, CA 94403
(925) 875-2510
Four Corners Properties Azara General Member Dave Wilbur Bruce Burkard 339 S San Antonio Road, Suite 2B 1650 S. Delaware [email protected] [email protected] Los Altos, CA 94022
(650) 793-5000
Prospective Members Project Status
Brian Myers Passage General Member (pending) Brian Myers Julie Baigent Nuquest Ventures, LLC 640 Concar Drive * City Council approved 2020 [email protected] [email protected] Brookfield Properties (?)
Sares Regis Hayward Park General Member (pending)
520 S. El Camino Real, 2nd Floor 401 Concar Drive *City Council approved 2022 San Mateo, CA 94402
Hillsdale Terraces, LLC Hillsdale Terraces General Member (pending) Albert Costa LF George Holdings (developer) 159 El Camino Real 2700 South El Camino Real *City Council approved 2017 [email protected] Millbrae, CA 94030 Architect for Developer
San Mateo Rail Corridor TMA Membership
(data as of 1/12/2024)
Member Projects (Approved or Built)
Units to be Built Units Built/Occupied Planned SF Built/Occupied SF Planned SF Built/Occupied SF 2000 Delaware (Westlake Realty/DJA Properties) 60
400 Concar (Diamond Properties) 95,813
450 Concar (Diamond Properties) 210,115
Azara (Four Corners Properties) 74
Bay Meadows Residential (HOA) 859
Bay Meadows Retail 14,224 30,210
Bay Meadows Station 1 219,831
Bay Meadows Station 2 (Guidewire) 189,000
Bay Meadows Station 3 (OpenText + others) 174,000
Bay Meadows Station 4 (Survey Monkey) 210,000
Bay Meadows Station 5 (Q2 2023) 218,554
Bay Meadows MU2 (Station 6) 191,354
Bay Meadows MU3 (Station 7) 67 125,760
Delaware Pacific (MidPen Housing) 60
Franklin Templeton (Phase 1 Expansion) 245,260
Mode Apartments (Sares Regis) 119
Montara (Bridge Housing - 2775 S. Delaware) 68
Peninsula Station (MidPen Housing) 68 2,000
Station Park Green 599 27,886
The Nueva School 134,345
Total Approved/Built 67 1,907 331,338 1,622,669 0 134,345 Prospective Members/Projects
Units Planned Units Built/Occupied Planned SF Built/Occupied SF Planned SF Built/Occupied SF Hillsdale Terraces (2790 S. El Camino Real) 64 13,978
Concar Passage 961 40,000
Sares Regis (Hayward Park Caltrain) 189
Wall Street Properties (Saratoga/Yates)
Total Proposed/Approved 1,214 0 53,978 0 0 0
Grand Total Residential 3,188 Commercial 2,007,985 Educational 134,345 Residential Commercial
Residential Commercial
Educational
Educational
San Mateo Rail Corridor TMA List of Directors (2024)
Project Status Director Alternate
2000 Delaware (Westlake Urban) General Member Mike Wiley Pattie Philibosian 400|450 Concar (Diamond Properties) General Member Christian Diggs Steve Diamond Azara (Four Corners Properties) General Member Dave Wilbur Bruce Burkard Bay Meadows (Wilson Meany) General Member Adam Hamilton Diana Singh Delaware Pacific (MidPen) General Member Sarah Etheredge Mollie Nabor Franklin Templeton General Member Nael Younes Julie Venturi Mode Apartments (Sares Regis) General Member Kyle Deshon Ryan Hinrichs Montara (Bridge Housing) General Member Hanbo Li Jon McCall Peninsula Station (MidPen) General Member Rebecca Barnes Mollie Nabor Station Park Green (Essex) General Member Jason Pechar Dean Zingmond The Nueva School General Member Steve Osborne Terry Lee City of San Mateo Non-Voting Member Public Works Director Deputy Public Works Director
San Mateo Rail Corridor TMA List of Officers (2024)
Director Position Project Term Expires
Sarah Etheredge (Chair) Chair Delaware Pacific (MidPen) January 2026 Adam Hamilton Vice Chair Bay Meadows (Wilson Meany) January 2026 Nael Younes Secretary/Treasurer Franklin Templeton January 2026
MINUTES
SAN MATEO RAIL CORRIDOR TMA
General Membership & Board of Directors Meeting
January 22, 2024, 11:00 AM
Online (Zoom)
Present: Mike Wiley – PAP (2000 Delaware)
Dave Wilber – Four Corners Properties (Azara)
Adam Hamilton – Wilson Meany (Bay Meadows)
Sarah Etheredge – MidPen Housing (Delaware Pacific)
Kyle Deshon – Sares Regis (Mode)
Tiffany Eng – Bridge Housing (Montara)
Rebecca Barnes – MidPen Housing (Peninsula Station)
Brad Underwood – City of San Mateo
Christian Diggs – Diamond Properties (400/450 Concar)
Staff: John Ford – Commute.org
Guests: Carmen Chen – Commute.org
Absent: Franklin Templeton
Nueva School
Station Park Green
1. Call to Order
• The meeting was called to order by Chair Sarah Etheredge at 11:04 AM.
