TDM Plan
August 2024
445 South B Street TDM Plan -
Commercial
City of San Mateo
24542801
Steer has prepared this material for City of San Mateo. This material may only be used within the context and scope for which Steer has prepared it and may not be relied upon in part or whole by any third party or be used for any other purpose. Any person choosing to use any part of this material without the express and written permission of Steer shall be deemed to confirm their agreement to indemnify Steer for all loss or damage resulting therefrom. Steer has prepared this material using professional practices and procedures using information available to it at the time and as such any new information could alter the validity of the results and conclusions made.
TDM Plan
August 2024
445 South B Street TDM Plan -
Commercial
Prepared by: Prepared for:
Steer
800 Wilshire Blvd, Suite 1320,
Los Angeles, CA 90017
USA
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
+1 (213) 425 0990
www.steergroup.com
Click here to enter text.
24542801
Steer has prepared this material for City of San Mateo. This material may only be used within the context and scope for which Steer has prepared it and may not be relied upon in part or whole by any third party or be used for any other purpose. Any person choosing to use any part of this material without the express and written permission of Steer shall be deemed to confirm their agreement to indemnify Steer for all loss or damage resulting therefrom. Steer has prepared this material using professional practices and procedures using information available to it at the time and as such any new information could alter the validity of the results and conclusions made. 445 South B Street TDM Plan - Commercial | TDM Plan
August 2024
Contents
1 Introduction ......................................................................................................................2 Project Description ...................................................................................................................2 Demography and Travel Trends ...............................................................................................4 2 Site Assessment.................................................................................................................7 Site Geography and Road Network ..........................................................................................7 Pedestrian and Bicycle Infrastructure ......................................................................................8 Transit Services.......................................................................................................................12 Nearby Destinations ...............................................................................................................13 Available TDM Services...........................................................................................................13 3 Project TDM Measures ....................................................................................................15 Regulatory Context.................................................................................................................15 Project TDM Measures Summary...........................................................................................15 Project TDM Measures—C/CAG “Required” Measures .........................................................18 4 Impact of TDM Measures.................................................................................................24 Program Impacts ....................................................................................................................24 5 Monitoring ......................................................................................................................26 Annual Survey.........................................................................................................................26 Figures
Figure 1. Zoning Map ..........................................................................................................................3 Figure 2. Commute Mode Split..........................................................................................................5 Figure 3. Inflow and Outflow.............................................................................................................6 Figure 4. Surrounding Street Network...............................................................................................7 Figure 5. Existing Bicycle Network.....................................................................................................9 Figure 6. Level of Stress....................................................................................................................10 Figure 7. Proposed Bicycle Network................................................................................................11 Figure 7. Estimated C/CAG trip reduction.......................................................................................17 445 South B Street TDM Plan - Commercial | TDM Plan
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Tables
Table 1. Proposed Project Attributes..................................................................................................3 Table 2. Demography Statistics...........................................................................................................4 Table 3. Job Locations.........................................................................................................................5 Table 4. Level of Service for 5th Avenue and South B Street and 4th Avenue and South B Street ....8 Table 5. Planned Bicycle Facility Projects .........................................................................................11 Table 6. Caltrain Service at Downtown San Mateo Station ..............................................................12 Table 7. SamTrans Service ................................................................................................................12 Table 8. Project TDM Measures........................................................................................................16 Table 9. ROI Calculator Estimated VMT and Congestion Hours Reduced.........................................24 Table 10. ROI Calculator summary of daily trip reductions ..............................................................25 Appendices
A TDM ROI Calculator
B Background Assessment
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A Transportation Demand Management (TDM) Plan is a long-term management strategy for an organization or site that seeks to deliver sustainable transportation objectives. It is articulated in a document that is regularly reviewed by the implementing organization. It identifies an appropriate package of measures aimed at promoting sustainable travel, with an emphasis on reducing reliance on single occupancy vehicle (SOV) trips and vehicle miles traveled (VMT). It can also assist in meeting other objectives, such as increasing and reducing congestion, greenhouse gases, and noise.
This TDM Plan was produced on behalf of the City of San Mateo (City) for the 445 South B Street project site.
Project Description
The project site is located in the city’s Downtown Retail Core, bounded by East 4th and 5th Avenues, South B Street and South Railroad Avenue. The project includes1:
A six-story 168,001 square foot retail/restaurant and office building, 140 vehicle parking spaces on-site
– 103 commercial parking spaces
– 28 for commercial uses
162 bicycle parking stalls (22 short-term and 140 long-term) – 22 short-term stalls
– 140 long-term stalls
A combination of on- and off-site improvements including ground-level and terrace landscaping,
A corner retail plaza, and
Improvements in the public right-of-way area.
1 City of San Mateo. (n.d.). Bespoke (445 South B Street). Retrieved from https://www.cityofsanmateo.org/4703/Bespoke-445- South-B-Street 1 Introduction
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Table 1 provides a comparative summary between the current and proposed site development.
Table 1. Proposed Project Attributes
Existing Proposed
Description Four commercial buildings &
One surface parking lot
Six-story commercial building
Square Footage 45,701 sq. ft. gross building area 168,001 sq. ft. commercial building area (including 153,138 sq. ft. of office area, 13,253 sq.
ft. of retail/restaurant area and 1,610 sq. ft. of
lobby area)
Zoning
Designation
CBD/R – Central Business
District
CBD/R – Central Business District
Source: 445 South B Street "Bespoke" Project Plans, dated October 10, 2023 Zoning
The site is zoned CBD/R (Central Business District, Residential Overlay District – Mixed Use) as shown in Figure 1.
