JULY 30, 2026
FINAL
Annual Report
2025
San Mateo Rail Corridor
Transportation
Management Association
2 Table of Contents
Executive Summary....................................................................................................... 3 Introduction ................................................................................................................. 4 Overview .................................................................................................................. 4 2025 Updates ........................................................................................................... 4 2025 Trip Generation Analysis ........................................................................................ 7 TMA Project Trip Generation ...................................................................................... 8 Bay Meadows Trip Generation .................................................................................... 9 TDM Programs ............................................................................................................ 12 TDM Plans .............................................................................................................. 12 TDM Survey Results ................................................................................................ 14 Conclusion ................................................................................................................. 15 Appendix A – TMA Information ........................................................................................A 2025 TMA Membership List ........................................................................................A 2025 TMA Directors & Officers ...................................................................................A 2025 TMA Stakeholder Contacts ................................................................................A 2025 Meeting Minutes ...............................................................................................A Appendix B – TMA Count Study ...................................................................................... B Appendix C – 2025 Member Survey ................................................................................ C
3 Executive Summary
This report summarizes the activities of the San Mateo Rail Corridor Transportation Management Association (TMA) during 2025, including annual traffic counts, ongoing Transportation Demand Management (TDM) efforts, and member survey results.
Key findings from the 2025 traffic counts include:
• Most projects remained within their established short-term trip generation thresholds.
• Two projects exceeded their threshold:
o Delaware Pacific / Delaware Atlantic generated 56 trips compared to a threshold of 52. While exceeding the threshold, the count represents an improvement from the prior year, and the lowest level observed since 2019. o Azara exceeded its threshold for the first time, with 27 trips compared to a threshold of 25.
• Trips at 400/450 Concar decreased significantly (from 211 to 26 trips) due to reduced occupancy following the departure of the primary tenant. • Bay Meadows Phase II generated 2,311 PM peak-hour trips, which is approximately 80% of the allowable threshold and a decrease from the prior year.
Key findings from the member surveys include:
• TDM programs across member sites remain consistent with prior years, with bicycle facilities and transit-related programs being the most commonly implemented. • Members report high residential occupancy, lower commercial occupancy at select sites, and limited tracking of TDM program performance. • Members most commonly distribute TDM information through move-in materials, email, and on-site postings, with minimal use of digital platforms.
As development in the Corridor Plan area nears full buildout, TMA activities are increasingly focused on monitoring performance and ensuring ongoing compliance with Conditions of Approval for each project.
4 Introduction
Overview
The San Mateo Rail Corridor Transportation Management Association (TMA) supports implementation of the San Mateo Rail Corridor Transit-Oriented Development Plan (Corridor Plan), which promotes transit-oriented development and aims to reduce vehicle trips by 25 percent across the corridor. As part of this role, the TMA evaluates vehicle trip generation for member projects, supports implementation of Transportation Demand Management (TDM) programs, and works with the City of San Mateo to assess compliance with project Conditions of Approval (COA). Figure 1 illustrates the Corridor Plan area.
During project entitlement, trip generation is estimated based on standard industry methodologies and adjusted to reflect project-specific characteristics such as land use, density, proximity to transit, and planned TDM programs. These analyses inform each project’s COAs, which establish trip generation thresholds that must be met over the life of the project.
Each project is subject to both short-term and long-term trip generation thresholds. Short- term thresholds reflect current development conditions, while long-term thresholds are based on full buildout of the Corridor Plan area. In some cases, long-term thresholds are tied to planned infrastructure improvements, including the 25th Avenue Grade Separation Project, which introduced new roadway connections within the corridor.
TMA member projects are also required to implement TDM plans that identify strategies to reduce vehicle trips based on project-specific characteristics and transportation access.
This report documents TMA activities during 2025, which include:
• The 2025 trip generation analysis
• A summary of TDM programs and member practices
• A summary of responses to the 2025 TMA member survey
2025 Updates
Throughout 2025, the TMA held periodic meetings to coordinate the traffic count study and share updates among TMA members (see Appendix A for meeting minutes). Development within the Corridor Plan area is nearing completion, with most projects now built and occupied (see Figure 2). As a result, TMA activities during the year focused primarily on monitoring the performance of completed developments.
In October 2024, MidPen Housing Corporation acquired the 2000 Delaware property adjacent to its existing Delaware Pacific development and renamed it Delaware Atlantic.
The two sites share amenities and operate under a single trip generation threshold. The 2025 traffic counts represent the first monitoring period reflecting this ownership and operational structure.
5 Figure 1: TMA Corridor Plan Area
6 Figure 2: TMA Member Projects & Status
Project Name Owner Status Land Use Built
Azara Four Corners
Prop. Complete Residential 74 units
Station Park
Green Essex Complete
Residential 599 units
Commercial 27,886 SF
400|450 Concar Diamond Prop. Complete Commercial 305,928 SF Delaware Pacific MidPen Housing Complete Residential 60 units Delaware Atlantic MidPen Housing Complete Residential 60 units Mode Apartments Sares Regis Complete Residential 119 units Montara Bridge Housing Complete Residential 68 units
The Nueva School The Nueva
School Complete Educational 134,345 SF
Peninsula Station MidPen Housing Complete
Residential 68 units
Commercial 2,000 SF
Bay Meadows Wilson Meany Partial
Commercial 1,041,595 SF
Residential 913 units
Franklin
Templeton
Franklin
Templeton Complete Commercial 245,260 SF
1 2
3 4
5 6
7 8
9 10
11 7
2025 Trip Generation Analysis
As part of its annual activities, the TMA evaluates vehicle trip generation to assess compliance with thresholds established in project COAs. Projects are subject to short- term thresholds based on current development conditions and long-term thresholds based on full buildout of the Corridor Plan area.