2. Approvals
• On a motion/second by Adam/Rebecca, the meeting minutes of September 11, 2023, were approved as presented.
3. Project Updates
• Bay Meadows (Adam) reported that Station 1 and 5 have ongoing tenant improvements and RES 6 expected to receive TCO in the next couple of weeks. • All other projects reported status quo conditions since the last meeting in September 2023.
4. City of San Mateo Update
• Brad reported that bike facility improvements are planned along 28 th Avenue across El
Camino Real. The project was presented to the Planning Commission in December 2023. • There is also an ongoing effort for bike lanes along Delaware from Concar to 28th Avenue.
5. Report from Acting Executive Director (John Ford)
• John reviewed the financial statements for the period ending December 31, 2023. On a motion/second by Rebecca/Adam, the statements were accepted as presented. • John told the group that the TMA taxes for 2023 would be filed soon now that the financial year is complete.
6. 2023 Counts and Annual Report
• John gave the group an overview of the driveway and cordon counts that were conducted on October 17, 2023, and reviewed the report provided by Hexagon Transportation Consultants who managed the count subconsultant and analyzed count data. Paul Krupka also assisted with the count methodology due to the change in consultant from IDAX, the previous count consultant.
• Automatic license plate readers (ALPRs) were used to capture license plates of vehicles entering and leaving the cordon area. Actual travel times were then compared to Google estimated travel times to determine the number of through trips. • Hexagon informed us that the use of ALPRs requires a significant amount of human analysis to determine the through-trip analysis. Their subcontractor absorbed the cost overruns for the 2023 count but will likely increase their costs for future counts. Hexagon has suggested using Streetlight data in 2024 as a more cost-effective option. Tube counts would still be used for driveways and entry/exit locations, but historical data would be used to calculate through trips. John will follow up with Sue-Ellen Atkinson (City of San Mateo) to determine if this is a possibility for future counts. • John shared the proposal from Krupka Consulting for creating the 2023 Annual Report and providing consulting assistance with the 2024 counts. • Carmen reported that the annual TMA survey was sent via email to all members in November 2023. All members completed the survey, and Paul will include the responses in the 2023 Annual Report.
• John said we are looking to present the 2023 report to Sustainability & Infrastructure Commission in early Spring and will let the members know when a date has been confirmed.
7. New Business
• Election of New Directors
o On a motion/second by Adam/Tiffany, the slate of directors was approved as presented with no changes.