Figure 1. Zoning Map
Source: City of San Mateo Planning Division, 2022
The city block sits adjacent to three other blocks to the north and west which are also zoned as CBD/R. Properties zoned CBD/S (Central Business District Support) are situated to the east of the project site. South of the project site are R6-D (Multiple Family Dwellings Downtown) and C1 (Neighborhood Commercial) properties. The zoning in this area allows for high-density residential, retail, cultural, entertainment, and community service uses which generate traffic and congestion
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around the project site. Several blocks towards the east and northeast generally accommodate lower traffic-generating uses such as Multiple Family Dwellings.
Demography and Travel Trends
The travel trends described in this section are based on information from the Census Bureau for the project’s census tract (6063). Census Tracts are used to analyze population dynamics and demography on a neighborhood scale.
Demography
The project site is located within Census Tract 6063 which has a population of 4,173 people. The demographic information presented in Table 2 was collected from the 2021 American Communities Survey (ACS) and Census Reporter. The data provides information about residents’ demographics and travel behaviors.
Table 2. Demography Statistics3
Category Characteristics Amount or
Percentage
Under 18 19%
18 to 64 58%
Age
65 and over 23%
Education Bachelor’s degree or higher 54.6%
Renter-Occupied Housing Units 51%
Number of households 1,816
Persons per household 2.2
Households
Median household income $96,250
White alone 37%
Asian alone 20%
Hispanic or Latino 30%
Black or African American 3%
Race
Mixed 10%
Speaks English only 47.5%
Speaks a language other than English: Spanish 30.5%
Speaks a language other than English: Indo-European Languages 8.5% Languages
Spoken
Speaks a language other than English: Asian and Pacific Island Languages
13%
Source: Census Reporter
3 Due to rounding segments, the total percentage may not add up to exactly 100% 445 South B Street TDM Plan - Commercial | TDM Plan
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Travel Trends
As shown in Figure 2, the data from the 2021 ACS indicates that 59% of people that live within census tract 6063 drive alone to work, which is a 13% decrease in drive-alone rates from 2019.
The data also reports that 13% of the population carpool to work and 9% take public transit, while 13% work from home. Of those that commute to work, the mean travel time is 23.4 minutes, a reduction in average commute time from 2019 (27.6 minutes). Commuting patterns have been impacted by the pandemic, however, and may be in flux for some time as businesses gradually return to normal. Post-pandemic scenarios might produce new commuting patterns as more organizations implement hybrid and flexible working habits.
Figure 2. Commute Mode Split
Source: 2021 American Community Survey (ACS)
As shown in Table 3, residents in Census Tract 6063 commute to a variety of locations, with the majority commuting out of San Mateo. The City of San Francisco has the highest share of commuters (22.4%), followed by City of San Mateo (13.9%).
Table 3. Job Locations
Job Locations Count Share
San Francisco, CA 414 22.4%
San Mateo, CA 257 13.9%
Redwood City, CA 112 6.1%
Palo Alto, CA 105 5.7%
South San Francisco, CA 89 4.8%
Burlingame, CA 69 3.7%
San Jose 65 3.5%
Menlo Park 63 3.4%
San Carlos 41 2.2%
Foster City 40 2.2%
All Other Locations 595 32.2%
All Places (Cities, CDPs, etc.) 1,850 100%
Inflow/Outflow analysis of the census tract, as shown in Figure 3, depicts that 1,759 individuals commute out of the area and 7,311 people commute into the area for work daily. A total of 91 individuals both live and work inside the census tract.
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Figure 3. Inflow and Outflow
Source: U.S Census Bureau, Center for Economic Studies
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A site assessment was conducted as part of the TDM Plan development process. The site assessment included a description of the site’s geography and road network, pedestrian and bicycle infrastructure, transit services, nearby attractions, and existing TDM services. Appendix B provides more details on the site assessment.
Site Geography and Road Network
The project site is located on the city block bounded by East 4th and East 5th Avenue, South B Street, and South Railroad Avenue. As displayed in Figure 4, the site is surrounded by:
A local street – South Railroad Avenue
A collector street – South B Street
Arterial streets – East 4th and 5th Avenues
South B Steet connects to 3rd Avenue which leads to J Hart Clinton Drive to the east, linking the San Mateo- Hayward Bridge to East Bay communities. South B Street also connects to 4th Avenue which connects to Highway 101, giving drivers access to San Francisco, Palo Alto, and Mountain View within 20 minutes during free flow traffic.
Two of the intersections abutting the project site connect between a collector street and an arterial street with the other two connecting between an arterial street and a local street (adjacent to the railroad). The intersections at South B Street and 4th and 5th Avenues were part of the San Mateo Existing Conditions Circulation Report. The intersections see a reasonably consistent traffic flow and maintain a “B” level of service (LOS) in both the AM and PM hours (Table 4).
Figure 4. Surrounding Street Network
2 Site Assessment
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Source: City of San Mato Public Works
Table 4. Level of Service for 5th Avenue and South B Street and 4th Avenue and South B Street Signalized Intersection Peak-Hour Levels of Service
Year 2018 Conditions
AM Peak Hour PM Peak Hour
Delay LOS Delay LOS
4th Avenue and South B
Street
11 B 11.3 B
5th Avenue and South B
Street
10.8 B 11.2 B
Source: San Mateo Existing Conditions Circulation Report (2019) Pedestrian and Bicycle Infrastructure
The site’s topography, street network, and its location in the center of Downtown San Mateo make this area conducive to pedestrian and bicycle access. The walkability website Walkscore.com gives the site a 99/100 score for walking, which they classify as “Walker’s Paradise – daily errands do not require a car.”