To support this effort, annual traffic counts are conducted during the PM peak period (4:00 to 6:00 PM). This consists of cordon counts for Bay Meadows Phase II area and driveway counts for individual projects outside of that cordon area (see Figure 3 for count locations).
The peak hour within this two-hour period is identified based on observed traffic volumes, and trips during that hour are compared to applicable thresholds to assess compliance.
Hexagon Transportation Consultants, Inc. conducted the 2025 Traffic Count Study (see Appendix B) to evaluate trip generation. This section summarizes the results of the study.
Figure 3: Traffic Count Locations
Count Locations
Driveway
Cordon Area
8 TMA Project Trip Generation
Driveway counts were conducted on Wednesday, October 15, 2025, during the PM peak period (4:00 to 6:00 PM) to determine peak-hour trip generation for each project. Tube counters were placed at all entrances and exits to capture all vehicles entering and exiting during the count period.
Figure 4 shows the peak-hour trip generation for each project and compares results to the trip generation thresholds, and Figure 5 summarizes trip generation history. Overall, most projects remained within their short-term thresholds, indicating continued compliance.
Two projects exceeded their thresholds. Azara exceeded its threshold for the first time (27 PM peak-hour trips vs. threshold of 25). Delaware Pacific / Atlantic generated 56 PM peak- hour trips, slightly exceeding the threshold of 52 trips. This represents an improvement for the Delaware Pacific / Atlantic property compared to prior years and is the lowest observed trip generation for the project since 2019. The property continues to work with the City and the TMA to identify and implement measures to improve compliance.
Trip generation at other projects generally remained stable or, in some cases, decreased.
The most notable change occurred at 400/450 Concar, where PM peak-hour trips decreased from 211 in 2024 to 26 in 2025 following the departure of its primary tenant.
Figure 4: 2025 TMA Project Trip Generation (PM Peak Hour) Project1 Land Use Quantity2 ITE Trip
Generation
Short-Term
Trip Threshold
Long-Term
Trip Threshold 2025 Trip
Counts
% Trips % Trips
Peninsula Station BMR Apartments
Commercial
68 DU
2,698 SF 61 35% 40 54% 28 26
Delaware Pacific /
Delaware Atlantic BMR Apartments 120 DU 74 30% 52 47% 39 56 Mode Apartments 119 DU 69 25% 52 40% 41 34
400/450 Concar Office 305,715 SF 484 25% 363 25% 363 26 Station Park Green
Apartments
Office
Retail
599 DU
11,000 SF
26,000 SF
450 25% 338 32% 306 235
Franklin Templeton Office 813,683 SF 8333 31% 575 31% 575 247 Azara Apartments 74 DU 33 25% 25 40% 20 27
1 Montara Apartments and The Nueva School are located in the Bay Meadows Phase II cordon area. 2 DU = dwelling units; SF = square feet.
3 Estimated by Hexagon Transportation Consultants, Inc. based on driveway counts and ITE Trip Generation factors.
9 Figure 5: TMA Project Trip Generation History (PM Peak Hour) Project
Short-
Term Trip
Threshold
Trip Counts
2013 2014 2015 2016 2017 2018 2019 2021 2022 2023 2024 2025 Peninsula Station 40 31 28 19 34 29 32 25 36 36 35 35 26 Delaware Pacific /
Delaware Atlantic 52 22 20 67 58 71 51 58 67 57 67 56
Mode 52 30 35 25 32 37 41 33 31 31 34
400/450 Concar 363 101 105 186 26 108 202 211 26
Station Park
Green 338 71 144 148 249 244 277 235
Franklin
Templeton 575 388 143 326 484 307 247
Azara 25 8 25 25 24 27
Bay Meadows Trip Generation
Cordon counts were conducted on Thursday, October 16, 2025 during the PM peak period (4:00 to 6:00 PM) to determine peak-hour trip generation for Bay Meadows Phase II. Figure 6 shows the six count locations, or gateways.
Driveway counts were also conducted at
the Event Center parking lot and the
Clean Water project construction
driveway. These two sites are not part of
Bay Meadows Phase II and thus
excluded from cordon counts.
Cordon counts included both screenline
counts and automatic license plate
recognition (ALPR) data. Screenline
counts, which measure vehicles
crossing a defined boundary, captured
all vehicles entering and exiting the area
(total trips). ALPR data was used to track
vehicle movements between gateways
and identify trips passing through.
To determine trip generation for the Bay
Meadows Phase II area, through trips
identified from the ALPR data, along with
trips generated by the Event Center and
Clean Water project, were subtracted
from total trips.