• Election of Officers
o On a motion/second by Adam/Tiffany, the slate of officers was approved as presented with no changes:
Sarah Etheredge, Chair
Adam Hamilton, Vice Chair
Nael Younes, Secretary/Treasurer
• Budget/Dues Discussion and Approval
o John presented a draft budget for 2024 which included expenditures for the consultant’s production of the 2023 annual report plus estimated expenses for the consultant to oversee the 2024 counts (Krupka proposal), estimated costs for 2024 study counts (Hexagon estimate), up to 60 hours of admin/management time, insurance, and miscellaneous expenses. At the direction of the membership, nothing was budgeted for TDM (Transportation Demand Management) programming in 2024.
o The 2024 budget estimates Hexagon’s work at $32,000, mirroring the 2023 cost. This is due to the uncertainty of costs, which depend on the City’s approval of a different cordon count methodology such as the use of Streetlight data.
o Krupka Consulting’s costs will be lower in 2024 than 2023 because Hexagon took a larger role in data analysis and reporting.
o The increased cost of conducting the driveway and cordon counts in 2023 meant that the TMA had to use reserves to cover annual expenses. With a comparable situation likely in 2024, the Executive Committee recommended a 3% increase in dues. While the TMA will still operate at a deficit, the dues increase will raise revenue by $3,000. This is the first change to dues since 2017. o Tiffany asked how deficits were covered in previous years. John responded that the TMA generated reserves in the past, which is currently covering the deficit.
Sarah reminded the membership that the deficit may be less if the city approves a count methodology that is less costly.
o Revenue for the budget was forecast using the updated dues structure. Revenue will increase modestly in 2024 due to more projects being part of the TMA and more residential and commercial projects becoming eligible for inclusion in the dues structure.
o The proposed budget would result in an $8,522 deficit and leave reserves of approximately $38,000 at year end.
o Dues invoices will be generated and sent to all members in February. Adjusting invoices (if necessary) will be generated and sent later in the year for projects that receive their Certificate of Occupancy mid-year. Those dues will be pro-rated based on the COO date.
o On a motion/second by Adam/Tiffany, the 2024 budget, dues increase, and Proposal for Consultant Services from Paul Krupka was approved as presented.
Dues for 2024 were set as follows:
Dues Category 2023 Rate
Residential rate per unit $ 6.18
Commercial rate per rentable square foot $ 0.0232
Educational rate per square foot of buildings $ 0.0077
• No other new business was discussed.
8. Adjournment
• The meeting adjourned at 11:52 AM.
2024
MINUTES
SAN MATEO RAIL CORRIDOR TMA
Board of Directors Meeting
May 13, 2024, 11:00 AM
Online (Zoom)
Present: Tiffany Eng – Bridge Housing (Montara)
Christian Diggs – Diamond Properties (400/450 Concar)
David Wilbur – Four Corners Properties (Azara)
Mike Wiley – PAP (2000 Delaware)
Nael Younes – Franklin Templeton
Sarah Etheredge – MidPen Housing (Delaware Pacific)
Jason Pechar – Essex (Station Park Green)
Staff: John Ford – Commute.org
Guests: Matt Fabry – City of San Mateo
Carmen Chen – Commute.org
Absent: Bay Meadows
Peninsula Station
Nueva School
Mode
1. Call to Order
• The meeting was called to order by TMA Chair Sarah Etheredge at 11:03 AM.
2. Project & TMA Area Updates
• All projects reported status quo conditions since the last meeting in January 2024. • Matt shared that the City is conducting outreach for the Delaware Street Safe Routs to School Corridor Bicycle Improvements Project. Outreach efforts include putting signage along the corridor, conducting an online survey, and holding pop-up events. • Matt also shared that the proposed citywide TDM ordinance is going to City Council on May 20, 2024. He clarified that the new TDM ordinance would only apply to new development projects, not existing ones such as those in the TMA. • John reminded members that Commute.org offers bike education workshops for the commuter population. Commercial properties interested in hosting may contact Commute.org.
3. Review & Approvals
• Christian requested for the meeting minutes of January 22, 2024 to indicate he was present. Staff will correct the meeting minutes.
• On a motion/second by Nael/Tiffany, the meeting minutes of January 22, 2024, were approved as presented pending the update.
4. Report from Acting Executive Director (John Ford)
• John reviewed the financial statements for the period ending April 30, 2024. On a motion/second by Nael/Tiffany, the statements were accepted as presented. • John provided administrative updates which included the takeover of First Republic Bank by JP Morgan Chase, insurance renewals, and tax filings. Because the TMA’s taxable income is less than $50,000, a full tax return was not required for 2023. That will change once revenue exceeds $50,000.