Current Bicycle Conditions
As shown in Figure 5, the site currently has direct access to two bike facilities. A Class II bike lane was recently installed on 5th Avenue between Railroad and B Street but has not yet been updated in the Existing Bicycle Network map:
South B Street is currently identified as a bike route (Class III facility) along the site. 5th Avenue is currently identified as a bike lane (Class II facility) between Railroad and B Street.
The bike route on 5th Avenue connects to multiple bike lanes to the south, including the bike lane on South Delaware Street which extends to the southern city limit. Additionally, South B Street and 5th Avenue also connect to several bike routes leading towards the northern limits of the city and creating multiple access opportunities for cyclists. 445 South B Street TDM Plan - Commercial | TDM Plan
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Figure 5. Existing Bicycle Network
Source: San Mateo Bicycle Master Plan 2020
As displayed in Figure 6, 5th Avenue and South B Street are classified as “High Stress” streets in the April 2020 San Mateo Bicycle Master Plan, suggesting that only more experienced cyclists would feel comfortable biking on these streets. The streets are still in a high bicycle connectivity area, connected to both east-west and north-south bike routes, making cycling generally convenient in the area.
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Figure 6. Level of Stress
Source: San Mateo Bicycle Master Plan 2020
BikeLink operates multiple on-demand bike lockers located at nearby Caltrain stations. BikeLink allows bicyclists to securely store their bikes in lockers using a stored-value card that can be purchased online or at nearby vendors. There are 24 lockers at the Downtown San Mateo Caltrain station. Additionally, two free-to-use public bike repair stations are located within walking distance of the project site.
Planned Bicycle Projects
The 2020 Bicycle Master Plan was adopted by the City Council on April 6, 2020 and serves as a blueprint for expanding and improving the San Mateo bicycle and mobility network in the coming years. The Plan includes ten high-priority recommendations in proximity to the 5th Avenue and South B Street project site (Table 5).
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Table 5. Planned Bicycle Facility Projects
Roadway Segment Bicycle Facility Distance to
Project Site
B Street between Railroad Avenue (West) and Baldwin
Avenue
Bike Boulevard 0 miles
B Street between 5th Avenue and 16th Avenue Buffered Bike Lane 0 miles 5th Avenue between El Camino Real and B Street Bike Lane 0 miles 5th Avenue between Railroad Avenue and Delaware Street Bike Lane 0 miles Railroad Avenue (East) between Monte Diablo Avenue and
4th Avenue
Bike Boulevard 0.1 miles
Railroad Avenue (West) between 3rd Avenue and 4th Avenue Bike Boulevard 0.1 miles Railroad Avenue (West) between 4th Avenue and 5th Avenue Shared Use Path 0 miles 4th Avenue between Delaware Street and Humboldt Street Separated Bike Lane 0.2 miles Delaware Street between 5th Avenue and Concar Drive Buffered Bike Lane 0.2 miles Baldwin Avenue between San Mateo Drive and B Street Bike Lane 0.3 miles Figure 7. Proposed Bicycle Network
Source: City of San Mateo, Interactive Proposed Bicycle Network Map
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Transit Services
The project site is located 0.3 miles from the Downtown San Mateo Caltrain station. The project site is also served by five San Mateo County Transit District (SamTrans) bus routes.
Caltrain
Caltrain connects the project site to San Francisco to the north as well as San Jose and Gilroy to the south. The project site is near the Downtown San Mateo station, which can be accessed via bike, walking, transit, and car (Table 6).
Table 6. Caltrain Service at Downtown San Mateo Station Category Downtown San Mateo Station
Frequency Up to four trains per hour (104 trains per weekday); times vary Travel distance 0.3 miles from project site
Seven minutes walking
Three minutes by bike or car
Amenities Accessibility:
– Wheelchair Accessible
– Two wheeled devices and service animals permitted
Bike racks
San Mateo BikeLink lockers
Park and Ride
Cost Depending on travel distance within and across zones, fares include:
One Way (Ticket Machine): $3.75 - $15.00
One Way (Clipper Card): $3.20 - $14.45
Day Pass (Ticket Machine): $7.50 - $30.00
SamTrans
There are five SamTrans bus routes accessible to the project site within a five-minute walk, which are described in Table 7. The bus stop closest to the project site can be accessed via bike, walk, and car. Each SamTrans bus is equipped with bus bike racks that hold up to three bikes. The trip cost for adults is $2.25 in cash or via mobile app, or $2.05 if a Clipper card is being used. Youth trips cost $1.10 in cash or via mobile app or $1.00 with a Clipper card.
Table 7. SamTrans Service
SamTrans
Route #
Hours of
Operation
Frequency Closest Stop Distance to
Closest Stop
Route Details
250 Daily: 6am –
11pm
30 minutes East 4th
Avenue and
Ellsworth
Avenue
0.1 miles/ two-
minute walk
Connects to
San Mateo
College
59 School Day
Service
One morning
bus, two
afternoon
buses
East 4th
Avenue and
Ellsworth
Avenue
0.1 miles /
two-minute
walk
Connects to
Aragon High
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53/53P School Day
Service
Schedule
One morning
bus, two
afternoon
buses
South
Delaware
Street and 3rd
Avenue
0.2 miles/
four-minute
walk
Connects to
Borel School
292 Daily: 4am –
midnight
30 minutes South
Delaware
Street and 3rd
Avenue
0.2 miles/
four-minute
walk
Connects to
SFO Airport
Nearby Destinations
Key destinations near the project site include:
Six major shopping areas within three miles of the project site that offer access to retail shops, restaurants, grocery stores, banks, pharmacies, and gyms Over twenty childcare and preschool facilities within two miles of the project site Over a dozen elementary and middle schools within two miles of the project site Four parks within one mile walking distance of the project site Available TDM Services
Commute.org Incentives
Commute.org is San Mateo County’s Transportation Demand Management agency. Their resources are available to all residents and employees in the County. As such, the employees of the project site will be able to take advantage of TDM resources curated for those commuting within the County and in the surrounding areas. The Commute.org website serves as a regional clearinghouse for all transportation and commuting-related information. They also provide the following services:
Try Transit Incentives: Commute.org provides a free ‘try transit’ program that allows individuals to request free tickets for the transit option that works best for them. Guaranteed Ride Home (GRH): The GRH program reimburses commuters who carpool, vanpool, take transit, shuttle, bike, or walk to work or to a participating college in San Mateo County up to $60 per occurrence, up to four times per year. Program participants may use taxi, ride-hailing app, public transit, or a combination of modes to get home safely.