Figure 6: Bay Meadows Cordon Count Locations
1 2
3 4
5 6
Event Center
Clean Water Project
Count Location#
10 Total Trips (Screenline Counts)
Screenline counts were used to identify the peak hour of gateway traffic, which was determined to be 5:00 PM to 6:00 PM. During this hour, a total of 4,156 vehicles were observed entering and exiting the study area across all gateways. Figure 7 presents peak- hour counts by gateway, including inbound and outbound volumes at each location.
Figure 7: Screenline Counts by Gateway (PM Peak Hour)
O1 O2 O3 O4 O5 O6 TOTAL
NB SB NB SB EB WB EB WB EB WB EB WB
Entering 266 289 357 159 287 591 1,949
Exiting 531 278 255 234 470 439 2,207
TOTAL 531 266 289 278 357 255 234 159 287 470 439 591 4,156
Through Trips (ALPR Analysis)
ALPR data was used to track vehicle movements between gateways and identify through trips—defined as vehicles passing through the study area without stopping. By matching license plates observed at multiple gateways, paired trips were identified and travel times between gateways analyzed. Figure 8 shows the average travel time between gateways.
Paired trips with travel times exceeding the average by more than 1 to 2 minutes were assumed to have made a stop within the study area. These trips were not classified as through trips and account for approximately 11 percent of paired trips.
Figure 9 summarizes the results of the through trip analysis. During the PM peak hour, an estimated 1,840 through trips were identified, representing approximately 44 percent of total trips entering and exiting the Bay Meadows Phase II area.
Figure 8: Average Travel Times by Travel Path (PM Peak Hour)
TO GATEWAY
FROM GATEWAY
O1
Southbound
O2
Northbound
O3
Eastbound
O4
Westbound
O5
Eastbound
O6
Westbound
O1
Northbound 5:30 1:11 2:26 5:20 5:43
O2
Southbound 5:09 4:18 2:32 0:47 1:46
O3
Westbound 0:46 5:38 1:38 - 5:22
O4
Eastbound 2:17 6:01 1:26 - 3:55
O5
Westbound 5:07 1:46 4:34 - 0:59
O6
Eastbound 4:27 2:01 3:32 5:04 0:48
11 Figure 9: Through Trips by Gateway (PM Peak Hour)
O1 O2 O3 O4 O5 O6 TOTAL
NB SB NB SB EB WB EB WB EB WB EB WB
Entering 118 168 168 38 104 324 920
Exiting 172 139 92 83 286 148 920
TOTAL 172 118 168 139 168 92 83 38 104 286 148 324 1,840
Adjusted Trip Generation Results
Screenline counts identified a total of 4,156 trips entering and exiting study area during the PM peak hour. However, not all these trips are associated with Bay Meadows Phase II.
The ALPR analysis determined that approximately 1,840 of these trips were through trips and therefore not generated by Bay Meadows Phase II. In addition, five trips generated by the Event Center were excluded. No trips were generated by the Clean Water project.
After excluding these trips, the remaining trips represent estimated Bay Meadows Phase II trip generation. As shown in Figure 10, the estimated PM peak hour trip generation is 2,311 trips, approximately 80 percent of the short-term threshold of 2,878 trips. This represents a decrease from the prior year (2,454 trips). Bay Meadows Phase II therefore continues to comply with applicable COAs.
Figure 10: Bay Meadows Phase II Trip Generation History (PM Peak Hour) Short-Term
Threshold
Trip Counts
2019 2021 2022 2023 2024 2025
Entering 1,956 2,423 1,949
Exiting 2,119 2,515 2,207
Subtotal 4,075 4,938 4,156
Less Event Center &
Construction Trips -29 -6 -5
Less Through Trips -1,868 -2,478 -1,840
TOTAL 2,878 2,113 2,167 2,995 2,178 2,454 2,311
12 TDM Programs
In addition to monitoring trip generation, the TMA supports implementation of Transportation Demand Management (TDM) programs across member projects. These programs are intended to reduce reliance on single-occupant vehicle travel and support sustainable modes such as transit, walking, bicycling, and ridesharing.
This section summarizes TDM plan requirements, implementation across TMA member projects, and findings from the 2025 TMA member survey.
TDM Plans
Each TMA member's trip reduction thresholds are set on a project-by-project basis during the city's approval process and recorded as Conditions of Approval (COA). Before receiving city approval, each development must submit a TDM Plan prepared by a qualified transportation consultant. These plans estimate how many vehicle trips a project will generate and how many can be reduced through bike, transit, parking management, and amenity programs. Many earlier TDM Plans used URBEMIS (Urban Emissions Model), a California-specific tool that adjusts standard trip generation rates based on local conditions such as land use density and transit access.
These TDM Plans form the basis for each project's trip reduction targets. Figure 11 lists all completed TMA projects, the status of their TDM Plans, and associated trip reduction targets. While the trip generation analysis presented in the previous section focuses on short-term thresholds, TDM plans also include medium- and long-term targets that reflect future development conditions and full buildout of the Corridor Plan area. Short-term targets for most TMA members reflect a 25% reduction from projected net new trips, consistent with the Corridor Plan. Long-term targets are typically higher, as they account for factors beyond the project itself, including Caltrain electrification, increased neighborhood density, expanded bicycle infrastructure, and the completed Hillsdale Station grade separation.