5. New Business
• 2023 Annual Report
o John shared the presentation for the 2023 Annual Report that was given to the City’s Sustainability and Infrastructure Committee (S&I Committee) on May 8, 2024.
o The annual report was compiled by Krupka Consulting and includes findings from driveway and cordon counts conducted in October by Hexagon Transportation Consultants, and the annual TMA survey.
o The cordon counts showed that Bay Meadows was below its short-term trip threshold.
o Delaware Pacific/2000 Delaware were above their short-term threshold but did perform better than the previous year. All other projects were below their short- term threshold.
o John shared that the S&I Committee unanimously recommended City Council acceptance of the annual report. For subsequent reports, the Committee requested a more in-depth analysis of the annual survey that includes a year- over-year comparison. The Committee also expressed concern on whether the long-term thresholds for each project will be achievable. o Sarah confirmed that the S&I Committee focused on data and anticipates similar questions in the future.
o Mike asked when the annual report will be presented to City Council for acceptance. Matt shared that he would confirm the date, and John will notify the Board upon confirmation.
o Matt shared that the S&I Committee were also interested in financial penalties related to compliance of the new TDM ordinance. He clarified that they would not apply to the TMA.
• Counts/Annual Report 2024
o John shared that the TMA hopes to continue contracting with Hexagon Transportation Consultants for the 2024 driveway and cordon counts. He reminded members that IDAX, the previous consultant, had opted out of performing counts due to technology limitations.
o Following the 2023 counts, Hexagon suggested using a different technology and data set other than automatic license plate readers (ALPRs) for the cordon counts at Bay Meadows. This suggestion will need to be explored by the City, the consultant, and Bay Meadows.
o John confirmed that the annual TMA survey will be updated based on suggestions from the S&I Committee.
• No other new business was reported.
8. Adjournment
• The meeting adjourned at 11:44 AM.
MINUTES
SAN MATEO RAIL CORRIDOR TMA
Board of Directors Meeting
September 9, 2024, 11:00 AM
Online (Zoom)
Present: Ali Ghatala – Essex (Station Park Green)
Adam Hamilton – Wilson Meany (Bay Meadows)
David Wilbur – Four Corners Properties (Azara)
Kyle Deshon – Sares Regis (Mode)
Mike Wiley – PAP (2000 Delaware)
Nael Younes – Franklin Templeton
Rebecca Barnes – MidPen Housing (Peninsula Station)
Sarah Etheredge – MidPen Housing (Delaware Pacific)
Matt Fabry – City of San Mateo
Absent: 400/450 Concar
Montara
Nueva School
Staff: John Ford – Commute.org
Guests: Jay Yu – City of San Mateo
Jason Pechar– Essex (Station Park Green)
Carmen Chen – Commute.org
1. Call to Order
• The meeting was called to order by TMA Chair Sarah Etheredge at 11:02 AM.
2. Roll Call & Introductions
• John conducted a roll call.
• Ali Ghatala (Essex) and Jay Yu (City of San Mateo) introduced themselves. • Jay shared that Sue-Ellen is no longer with the City of San Mateo and he and Matt will be covering her role until they backfill the position in the coming weeks.
3. Project Updates & TMA Area Updates
• Jay shared three bicycle/pedestrian projects that are in the design phase. o Delaware Street: The City is 95% complete with the design phase of a Class IV bike lane and bike boulevard on Delaware Street. The project will not remove any existing vehicle lanes and will improve overall connectivity in the Rail Corridor area.
o 28
th Avenue Gap Closure: The project will provide a safe path of travel for pedestrians and bicyclists crossing El Camino Real at 28th Avenue. o 19th Avenue: This project is entering the design phase and will result in a Class IV bike facility on 19th Avenue from Pacific Boulevard to Mariners Island Boulevard.