Commuters who use public transit as their GRH ride will be eligible to receive a $5 e-gift card bonus.
Carpool Incentives: Commuters can earn up to $100 in e-gift card rewards when they carpool to or from San Mateo County and their carpool trips are verified through the STAR platform. Vanpool Incentives: Commuters who live and work in San Mateo County can earn up to $100 when they vanpool to or from work. Every 10 vanpool trips to/from work offers a $25 e-gift card reward (up to 4 times per year, for a total of $100). Bike Education: Free bike safety workshops and bike marketing materials are available to residents and commuters. These are scheduled upon request and are available to employers and other sites, including on what is ideal for the requesting party and include time for Q&A. 445 South B Street TDM Plan - Commercial | TDM Plan
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Bike Incentives: Commute.org currently provides commuters who live or work in San Mateo County with incentives worth between $25 to $100 for biking to work. To participate in the program, bike commuters must track their work commutes using the Strava app. The rides are then recorded in the STAR platform, Commute.org’s incentive delivery platform, where commuters can access their incentives.
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This chapter lists the TDM strategies for the project that have been selected for implementation based on the project’s size, location, and land use. Each TDM measure is accompanied by guidance on implementation, cost estimates, expected timelines, and the anticipated responsible party. It is expected that the property management team will be the ‘responsible party’ for most TDM measures outlined below.
Regulatory Context
Projects located within the City of San Mateo may be subject to C/CAG TDM requirements, or both the City of San Mateo TDM requirements and C/CAG’s, depending on the project’s location (City) and whether it is anticipated to generate a significant number of VMT (vehicle miles travelled) (City) or average daily trips (C/CAG). Thus, the project scale and context inform which requirements are applicable, which TDM measures are selected to meet the requirements, and how the TDM measures are counted towards meeting the requirements.
This section describes the requirements applicable to this project.
C/CAG TDM Policy
As of January 1, 2022, the C/CAG TDM Policy requires that local jurisdictions in San Mateo County notify C/CAG of any new development within their purview that is estimated to generate at least 100 average daily trips (ADT). Applicants are required to submit a TDM Checklist alongside their development application acknowledging that their projects will achieve a specified target trip reduction based on the planned land use and project scale.
C/CAG’s checklists contain TDM strategies that are each weighted by an estimated percentage reduction. The TDM strategies are organized by a set of “Required Strategies” that apply to all projects using the checklist, and a set of “Additional Recommended Strategies.” The applicant chooses which “Additional Recommended Strategies” to commit to such that the total percentage reduction of all the TDM strategies (Required plus Additional) meets or exceeds the specified target trip reduction.
Based on the C/CAG guidelines, the project would exceed the threshold of 100 ADT and is required to comply with the C/CAG TDM policy. Due to the project’s proximity to high-quality transit, the project qualifies as a TOD project and will be required to demonstrate a 25% trip reduction through TDM measures contained in the Non-Residential (Office, Industrial, Institutional) Land Use: Large Project checklist.
Project TDM Measures Summary
Table 8 summarizes the measures the project is utilizing to meet its 25% trip C/CAG reduction requirement, while Figure 8 provides the completed C/CAG TDM checklist worksheet. 3 Project TDM Measures
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Table 8. Project TDM Measures
Measure Included in C/CAG Trip reduction (%)
Free/Preferential Parking for
Carpools
TDM Plan 1%
TDM Coordinator/Contact Person TDM Plan 0.5%
Actively Participate in
Commute.org or TMA Equivalent
TDM Plan 6.5%
Carpool/Vanpool Program TDM Plan 2%
Transit or Ridesharing
Passes/Subsidies
TDM Plan 10%
Pre-Tax Transportation Benefits TDM Plan 1%
Secure Bicycle Storage Site Plan - Secure bicycle storage is required per City of San Mateo Zoning code section 27.64.262 and is
included in the applicant’s site plan. As such, it is not factored into the TDM ROI calculations for this TDM
Plan.
1%
Design Streets to Encourage
Bike/Ped Access
Site Plan - Supporting active transportation
improvements is required by San Mateo General Plan
Policies: C 4.5 (Pedestrian Enhancements with New
Development), C 4.9 (Pedestrian and Bicycle
Connections), UD 2.9 (Pedestrian Oriented Design),
and is addressed through the applicant’s site plan. As
such, it is not factored into the TDM ROI calculations
for this TDM Plan.
1%
Showers, Lockers, and Changing
Rooms for Cyclists
Site Plan – these amenities serve as end of trip
facilities for employees arriving by bike or other active transportation forms and are included in the project
site plan. As such, it is not factored into the TDM ROI calculations for this TDM Plan.