The Delaware Pacific project illustrates the typical process, where a TDM Plan establishes the trip reduction targets and a separate Traffic Analysis documents them. Most TMA member projects follow this same general pattern. Franklin Templeton is a notable exception: its trip reduction requirement was set specifically to mitigate impacts at nearby intersections, resulting in the same target for both short- and long-term periods. Once established at approval, these thresholds serve as the benchmarks against which each member's annual trip counts are measured in this report.
13 Figure 11: TMA Project TDM Plan Status
Project Land Use Quantity TDM Plan
Status
Trip Reduction Threshold
Short Medium Long
400/450 Concar Office 305,715 SF Complete 25% 25%
Azara Apartments 74 DU Complete 25% 40%
Bay Meadows Phase II4
Residential5
Office
Educational
Retail
913 DU
1,011,385 SF
134,345 SF
14,224 SF
Complete 10% 16% 25%
Delaware Pacific /
Delaware Atlantic BMR Apartments 120 DU Complete 30% 47% Franklin Templeton Office 813,683 SF Complete 31% 31%
Mode Apartments 119 DU Complete 25% 40%
Peninsula Station BMR Apartments
Commercial
68 DU
2,698 SF Complete 35% 54%
Station Park Green
Apartments
Office
Retail
599 DU
11,000 SF
26,000 SF
Complete 25% 32%
TDM plans across the projects include a range of strategies designed to reduce reliance on single-occupant vehicle travel. Common program categories (listed from least to most common) include:
• Bicycle Facilities: Secure bicycle parking and supportive amenities • Transit Programs: Subsidized transit passes and shuttle services • Commute Coordination: On-site transportation coordinators and commute resources
• Parking Management: Reserved parking for carpools, vanpools, and/or car share and parking cash-out
• Flexible Work Arrangements: Telework and flexible schedules • Other: Car share programs or partnership, subsidized rideshare (e.g., Uber/Lyft), guaranteed ride home programs
4 Montara Apartments and Nueva School are located within the Bay Meadows Phase II area and subject to its Traffic Management Plan. The Nueva School also has a project- specific transportation management plan that includes additional details related to school operations. 5 Bay Meadows Residential consists of a mix of apartments, townhomes, and single-family homes. 14 TDM Survey Results
In addition to documenting TDM plans, the TMA conducts an annual survey of its members to collect information on transportation programs and services offered to their residents, tenants, and/or employees. The results from the survey are summarized below. See Appendix B for a full report.
The survey was distributed in November 2025, and responses were received from 11 of the 12 completed projects. Franklin Templeton did not submit a response.
Occupancy
Residential occupancy remained high—above 90 percent for all residential projects.
Commercial occupancy decreased at Bay Meadows (from 95 percent in 2024 to 86 percent in 2025). Occupancy at 400/450 Concar also decreased from 80% in 2024 to 53% in 2025 due to the departure of the primary tenant. This drop in occupancy also reflects the significant decrease in vehicle trips observed during the PM peak hour driveway count.
TDM Program Management
Six members reported in-house management; four noted they do not provide formal TDM programming. One indicated that their commercial tenants were responsible for managing their own TDM programs.
TDM Program Implementation
The TDM programs and amenities offered on-site align with what projects committed to in their TDM plans. Figure 12 summarizes the TDM programs and amenities offered across all projects.
• Bike Facilities: Ten members offered secure bicycle storage and/or bicycle racks. A few members provided related features such as bicycle repair, safety education, and shower facilities.
• Transit Programs: Three members offered transit provisions, including subsidized transit passes and an employer shuttle.
• Parking Management: Six members offered electric vehicle (EV) charging stations, which are now required by code. Two members charged for parking, and another two members provided designated carpool/vanpool parking.
• Amenities: Three members offered amenities that support delivery services and another three members provide family supportive amenities.
15 Of the programs offered, members indicated the following being the most effective in reducing drive-alone trips.
• Secure bike storage (5)
• Fully-subsidized transit passes (3)
• EV charging stations (2)
• Bike racks (2)
• Delivery amenities (1)
• Designated carpool/vanpool parking (1)
• Charged parking (1)
• Pedestrian-oriented uses on ground floor (1)
Distribution of TDM Program Information
Members most commonly distribute TDM information through move-in or lease materials (6), email communications (5), and bulletin boards or kiosks (5), with some use of info sessions (3) and minimal use of internal websites (1). Two members indicated they do not distribute TDM information.
TDM Program Performance
Six members tracked performance of their TDM programs – two used parking utilization, and four used program participation. The remaining members do not track performance.
Additional Comments
Bay Meadows Commercial noted that construction work on South Delaware impacted access to their property. Nueva School praised improvements at the Hillsdale Caltrain Station, which improved accessibility for both faculty and students.
Conclusion
The 2025 monitoring results indicate that most TMA member projects continue to operate within their established trip generation thresholds, demonstrating overall compliance with their Conditions of Approval. While a small number of projects exceeded their thresholds, these instances were limited and, in some cases, reflect improvements compared to prior years. Bay Meadows Phase II also remained below its allowable threshold.