• Adam asked when the Delaware Street and 28
th Ave projects would be complete.
o Jay responded that the Delaware Street project will be complete in Summer 2025, and the 28th Avenue Gap Closure completion is uncertain. • Bay Meadows (Adam) shared that Res 6 is open. Most activity is on the office side, with Roblox in Station 2, and SurveyMonkey moving out of Station 4. They also have approved plans for the last two undeveloped sites.
• All remaining projects reported status quo conditions since the last meeting in May 2024.
4. Approvals
• On a motion/second by Adam/Rebecca, the meeting minutes of May 13, 2024, were approved as presented.
5. Report from Acting Executive Director (John Ford)
• John reviewed the financial statements for the period ending August 31, 2024. On a motion/second by Adam/Nael, the statements were accepted as presented. • John provided administrative updates which included insurance renewal, and the stakeholder contact list (TMA members should indicate any updates),
6. New Business
• Counts/Annual Report 2024
o John reviewed the requirements and protocols for conducting annual traffic counts at all member locations.
o John shared that the TMA received a proposal from Hexagon, the previous year’s count consultant. The proposal is $25,000 for the 2024 counts, as opposed to the same scope of work that was completed for $32,000 last year. Following the 2023 counts, Hexagon raised concerns regarding the amount of manual verification needed to verify travel times for cordon counts. Hexagon explored other options, including Bluetooth sensors, and ultimately concluded that the same count methodology would be best. John noted that any future modifications to count methodology will be subject to review and approval by the City. o Sarah asked whether the TMA had previously increased the count budget to account for the potential increase in cost for the 2024 counts. John verified that the budget was not increased due to uncertainties with the count methodology.
o Adam asked for clarity on the county methodology and whether the cost increased due to the manual verification needed.
John confirmed that the methodology is the same as last year’s and would be completed at a lower cost.
o Matt shared that the Event Center will likely keep the driveway that is currently one of the count locations, for large events.
John replied that future counts will continue to be conducted at that location so that this traffic can be excluded from the Study Area traffic. o On a motion/second by Adam/Nael, the proposal from Hexagon was unanimously accepted as presented. The board instructed John to proceed with contracting Hexagon for the project.
• Review Meeting Dates for 2025
o John shared the calendar for meetings in 2025. The next meeting will be on Monday, January 13, 2025. John will distribute the meeting calendars via Outlook invitation.
• No other new business was discussed.
8. Adjournment
• The meeting adjourned at 11:39 AM.
San Mateo Rail Corridor TMA
Membership & Board of Directors Meeting Schedule 2025
PROPOSED MEETINGS
Date Meeting Description Start Time
Location
January 13, 2025
Annual Membership Meeting
- Election of Directors
- Approval of Budget
- Establishment of Dues
Annual Board of Directors Meeting
- Election of Officers
- General Business
11:00 am
Zoom or Teams
May 12, 2025 Q2 Board of Directors Meeting 11:00 am Zoom or Teams September 8, 2025 Q3 Board of Directors Meeting 11:00 am Zoom or Teams TBD Q4 Board of Directors Meeting 11:00 am TBD
B
Appendix B – 2024 Member Survey (Summary)
2024 San Mateo Rail Corridor TMA Survey
1 / 27
Q1 Please select the project site you are completing this survey for. If youmanage multiple sites listed below, you will need to complete a separatesurvey for each site.
Answered: 11 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
400/450 Concar
Bay Meadows
Residential
Bay Meadows
Commercial
(Office and...
Franklin
Templeton
Peninsula
Station (MidPen
Housing)
Delaware
Pacific (MidPen
Housing)
Mode Apartments
Montara
Nueva School
Station Park
Green
2000 Delaware
Azara
Other (please
specify)
2024 San Mateo Rail Corridor TMA Survey
2 / 27
9.09% 1
9.09% 1
9.09% 1
9.09% 1
9.09% 1
9.09% 1
9.09% 1
9.09% 1
9.09% 1
9.09% 1
0.00% 0
9.09% 1
0.00% 0
TOTAL 11
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
ANSWER CHOICES RESPONSES
400/450 Concar
Bay Meadows Residential
Bay Meadows Commercial (Office and Retail)
Franklin Templeton
Peninsula Station (MidPen Housing)
Delaware Pacific (MidPen Housing)
Mode Apartments
Montara
Nueva School
Station Park Green
2000 Delaware
Azara
Other (please specify)
2024 San Mateo Rail Corridor TMA Survey
5 / 27
Q3 Estimate the average number of faculty and staff that are on-site on anormal school day.