2%
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Figure 8. Estimated C/CAG trip reduction
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Project TDM Measures—C/CAG “Required” Measures
The following sections describe the measures included in the TDM Plan for 445 South B Street. For each measure that is not already incorporated in the project’s site plan, the TDM Plan provides implementation guidance as well as the estimated daily VMT reduction and vehicle trip reduction, per calculations utilizing the TDM ROI Calculator (refer to Chapter 4). Of note, these estimates often differ from the projected trip reduction estimates from the C/CAG checklist.
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Free/Preferential Parking for Carpools (C/CAG “Required” Strategy M1) Reserving space for carpools encourages shared travel by ensuring those riders are able to find guaranteed parking easily. If signed in a manner that stands out, it may also generate interest in carpooling and vanpooling from solo drivers.
Implementation Guidelines
Designate on-site spaces for employees who carpool to their worksites. The spaces should be located close to an entrance, and demarcated spaces with signage and/or paint, in line with other signage within the parking facility. While it is not required that property management undertake strong enforcement efforts such as monitoring the spaces on a daily basis and ticketing or towing non-compliant vehicles, they should be prepared to remind employees who drive alone that the spaces are reserved for higher occupancy vehicles.
Estimated timeframe Ongoing
Estimated cost $1,000 for sign fabrication
Responsible party Property Management
Estimated daily VMT reduced
(ROI Calculator)
730 - 811
Estimated C/CAG trip
reduction percentage
1%
TDM Coordinator/Contact Person (C/CAG “Required” Strategy M3) An on-site TDM coordinator would act as a liaison between the developer, City, and employees.
The TDM coordinator would help develop, implement, and report on the various TDM strategies.
This person would be responsible for coordinating and marketing the selected TDM strategies as well as maintaining working relationships with the City and nearby developments.
Implementation Guidelines
Assign the role of TDM Coordinator to an individual on the property management team to plan and implement the TDM program. Allocate approximately 10 hours per month for the TDM Coordinator to spend on the following activities:
Annual Monitoring: Survey the employees and compile a monitoring report for submission to the City of San Mateo annually.
Communications: A communication plan outlines transportation information for the site and for upcoming projects. This can include creating printed communications, social media, email, and newsletters.
Commute Assistance: Provide route planning and transit itineraries for employees who wish to explore their transportation options.
TDM Program Coordination and Outreach: Organize and promote sustainable travel options through building communications such as emails, bulletin boards, and social media. Specific tasks include:
– Organize and promote the trip reduction and air quality strategies detailed in the following sections.
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– Organize and promote campaigns and challenges that encourage trip reduction – Promote the sustainable transportation options available to employees.
Estimated time frame Ongoing
Estimated cost $4,000 per year
Responsible party Property Management
Estimated daily VMT reduced
(ROI Calculator)
152 - 304
Estimated C/CAG trip
reduction percentage
0.5%
Actively Participate in Commute.org or Equivalent (C/CAG “Required” Strategy M4) C/CAG requires that the 445 South B Street project actively participate in Commute.org or a TMA equivalent. Commute.org’s Certified Development Program provides developers with projects in San Mateo County with a formal certification of their active participation in Commute.org programs and services. The goal of the program is to give developers access to a set of TDM programs and services that can be integrated into other TDM strategies at their new developments in San Mateo County.
Implementation Guidelines
Development projects will be considered active participants with Commute.org if they comply with the requirements below:
Provide a copy of the Final TDM Plan approved by the local jurisdiction Provide a copy of the Final TDM Checklist or similar TDM requirements list approved by C/CAG or the local jurisdiction
During the development phase:
– Maintain an active point of contact
– Receive communications from Commute.org
– Inform Commute.org of any significant development changes (e.g., land use, project size, TDM Plan, development timeline/occupancy date, ownership) During the post-development phase:
– Maintain an active point of contact
– Receive communications from Commute.org
– Identify the party(ies) responsible for complying with the ongoing requirements (e.g., developer, property manager, third-party consultant, key tenant) – Responsible party is required to:
Attend annual Commute.org program training
Actively promote applicable Commute.org programs and services to tenants Host an annual transportation-oriented event for tenants Sponsor and/or participate in Commute.org’s challenges and special events Participate in a Commute.org sponsored shuttle if the project is located on or near an existing shuttle route
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Comply with the requirements of the Bay Area Commuter Benefits Program (applies to tenants with 50+ employees)
Complete the following surveys on an ongoing basis:
TDM Survey: annual update of Commute.org TDM Survey confirming programs and services offered at the development
TDM Self-Certification: biennial confirmation of compliance with the C/CAG TDM Policy
Tenant Travel Behavior Survey: biennial survey of tenants’ employees to capture commute mode and frequency
In the event that a TMA is developed in the Downtown San Mateo area, it is recommended that the site participate as a member.
Estimated time frame Annual
Estimated cost $0
Responsible party Property Management
Estimated daily VMT reduced
(ROI Calculator)
199 - 882
Estimated C/CAG trip
reduction percentage
6.5%
Carpool and Vanpool Program (C/CAG “Required” Strategy M5) Helping facilitate the formation of new carpools or vanpools helps interested commuters overcome the hurdle of either not knowing who they can match with or not having time to meet other commuters.
Implementation Guidelines
The project’s TDM coordinator should serve as a facilitator of new carpools and vanpools.
Commuters to or from the site should be able to express their interest in forming or joining a carpool or vanpool by providing the coordinator with information including their commute’s route, times, and their interest in participating as driver or passenger. When feasible matches are available, the TDM coordinator can connect interested commuters to each other. The TDM coordinator can also help carpools register on Commute.org if they are seeking to establish carpools from outside of the site itself.