TDM program implementation in 2025 remains consistent with prior years and continues to support compliance with project Conditions of Approval, while providing additional context on travel behavior within the Corridor Plan area.
As development within the Corridor Plan area approaches full buildout, the TMA’s role will continue to focus on monitoring performance and supporting ongoing compliance with project requirements.
16 Figure 12: On-Site TDM Programs
Project
Bike Transit Parking Management Amenities
Bike Racks
Secure
Bike
Storage
Bike Repair
Stations Showers Bike Safety
Classes
Subsidized
Transit
Pass
Employer
Shuttle
EV
Charging
Charged
Parking
Carpool/
Vanpool
Parking
Delivery
Amenities
Family-
Supportive
Amenities
Pedestrian
-Oriented
Uses
400/450 Concar
Azara X X X X X X
Bay Meadows
Commercial X X X X X X
Bay Meadows
Residential X X X X X
Delaware Atlantic X X X
Delaware Pacific X X X X
Franklin
Templeton6
Mode X X X X X X
Montara X X X
Nueva School X X X X X X
Peninsula Station X X X X
Station Park
Green X X X
TOTAL 10 9 2 2 1 3 1 6 2 2 3 3 1
6 Franklin Templeton did not complete the 2025 Survey.
A
Appendix A – TMA Information
2025 TMA Membership List
2025 TMA Directors & Officers
2025 TMA Stakeholder Contacts
2025 Meeting Minutes
San Mateo Rail Corridor TMA Membership
(data as of 1/2026)
Member Projects (Approved or Built)
Units to be Built Units Built/Occupied Planned SF Built/Occupied SF Planned SF Built/Occupied SF 400 Concar (Diamond Properties) 95,813
450 Concar (Diamond Properties) 210,115
Azara (Four Corners Properties) 74
Bay Meadows Residential (HOA) 913
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
Delaware Atlantic (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 1,961 331,338 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
Sares Regis (Hayward Park Caltrain) 189
Concar Passage (Brookfield Properties) 1,600 40,000
Wall Street Properties (Saratoga/Yates)
Hillsdale Mall Redevelopment
Total Proposed/Approved 1,853 0 53,978 0 0 0
Grand Total Residential 3,881 Commercial 2,007,985 Educational 134,345 Residential Commercial
Residential Commercial
Educational
Educational
San Mateo Rail Corridor TMA List of Directors (2026)
Project Organization Status Director Alternate
400|450 Concar Diamond Investment Properties General Member Garry Gomez Nida Matias Azara Four Corners Properties General Member Dave Wilbur Bruce Burkard Bay Meadows Wilson Meany General Member Adam Hamilton Diana Singh Delaware Pacific MidPen Housing Corporation General Member Sarah Etheredge Mollie Nabor Delaware Atlantic MidPen Housing Corporation General Member Wendy Yu Mollie Nabor Franklin Templeton Franklin Templeton General Member Vacant Julie Venturi Mode Apartments Sares Regis of Northern California General Member Kyle Deshon Vanessa Smith Montara Bridge Housing General Member James Dunning Nicole Reams Peninsula Station MidPen Housing Corporation General Member Rebecca Cirelli Mollie Nabor Station Park Green Essex Property Trust General Member Rajesh Panchal Carlos Mendoza The Nueva School The Nueva School General Member Steve Osborne Terry Lee City of San Mateo Non-Voting Member Matt Fabry Jay Yu
San Mateo Rail Corridor TMA List of Officers
Director Position Project Term Expires
Sarah Etheredge Chair Delaware Pacific (MidPen) January 2028 Adam Hamilton Vice Chair Bay Meadows (Wilson Meany) January 2028 Kyle Deshon Secretary/Treasurer Mode Apartments (Sares Regis) January 2028 San Mateo Rail Corridor TMA Stakeholder Contact List
As of January 2026
Project Developer/Owner Status Director Director Email Alternate Alternate Email Billing Contacts (if different) 400|450 Concar
450 Concar Drive
Diamond Investment Properties
450 Concar Drive, Suite 100
San Mateo, CA 94402
(650) 776-1281
General Member Garry Gomez
Property Manager [email protected] Nida Matias [email protected] Seabreeze Management Company (residential billing)
Victoria Ellis
[email protected]
Lindsey Elizondo
[email protected]
Azara
1650 S. Delaware
Four Corners Properties
339 S San Antonio Road, Ste 2B
Los Altos, CA 94022
(650) 793-5000
General Member Dave Wilbur
Principal [email protected] Bruce Burkard Founder & Managing Partner [email protected] Bay Meadows
2750 S. Delaware Strret
(multiple addresses)
Wilson Meany
4 Embarcadero, 33rd Floor
San Francisco, CA 94111
(415) 905-5383
General Member Adam Hamilton (Vice Chair)
Project Manager [email protected] Diana Singh (commercial/retail) Portfolio Property Manager [email protected] Emily Lesk (retail billing in residential) [email protected]
Delaware Atlantic
2000 S Delaware Street
MidPen Housing Corporation
303 Vintage Park Drive, Ste 250
Foster City, CA 94404
(650) 356-2915
General Member Wendy Yu
Senior Asset Manager [email protected] Mollie Naber Vice President of Housing Development Strategy [email protected] Delaware Pacific
1990 S Delaware Street