Answered: 1 Skipped: 10
# RESPONSES DATE
1 120 11/11/2024 7:41 PM
2024 San Mateo Rail Corridor TMA Survey
6 / 27
Q4 Estimate the number of students that are on-site on a normal schoolday.
Answered: 1 Skipped: 10
# RESPONSES DATE
1 450 11/11/2024 7:41 PM
2024 San Mateo Rail Corridor TMA Survey
7 / 27
Q5 Approximately how many adults currently reside at the property? Answered: 7 Skipped: 4
# RESPONSES DATE
1 160 1/8/2025 11:56 AM
2 119 12/18/2024 3:02 PM
3 165 12/16/2024 6:52 PM
4 1000 10/21/2024 10:48 AM
5 140 10/3/2024 4:17 PM
6 175 10/1/2024 11:10 AM
7 950 10/1/2024 10:23 AM
2024 San Mateo Rail Corridor TMA Survey
8 / 27
96 672 7
Q6 Estimate the occupancy (in percentage terms) of your property inOctober 2024.
Answered: 7 Skipped: 4
Total Respondents: 7
# DATE
1 96 1/8/2025 11:56 AM
2 100 12/18/2024 3:02 PM
3 99 12/16/2024 6:52 PM
4 94 10/21/2024 10:48 AM
5 95 10/3/2024 4:17 PM
6 93 10/1/2024 11:10 AM
7 95 10/1/2024 10:23 AM
0 10 20 30 40 50 60 70 80 90 100
ANSWER CHOICES AVERAGE NUMBER TOTAL NUMBER RESPONSES
2024 San Mateo Rail Corridor TMA Survey
9 / 27
72 215 3
Q7 Estimate the occupancy (in percentage terms) of your property inOctober 2024.
Answered: 3 Skipped: 8
Total Respondents: 3
# DATE
1 40 1/7/2025 3:36 PM
2 80 12/16/2024 8:22 AM
3 95 10/4/2024 10:43 AM
0 10 20 30 40 50 60 70 80 90 100
ANSWER CHOICES AVERAGE NUMBER TOTAL NUMBER RESPONSES
2024 San Mateo Rail Corridor TMA Survey
10 / 27
Q8 Estimate the average number of on-site employees/contractors on aweekday.
Answered: 3 Skipped: 8
# RESPONSES DATE
1 650 1/7/2025 3:36 PM
2 4 12/16/2024 8:22 AM
3 1024 10/4/2024 10:43 AM
2024 San Mateo Rail Corridor TMA Survey
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Q9 Please provide a list of the tenants located at your property.
Answered: 3 Skipped: 8
# RESPONSES DATE
1 Roblox Guidewire SurveyMonkey Fanatics Paine & Schwartz Addiction Education Society 1/7/2025 3:36 PM 2 WeWork / Snowflake 12/16/2024 8:22 AM
3 Roblox, Biograph, Upstart, Workday, Freshworks, Wilson Meany, Newmark, One Medical, Fieldwork Brewery, Clayroom, Forge, Basecamp, Enara Health, 10/4/2024 10:43 AM
2024 San Mateo Rail Corridor TMA Survey
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54.55% 6
0.00% 0
27.27% 3
18.18% 2
Q10 Who manages your TDM programs and activities? (Select all thatapply) Answered: 11 Skipped: 0
Total Respondents: 11
# OTHER (PLEASE SPECIFY) DATE
1 I don't know.. there's no shuttle comes here 12/16/2024 8:24 AM 2 Tenant have their own programs and pay into the Project's TMA fees. 10/4/2024 10:44 AM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
In-house staff
A third-party
contractor/cons
ultant
We do not
provide TDM
programming
Other (please
specify)
ANSWER CHOICES RESPONSES
In-house staff
A third-party contractor/consultant
We do not provide TDM programming
Other (please specify)
2024 San Mateo Rail Corridor TMA Survey
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Q12 Which of the following TDM programs and amenities do you offer?(Select all that apply).