Estimated timeframe Ongoing
Estimated cost $0
Responsible party Property Management
Estimated daily VMT reduced
(ROI Calculator)
1,446 – 1,607
Estimated C/CAG trip
reduction percentage
2%
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Transit Subsidies (GOPass and Way2GO Pass Provision) (C/CAG “Required” Strategy M6) Providing subsidized transit passes can help reduce single occupancy trips and increase transit ridership. It also provides increased flexibility for those who might still opt to drive occasionally.
Implementation Guidelines
Partner with Caltrain and SamTrans to provide free or discounted transit options to employees through the GO Pass and Way2Go Pass programs.
Estimated time frame Pre-occupancy (during the drafting of lease agreements), and ongoing.
Estimated cost GO Pass: Approximately $342 per employee working at least 20 hours per week
Way2GO Pass: $75 per employee
Based on an estimate of 378 employees the cost estimate is $157,626 annually
Responsible party Property Management
Estimated daily VMT reduced
(ROI Calculator)
1,757 – 1,953
Estimated C/CAG trip
reduction percentage
10%
Pre-Tax Transportation Benefits (C/CAG “Required” Strategy M7) Pre-tax commute benefits encourage public transit and active transportation trips by allowing commuters to further save on the cost of commuting.
Implementation Guidelines:
As pre-tax benefits are provided by employers, tenants will need to be informed of this TDM requirement. The TDM coordinator can help tenants by providing a list of vendors offering pre-tax benefit management. Additionally, employers of 50+ employees must implement pre-tax benefits per the Bay Area Air Quality Management District’s requirements.
Estimated time frame Ongoing
Estimated cost $0
Responsible party Tenants
Estimated daily VMT reduced
(ROI Calculator)
504 - 560
Estimated C/CAG trip
reduction percentage
1%
Secure Bicycle Storage (C/CAG “Required” Strategy M8)
Bike parking is a crucial element in promoting biking among tenants and employees. Providing long-term and short-term accessible and secure bike parking facilities in well-lit, visible, and 445 South B Street TDM Plan - Commercial | TDM Plan
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pedestrian accessible locations, ideally with protection from weather elements, can incentivize cycling.
Implementation Guidelines
Secure bicycle storage is required per City of San Mateo Zoning code section 27.64.262 and is included in the applicant’s Project Plans.
Estimated C/CAG trip
reduction percentage
1%
Design Streets to Encourage Bike/Ped Access (C/CAG “Required” Strategy M9) The design of streets and roadways adjacent to the property can influence travel choices, thus designing complete streets that give people the option to bike safely and walk can contribute to reducing vehicle trips as well as reduce traffic congestion.
Implementation Guidelines
Supporting active transportation improvements is required by San Mateo General Plan Policies: C
4.5 (Pedestrian Enhancements with New Development), C 4.9 (Pedestrian and Bicycle Connections), UD 2.9 (Pedestrian Oriented Design), and is addressed through the applicant’s Project Plans.
Estimated C/CAG trip
reduction percentage
1%
Showers, Lockers, and Changing Rooms for Cyclists (C/CAG “Required” Strategy M25) Active transportation trips (walking, running, biking, etc.) can be encouraged by providing supporting end-of-trip facilities such as showers, lockers, and changing rooms.
Implementation Guidance
Access to these facilities should be well advertised to tenant employees to ensure their use. To manage and track use of facilities, access could require pre-registration and have controlled entry.
Estimated C/CAG trip
reduction percentage
2%
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If implemented correctly and consistently, the TDM program outlined in Chapter 3 will achieve a trip reduction target of 25% according to the C/CAG requirements and worksheet.
Beyond the C/CAG checklist, which provides flat percentage reduction estimates for each strategy, this TDM Plan utilizes the TDM Return on Investment (ROI) Calculator, a tool owned by Mobility Lab and developed by university and governmental partners. The TDM ROI Calculator helps practitioners and policy makers understand the benefits of their investment in TDM strategies and programs by calculating estimated vehicle trips, VMT, hours of congestion delay, and emissions reduced, with more specific consideration given to number of expected users, daily trips taken, and average trip distances for each strategy. Based on the TDM ROI Calculator, the proposed TDM program is forecasted to result in a daily reduction of between 4,788 to 6,117 vehicle miles travelled (VMT), which would lead to a reduction of approximately 1,638 to 2,093 kilograms of carbon dioxide every day according to the ROI calculator model. More information about the TDM ROI Calculator and assumptions made to calculate estimated impacts are included in Appendix A.
Program Impacts
Table 9 outlines the total estimated VMT and congestion hours reduced with the recommended TDM program for the project site.
Table 9. ROI Calculator Estimated VMT and Congestion Hours Reduced 445 S B St Annual VMT
Reduced
Annual Vehicle
Trips Reduced
Annual Congestion
Reduced (hours of
delay)
Carbon Dioxide
Reduced (kg)
Low Est. High Est. Low Est. High Est. Low Est. High Est. Low Est. High Est.
Project
TDM
Measures
1,182,636 1,510,899 62,491 83,486 170,924 216,866 404,586 516,971 4 Impact of TDM Measures
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Table 10 summarizes the daily VMT, vehicle trips, and congestion reduction for each of the TDM strategies.
Table 10. ROI Calculator summary of daily trip reductions Strategy Daily VMT Reduced Daily Vehicle
Trips Reduced
Daily Congestion
Reduced (hours
of delay)
Daily Carbon Dioxide
Reduced (kg)
Low Est. High Est. Low
Est.
High
Est.
Low
Est.
High
Est.
Low
Est.
High Est.