MidPen Housing Corporation
303 Vintage Park Drive, Ste 250
Foster City, CA 94404
(650) 356-2915
General Member Sarah Etheredge (Chair)
Portfolio Manager [email protected] Mollie Naber Vice President of Housing Development Strategy [email protected] Franklin Templeton (Phase 1)
One Franklin Parkway
Franklin Templeton
One Franklin Parkway
San Mateo, CA 94403
(925) 875-2510
General Member Vacant Julie Venturi
Senior Administrative Assistant [email protected] Mode Apartments
2089 Pacific Boulevard
Sares Regis of Northern California
520 S El Camino Real, 2nd Floor
San Mateo, CA 94402
(650) 378-2800
General Member Kyle Deshon (Secretary/Treasurer)
Asset Manager [email protected] Vanessa Smith
Regional Manager [email protected]
Montara
2775 S Delaware
Bridge Housing
600 California Street, Ste 900
San Francisco, CA 94108
(415) 321-4036
General Member James Dunning
Asset Manager [email protected] Nicole Reams
Director of Asset Management [email protected] Connie Tang [email protected]
Peninsula Station
2905 S El Camino Real
MidPen Housing Corporation
303 Vintage Park Drive, Ste 250
Foster City, CA 94404
(650) 356-2915
General Member Rebecca Cirelli
Senior Project Manager [email protected] Mollie Naber Vice President of Housing Development Strategy [email protected] Station Park Green
430 Station Park Circle #100
Essex Property Trust
1000 Park Place, Ste 200
San Mateo, CA 94403
(650) 655-7897
General Member Rajesh Panchal
General Manager [email protected] Carlos Mendoza
General Community Manager [email protected] Belinda Blair [email protected]
The Nueva School
131 E 28th Avenue
The Nueva School
131 E 28th Avenue
San Mateo, CA 94403
(650) 350-4600
General Member Steve Osborne
Director of Facilities & Operations [email protected] Terry Lee Associate Head of School [email protected]
[email protected] (billing address)
Lourdes Garcia (finance/admin)
[email protected]
Prospective Members
Project Developer/Owner Status Director Director Email Alternate Alternate Email Hayward Park
401 Concar Drive
Sares Regis of Northern California
520 S El Camino Real, 2nd Floor
San Mateo, CA 94402
(650) 378-2800
General Member
(pending)
*City Council approved
2022
Hillsdale Terraces
2700 S El Camino Real
Hillsdale Terraces, LLC
159 El Camino Real
Millbrae, CA 94030
General Member
(pending)
*City Council approved
2017
Albert Costa
Architect for developer [email protected] LF George Holdings (developer) Passage
640 Concar Drive
Brian Myers
Nuquest Ventures, LLC
Brookfield Properties (?)
General Member
(pending)
*City Council approved
2020
Brian Myers [email protected] Julie Baigent [email protected]
MINUTES
SAN MATEO RAIL CORRIDOR TMA
General Membership & Board of Directors Meeting
January 27, 2025, 11:00 AM
Online (Zoom)
Present: Adam Hamilton – Wilson Meany (Bay Meadows)
Ali Ghatala – Essex Property Trust (Station Park Green) Carlos Mendoza – Essex Property Trust (Station Park Green) Dave Wilbur – Four Corners Properties (Azara)
Kyle Deshon – Sares Regis (Mode)
Nael Younes – Franklin Templeton
Rebecca Barnes – MidPen Housing (Peninsula Station)
Sarah Etheredge – MidPen Housing (Delaware Pacific)
Steve Osborne – Nueva School
Wendy Yu – MidPen Housing (Delaware Atlantic)
Matt Fabry – City of San Mateo
Staff: John Ford – Commute.org
Guests: Carmen Chen – Commute.org
Absent: 400/450 Concar
Montara
1. Call to Order
• The meeting was called to order by Chair Sarah Etheredge at 11:03 AM.
2. Approvals
• On a motion/second by Nael/Rebecca, the meeting minutes of September 9, 2024, were approved as presented.
3. Project Updates
• Bay Meadows (Adam) shared that Roblox moved into Stations 1 and 5. • Delaware Pacific/Atlantic (Sarah Etheredge) shared that MidPen Housing purchased the neighboring 2000 Delaware in October 2024 and renamed it to Delaware Atlantic.
Wendy Yu joins the TMA as the representative of Delaware Atlantic. • Franklin Templeton (Nael) shared that with Roblox moving to Bay Meadows, SurveyMonkey and Guidewire now occupy Roblox’s space at their property. • All other projects reported status quo conditions since the last meeting in September 2024.
4. City of San Mateo Update
• Matt will provide an updated schedule for the 28
th Avenue Gap Closure project which will
be sent out via email after the meeting.
• The Transportation Planning team is understaffed with two vacant positions. As a result, several major projects such as the Citywide Complete Streets Plan and TDM Ordinance have been put on hold. The city may restructure the Transportation Planning team. • Steve asked about the status for reimplementing parking restrictions in Bay Meadows.
Matt said the City is conducting outreach to inform the community about the on-street parking restrictions. Parking citations will not be issued until late February. He also shared that the development agreement for Bay Meadows explicitly prohibits a residential permit parking program.