Answered: 11 Skipped: 0
Delivery
amenities
Family
supportive
amenities
Fully-subsidize
d transit pass
Parking
cash-out
Bike purchase
subsidy
Bikeshare
(on-site)
Bikeshare
membership
Bike safety
education
classes
Bike racks
Secure bike
storage
Bike
repair/fix-it
station(s)
Shower
facilities
Designated
carpool/vanpool
parking
Charged parking
EV charging
stations
Emergency ride
home (ERH)
Carshare
(on-site)
Carshare
membership
2024 San Mateo Rail Corridor TMA Survey
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0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Employer-sponso
red shuttle
Pedestrian-orie
nted uses on
ground floor
Commute.org
shuttle program
We do not
offer any TDM
program/amen...
Other (please
specify)
2024 San Mateo Rail Corridor TMA Survey
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27.27% 3
36.36% 4
27.27% 3
0.00% 0
0.00% 0
9.09% 1
0.00% 0
9.09% 1
90.91% 10
90.91% 10
18.18% 2
27.27% 3
18.18% 2
18.18% 2
63.64% 7
9.09% 1
0.00% 0
0.00% 0
9.09% 1
9.09% 1
18.18% 2
9.09% 1
18.18% 2
Total Respondents: 11
# OTHER (PLEASE SPECIFY) DATE
1 Transit screen 12/18/2024 3:03 PM
2 Transit screen 12/16/2024 6:54 PM
ANSWER CHOICES RESPONSES
Delivery amenities
Family supportive amenities
Fully-subsidized transit pass
Parking cash-out
Bike purchase subsidy
Bikeshare (on-site)
Bikeshare membership
Bike safety education classes
Bike racks
Secure bike storage
Bike repair/fix-it station(s)
Shower facilities
Designated carpool/vanpool parking
Charged parking
EV charging stations
Emergency ride home (ERH)
Carshare (on-site)
Carshare membership
Employer-sponsored shuttle
Pedestrian-oriented uses on ground floor
Commute.org shuttle program
We do not offer any TDM program/amenities
Other (please specify)
2024 San Mateo Rail Corridor TMA Survey
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Q13 Of the programs offered, which do you feel are the most effective inreducing drive-alone trips? (Please select up to three programs) Answered: 11 Skipped: 0
Delivery
amenities
Family
supportive
amenities
Fully-subsidize
d transit pass
Parking
cash-out
Bike purchase
subsidy
Bikeshare
(on-site)
Bikeshare
membership
Bike safety
education
classes
Bike racks
Secure bike
storage
Bike
repair/fix-it
station(s)
Shower
facilities
Designated
carpool/vanpool
parking
Charged parking
EV charging
stations
Emergency ride
home (ERH)
Carshare
(on-site)
Carshare
membership
2024 San Mateo Rail Corridor TMA Survey
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0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Employer-sponso
red shuttle
Pedestrian-orie
nted uses on
ground floor
Commute.org
shuttle program
We do not
offer any TDM
program/amen...