Free/Preferential
Parking for
Carpools
730 811 19 21 117 130 250 277
TDM Coordinator/
Contact Person 152 304 9 18 24 49 52 104
Commute.org or
TMA 199 882 14 64 26 115 68 302
Carpool and
Vanpool Program 1,446 1,607 37 41 231 257 495 550
Transit or
Ridesharing
Passes/Subsidies
(GoPass and
Way2Go Pass
Provision)
1,757 1,953 143 159 228 254 601 668
Pre-Tax
Transportation
Benefit
504 560 31 35 66 73 172 192
Secure Bicycle
Storage
Provision of secure bicycle storage is included in the project site plan and therefore it has not been modeled in the TDM ROI Calculator.
Design Streets to
Encourage
Bike/Ped Access
Design of streets to encourage bike/pedestrian access is included in the project site plan and therefore it has not been modeled in the TDM ROI Calculator.
Showers, Lockers,
and Changing
Rooms for Cyclists
Showers, lockers and changing rooms for cyclists are included in the project site plan and therefore it has not been modeled in the TDM ROI Calculator.
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The City of San Mateo will require the site to perform annual monitoring and reporting. Ongoing monitoring will help the property track the impact of its TDM programs, as well as provide a regular schedule for evaluating programming and identifying gaps and opportunities. The results will help the property management team adjust programs to better meet the needs of the employees.
The City of San Mateo’s general conditions for approval stipulate that all new developments must submit a Trip Reduction and Parking Management Plan and submit an annual monitoring report.
Annual Survey
The City of San Mateo requires an annual letter to the Public Works Director or designee that outlines the TDM measures implemented and information from a mode split survey.
To comply with both City and C/CAG requirements, the TDM Coordinator should register with Commute.org. Commute.org will administer the complimentary biennial surveys that are required to comply with the C/CAG policy through the OneCommute Platform. On the ‘off’ years, the developer may contract directly with Commute.org to undertake an additional survey or may administer the survey themselves. If they select the latter option, it is recommended that the questions and survey language mirror the survey provided by Commute.org so the site and City are able to collect comprehensive and consistent data.
The survey results allow the property to not only track program progress but also identify ways to approach and/or adjust the program and further shift travel behavior towards more sustainable modes (transit, bike, walk, and carpool) over time. The TDM Coordinator could use the data to understand which amenities are popular and should remain, which are not effective and should be adjusted, and identify additional measures to implement in their place. 5 Monitoring
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The Transportation Demand Management (TDM) Return on Investment-(ROI) Calculator is a tool owned by Mobility Lab, an Arlington County, Virginia, funded transportation behavior and policy research center. It was developed in partnership with university and governmental partners, with funding from the Federal Highway Administration, to provide TDM program staff, transportation planners, and others involved in implementing TDM services a quantifiable way to estimate the ROI for TDM services.
According to the TDM ROI Calculator User Manual, the model calculates impacts for individual TDM services then combines the individual impacts, with discounts to account for overlap between services, to determine the cumulative impact of all services.5 The calculator performs the following functions:
Estimates TDM travel impacts, defined as reductions in commute vehicle trips and vehicle miles travelled (VMT), from a user-defined package of TDM services Converts vehicle trip and VMT reductions into societal benefits, such as reduction in hours of travel time delay and gallons of gasoline saved
Calculates the societal cost savings from each benefit and the overall cost saving from all benefits combined
Compares the societal cost saving to the TDM program "investment" cost to estimate ROI As most TDM programs do not have detailed VMT and trip reduction data, the ROI Calculator instead asks for user participation numbers and program costs as the inputs for its calculations.
The model then uses four calculation factors derived from TDM service user surveys along with pre-set regional inputs and national environmental data to estimate the number of participants who will shift behavior and the number of daily vehicle trips, VMT, and hours of congestion that their behavior shift will reduce. If more detailed regional and national data are known, they can be input to override the pre-set data used for calculation.
The inputs used for calculating the VMT and vehicle trip reductions for the 455 South B St TDM Plan are outlined on the following pages so that the results can be duplicated with ease. 5 Mobility Lab. (2019). TDM ROI Calculator User Manual. Retrieved from https://mobilitylab.org/calculators/
A TDM ROI Calculator
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At the outset in Section A (Your Region, Service Area Type and Transit Availability), the TDM ROI Calculator asks users to make a series of selections to determine geographic and transit characteristics of the area being examined. The options selected for the 455 South B St TDM Plan are displayed in Table A.1 as follows:
Table A.1. Selections made for region, service area type and transit availability Question in the ROI Calculator Option Selected for the TDM Plan Metropolitan Region San Francisco-Oakland-Hayward, CA
Primary land use density and development pattern Moderate density, urban or small city/town Primary focus of TDM Program outreach Balanced mix of outreach to commuters at worksites and residential areas
Percentage of commuters within ½ mile of
bus/train stop in service area
76% to 100% of commuters are within 1/2 mile of a
bus or train stop
Average public transit frequency in the service area
in the morning peak period (select ONLY ONE
option)
Moderate-Average rush hour frequency for most
routes is 16-30 minutes
With the above inputs selected, the model determines the classifications for the project site as follows in Table A.2.