5. Report from Acting Executive Director (John Ford)
• John reviewed the slate of directors and financial statements for the period ending December 31, 2024. On a motion/second by Nael/Wendy, the slate of directors and statements were accepted as presented.
6. 2024 Counts and Annual Report
• John gave the group an overview of the driveway and cordon counts that were conducted on October 17, 2024, and reviewed the report provided by Hexagon Transportation Consultants who managed the count subconsultant and analyzed count data. • 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 average travel times for each origin/destination pair to determine the number of through trips. • The annual TMA survey was emailed to all members in October 2024. All members, except Delaware Atlantic, completed the survey. Delaware Atlantic did not complete the survey due to a change in ownership at the time. All other responses will be included in the 2024 Annual Report.
• Matt asked when the TMA will present the 2024 report to the Sustainability & Infrastructure Commission. John replied that the target is April or May. • Matt shared that Katherine Sheehan is the new Deputy Director of Public Works and may attend a future TMA meeting.
• Dave requested that the report be shared. John replied that the report will be shared post-meeting via email.
7. New Business
• Budget/Dues Discussion and Approval
o John presented a draft budget for 2025 which included expenditures for the consultant’s production of the 2024 annual report (Krupka proposal), estimated costs for 2025 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 2025.
o John reminded the Board of the approved 3% annual increase, which is reflected in the draft budget.
o John shared the proposal from Krupka Consulting for creating the 2024 Annual Report. The proposed cost is $9,500, reflecting a $2,500 decrease from the previous year due to a reduction in analysis work needed since the count consultant was able to provide a more complete analysis with the 2024 count. o The 2025 budget estimates Hexagon’s work at $27,500, reflecting a 10% increase from the 2024 cost to account for a buffer.
o The proposed budget would result in a $1,203 surplus and leave reserves of approximately $51,000 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/Ali, the 2025 budget, dues, and Proposal for Consultant Services from Paul Krupka was approved as presented. Dues for 2025 were set as follows:
Dues Category 2025 Rate
Residential rate per unit $ 6.37
Commercial rate per rentable square foot $ 0.0240
Educational rate per square foot of buildings $ 0.0079
• No other new business was discussed.
8. Adjournment
• The meeting adjourned at 11:43 AM.
MINUTES
SAN MATEO RAIL CORRIDOR TMA
Board of Directors Meeting
May 12, 2025, 11:00 AM
Online (Microsoft Teams)
Present: Adam Hamilton – Wilson Meany (Bay Meadows)
Steve Osborne – Nueva School
David Wilbur – Four Corners Properties (Azara)
Wendy Yu -- MidPen Housing (Delaware Atlantic)
Sarah Etheredge – MidPen Housing (Delaware Pacific/Peninsula Station) Nael Younes – Franklin Templeton
Carlos Mendoza – Essex (Station Park Green)
Kyle Deshon – Bridge Housing (Mode)
Connie Tang -- Bridge Housing (Montara)
Staff: John Ford – Commute.org
Guests: Jay Yu – City of San Mateo
Nikki Chan – City of San Mateo
Carmen Chen – Commute.org
Absent: 400/450 Concar
1. Call to Order
• The meeting was called to order by TMA Chair Sarah Etheredge at 11:02 AM.
2. Review & Approvals
• On a motion/second by Wendy/Nael, the meeting minutes of January 27, 2025, were approved as presented.
3. Project Updates
• All projects reported status quo conditions since the last meeting in January 2025.
4. City of San Mateo Update
• Jay provided an update on the Delaware Street Safe Routes to School Corridor Bicycle Improvements Project. The project includes the construction of a protected bike corridor and the removal of one travel lane on Delaware Street (from Bermuda to 25th Ave). Staff recently presented to the City Council for input and are moving forward with 100% design. The contract will be awarded in Fall 2025 to begin construction. • The 28th Avenue Gap Closure Project is at 30% design. The project will create a transit hub with the addition of a bus boarding island and protected bike lane, and intersection improvements across El Camino Rea. The community has raised concerns about the potential removal of a travel lane in each direction.
o Adam asked if there was a project webpage. Nikki provided a link (https://www.cityofsanmateo.org/4697/28th-AveHillsdale-Caltrain-Station-Bicyc) to the project and specified that the city is moving forward with Alternative C.
5. Report from Acting Executive Director (John Ford)
• John shared that he had not yet received the April bank statement and recommended that the Board hold off on approvals until the next meeting in September. He did review the current year's financial status which is tracking to budget. • John provided administrative updates which included insurance renewals and tax filings.
Tax filings required more effort this year due to the TMA’s taxable income exceeding $50,000, which necessitates more complex state and federal filings.
6. New Business
• 2024 Annual Report
o John shared a draft presentation for the 2024 Annual Report that will be given to the City’s Sustainability & Infrastructure Commission (S&I Commission). The presentation is tentatively scheduled for July.
o The annual report was compiled by Krupka Consulting and includes findings from driveway and cordon counts conducted on October 17th by Hexagon Transportation Consultants, and the annual TMA survey.