[Insert text
from Other]
2024 San Mateo Rail Corridor TMA Survey
20 / 27
18.18% 2
0.00% 0
27.27% 3
0.00% 0
0.00% 0
0.00% 0
0.00% 0
0.00% 0
36.36% 4
27.27% 3
0.00% 0
0.00% 0
0.00% 0
0.00% 0
18.18% 2
0.00% 0
0.00% 0
0.00% 0
9.09% 1
0.00% 0
18.18% 2
0.00% 0
0.00% 0
Total Respondents: 11
ANSWER CHOICES RESPONSES
Delivery amenities
Family supportive amenities
Fully-subsidized transit pass
Parking cash-out
Bike purchase subsidy
Bikeshare (on-site)
Bikeshare membership
Bike safety education classes
Bike racks
Secure bike storage
Bike repair/fix-it station(s)
Shower facilities
Designated carpool/vanpool parking
Charged parking
EV charging stations
Emergency ride home (ERH)
Carshare (on-site)
Carshare membership
Employer-sponsored shuttle
Pedestrian-oriented uses on ground floor
Commute.org shuttle program
We do not offer any TDM program/amenities
[Insert text from Other]
2024 San Mateo Rail Corridor TMA Survey
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9.09% 1
45.45% 5
9.09% 1
0.00% 0
27.27% 3
45.45% 5
18.18% 2
9.09% 1
27.27% 3
Q15 How do you distribute information on TDM programs to your tenants,residents, and/or employees? (Select all that apply) Answered: 11 Skipped: 0
Total Respondents: 11
# OTHER (PLEASE SPECIFY) DATE
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Internal
website
Email
communications
Social media
(e.g.
Instagram,...
Online videos
Move-in/enrollm
ent/lease
packets
Bulletin
boards/informat
ion kiosks
Info sessions
(e.g. "lunch
and learns",...
Commuter/benefi
ts fairs and
events
We do not
distribute
information ...
ANSWER CHOICES RESPONSES
Internal website
Email communications
Social media (e.g. Instagram, Facebook, Twitter, etc.)
Online videos
Move-in/enrollment/lease packets
Bulletin boards/information kiosks
Info sessions (e.g. "lunch and learns", orientations, etc.) Commuter/benefits fairs and events
We do not distribute information on TDM programs
2024 San Mateo Rail Corridor TMA Survey
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There are no responses.
2024 San Mateo Rail Corridor TMA Survey
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9.09% 1
45.45% 5
45.45% 5
Q16 Do you currently survey your tenants, residents, and/or employees' tocollect data on travel behaviors? Answered: 11 Skipped: 0
TOTAL 11
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes.
No, but plan
to survey in
the future.
No, and do not
plan to survey.
ANSWER CHOICES RESPONSES
Yes.
No, but plan to survey in the future.
No, and do not plan to survey.
2024 San Mateo Rail Corridor TMA Survey
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0.00% 0
0.00% 0
27.27% 3
27.27% 3
54.55% 6
0.00% 0
Q17 What metrics do you use to track performance of your TDMprograms? (Select all that apply) Answered: 11 Skipped: 0
Total Respondents: 11
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Mode split
(e.g. drive
alone/carpoo...
Vehicle miles
travelled (VMT)
Parking
utilization
Program
participation
Performance is
not currently
tracked
Other (please
specify)
ANSWER CHOICES RESPONSES
Mode split (e.g. drive alone/carpool/bike/transit rate) Vehicle miles travelled (VMT)
Parking utilization
Program participation
Performance is not currently tracked
Other (please specify)
2024 San Mateo Rail Corridor TMA Survey
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Q18 Please describe any construction/roadway work that may haveimpacted access to your property in 2024.
Answered: 3 Skipped: 8
# RESPONSES DATE
1 None 1/7/2025 3:39 PM
2 The (2) sewer projects, sanitary sewer and UFES. 10/4/2024 10:49 AM 3 No construction or roadwork work impacted our property in 2024. 10/1/2024 11:12 AM 2024 San Mateo Rail Corridor TMA Survey
27 / 27
Q19 Please share any additional comments and/or experiences related toTDM at your project that you feel would be useful for the annual report andthe TMA.
Answered: 3 Skipped: 8
# RESPONSES DATE
1 N/A 1/7/2025 3:39 PM
2 We would be very interested in any offerings that would support more transit accessibility for our Hillsborough campus on Skyline.
11/11/2024 8:14 PM
3 Many of our tenants use Doordash, UberEats, Simply Fresh, etc. and similar car-based delivery services that reduce their trips and/or need for a car, but these deliveries are counted twice (in/out) when they happen distorting our efforts to reduce trips. 10/3/2024 4:23 PM