Table A.2. Project site TDM service area and transit availability classifications Your TDM Service Area classification is: Suburban/small city Your Transit Availability classification is High transit Regional Travel, Environmental and Cost Benefit Factors The final section of the ROI Calculator (Section F - Additional Regional/Service Area Data Environmental Inputs) shows the default numbers used for regional travel, environmental and cost benefit factors. Users have the option to override these defaults by inputting values into the “User Defined” cells if specific local factors are known. Table A.3 shows the defaults assumed by the model and indicates if the defaults were overridden, and which values were used. The inputs defined in Table A.3 remained the same for all calculations for the 455 South B St TDM Plan. 445 South B Street TDM Plan - Commercial | TDM Plan
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Table A.3. Travel, vehicle pollutant emission, and benefit cost factor default and user defined values Regional Travel Factors Regional
Default
User
Defined
Average home-to-work commute miles for the region (one-way distance) 9.6 13.97 Percentage of regional commuters who drive alone to work OR percentage of weekly commute trips made by driving alone
63.2% 59%8
Percentage of regional commuters who ride public transit to work OR percentage of weekly commute trips made by transit
17.6% 9.1%9
Regional Vehicle Pollutant Emission Factors National
Default
User
Defined
Oxides of Nitrogen (NOx) emission rate in grams per mile of travel 0.445 0.171 Volatile Organic Compounds (VOC) emission rate in grams per mile of travel 0.075 0.03510 Greenhouse gas (Carbon Dioxide Equivalent) emission rate in grams per mile of travel
387.460 342.00011
Regional Benefit Cost Factors Regional
Default
User
Defined
Median average wage rate for commuters in the service area or metropolitan region
$24.90 $49.7112
Estimated average annualized cost to build/maintain one lane-mile of major roadway (combination of Interstate and limited access roadway) $165,000 -
Average pump price per gallon for regular unleaded gasoline $3.36 $4.5713 7 San Mateo Economic Development Association (2012). Labor Supply and Commute Patterns in San Mateo County Report. Retrieved from http://www.bayareaeconomy.org/files/pdf/BACEI_Labor_Mobility_110612.pdf 8 U.S. Census Bureau (2021). American Community Survey 5-year estimates. Retrieved from Census Reporter Profile page for Census Tract 6063, San Mateo, CA http://censusreporter.org/profiles/14000US06081606300-census-tract- 6063-san-mateo-ca/
9 Ibid.
10 California Air Resources Board Emissions Factors (EMFAC) database 11 Ibid.
12 San Mateo Economic Development Association (2012). Labor Supply and Commute Patterns in San Mateo County Report. Retrieved from http://www.bayareaeconomy.org/files/pdf/BACEI_Labor_Mobility_110612.pdf 13 AAA. (2022). AAA Gas Prices. Retrieved from https://gasprices.aaa.com/?state=CA 445 South B Street TDM Plan - Commercial | TDM Plan
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Assumptions
ROI Calculator Participation and Calculation Factors Assumptions In order to use the ROI calculator to calculate estimated impacts for the 455 South B St project, assumptions were made to estimate the participation rate for each strategy. Additionally, if a strategy was not outlined as a direct input in the model, assumptions were made to estimate the calculation factors associated with it. Table A.5 outlines those assumptions. 445 South B Street TDM Plan - Commercial | TDM Plan
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Table A.5. Summary of Assumptions for each Strategy
Strategy ROI Calc Input
Participation
Assumption
(per year)
Basis for Participation Assumption
Placement
rate (%)
Assumption
Vehicle Trip
Reduction
Factor
Assumption
One-Way
Commute
Distance
Assumption
(miles)
Drive-Alone Access
% Assumption
Free/Preferential
Parking for Carpools
Vanpool
Formation
52 50% of (existing carpool population +
additional 5% of drive alone
commuters), given complementary
nature of the two measures and aligned
with relative impact scale of C/CAG
estimated trip reduction for the two
measures (i.e., 1% trip reduction for
Free/Preferential parking for carpools
and 2% for Carpool or Vanpool
program)
100%
Pre-set in
model
1.4 Pre-set in model
41.7 Pre-set in
model
90%
Pre-set in model
TDM Coordinator/
Contact Person
Comprehensive
Commute
Assistance
128 Assist 20% of employees with questions
about transportation including one-on-
one assistance when asked and
promoting sustainable transportation
options (5 hours/month)
45%
Pre-set in
model
0.6 Pre-set in model
20.9 Pre-set in
model
70%
Pre-set in model
Actively Participate
in Commute.org
Employer
Services
639 The resources available through the
Commute.org will be available to all
employees at the worksite
12%
Pre-set in
model
0.8 Pre-set in model
13.9 Pre-set in
model
40%
Pre-set in model
Vanpool and
Carpool Program
Vanpool
Formation
103 Existing carpool population + additional
5% of drive alone commuters
100%
Pre-set in
model
1.4 Pre-set in model
41.7 Pre-set in
model
90%
Pre-set in model
Transit
Passes/Subsidies
Ongoing transit
incentive
378 % of transit users + 50% of commuters
(employees)
50%
Pre-set in
model
1.2 Pre-set in model
10.4 Pre-set in
model
70%
Pre-set in model
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Pre-Tax
Transportation
Benefit
Ongoing multi-
modal incentive
58 All employees that
use transit or bike
only
50%
Pre-set in model
0.8 Pre-set in model
20.9 Pre-set in model
50%
Pre-set in model
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445 South B Street TDM Plan - Commercial | TDM Plan
B Background Assessment
445 South B Street TDM Plan - Commercial | TDM Plan
Control Information
Prepared by Prepared for
Steer
800 Wilshire Blvd, Suite 1320,
Los Angeles, CA 90017
USA
+1 (213) 425 0990
www.steergroup.com
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
Steer project/proposal number Client contract/project number 24542801 Click here to enter text.
Author/originator Reviewer/approver
Ana Erviti Ferrando Julia Wean, Gary Hsueh
Other contributors Distribution
Olivia Mendoza, Lenya Schmidt Neuhaus, Richard Davis, Nathalie McCarvel
Client: Steer:
Version control/issue number Date
steergroup.com