▪ Adam inquired if the survey results were weighted by project size and John replied that they were not.
o The counts showed that Bay Meadows was below its short-term trips threshold. o Delaware Pacific/Delaware Atlantic were above their short-term threshold. All other projects were below their short-term threshold.
o The TMA will ask the S&I Commission to accept the report and move it to the city council for final acceptance.
o Dave commented that vehicle ownership and parking utilization is lower due to increased use of food and delivery services such as Amazon and Uber. He inquired if the driveway counts distinguish such trips separately. ▪ John replied that they are treated the same as other trips and counted in driveway counts.
▪ Jay stated that commissioners might want to compare trip counts across a longer period, such as three years, and recommended that the report and presentation show more than two years.
▪ John shared that in the past, the S&I Commission was not interested in offering concessions for delivery and ride hailing trips. ▪ Sarah asked for an update on the Citywide TDM Ordinance. Jay responded that the work on the ordinance was postponed and will resume in the next fiscal year.
• Counts/Annual Report 2025
o John shared that the TMA hopes to continue contracting with Hexagon Transportation Consultants for the 2025 driveway and cordon counts. Counts will be conducted in October and will avoid the Fall break observed by the San Mateo-Foster City School District.
o Adam asked to be notified regarding potential dates so as not to overlap with Roblox Hackfest.
• No other new business was reported.
7. Adjournment
• The meeting adjourned at 11:47 AM.
MINUTES
SAN MATEO RAIL CORRIDOR TMA
Board of Directors Meeting
September 15, 2025, 11:00 AM
Online (Zoom)
Present: Adam Hamilton – Wilson Meany (Bay Meadows)
David Wilbur – Four Corners Properties (Azara)
Wendy Yu – MidPen Housing (Delaware Atlantic)
Sarah Etheredge – MidPen Housing (Delaware Pacific/Peninsula Station) Ali Ghatala – Essex (Station Park Green)
Kyle Deshon – Bridge Housing (Mode) Sares Regis
Matt Fabry – City of San Mateo
Jay Yu – City of San Mateo
Absent: 400/450 Concar
Franklin Templeton
Montara
Nueva School
Staff: John Ford – Commute.org
Guests: Carmen Chen – Commute.org
1. Call to Order
• The meeting was called to order by TMA Chair Sarah Etheredge at 11:03 AM.
2. Review & Approvals
• On a motion/second by Adam/Ali, the meeting minutes of May 12, 2025, were approved as presented.
3. Project Updates
• Bay Meadows (Adam) shared that a new mediterranean restaurant recently opened and The Breakfast Club and a juice bar will open in early October. • All remaining projects reported status quo conditions since the last meeting in May 2025.
4. City of San Mateo Update
• Jay provided an update on the Delaware Street Safe Routes to School Corridor Bicycle Improvements Project. The project includes the construction of bike facilities on Delaware Street (from 19th to Pacific Ave). The City is looking to award the construction contract after City Council approval in November. Jay shared that the City Council opted to retain two vehicle travel lanes in each direction from Bermuda Dr to Saratoga Dr, which would result in the removal of 12 parking spaces on the Eastside of Delaware to facilitate additional width needed for the travel lanes. As a result, a portion of Pacific Blvd will have angled parking to replace some of the spaces that will be removed.
o Adam asked how bike lane will be accommodated. Jay replied that aside from the portion from 28th Ave to Pacific Blvd would be a bike boulevard, the remainder of the project area would be a Class IV protected bike lane. o Matt shared that the City will discourage delivery trucks parking in bike lanes by notifying Amazon and UPS to park in driveways instead of bike lanes. A loading zone will also be installed near the Mode Apartments to alleviate this issue. • The 19th Ave Fashion Island Multimodal Complete Street Project will include a Class IV bike facility from Pacific Blvd to Mariners Blvd. The City is also looking into relieving congestion during the PM Peak at eastbound 19th Avenue. Design will be complete in spring 2026.
• The 28th Avenue Gap Closure Project is on pause due to staffing shortage. The City is planning to restart outreach in October. The project will create a transit hub with the addition of a bus boarding island and protected bike lane, and intersection improvements across El Camino Real.
• Jay also shared that the long-term thresholds for Bay Meadows is dependent on the completion of MU2 and MU3.
o Adam shared that he is hopeful for the completion of those two buildings, but there is no definitive timeline.
5. Report from Acting Executive Director (John Ford)
• John reviewed the financial statements for the period ending August 31, 2025. On a motion/second by Wendy/Kyle, the statements were accepted as presented. • John provided administrative updates which included SOI filing and tax preparation for 2025.
6. New Business
• Annual Report Presentation to SIC
o John reviewed the presentation of the Annual Report shared at the Sustainability & Infrastructure Committee (SIC) meeting on September 10, 2025. The SIC recommended City Council to accept the report as presented. The SIC was also interested in opportunities to survey tenants. John shared that tenant surveys are not required for TMA members.
o Adam asked for a copy of the Bay Meadows Residential response on the Annual TMA Survey. Carmen will provide a copy.
o Matt added that SIC is interested in which TDM measures are effective in reducing trips, which will help inform the creation of a Citywide TDM Ordinance, which is currently on hold due to staffing shortages.
o Jay shared that that SIC was pleased with Delaware Atlantic providing SamTrans Way2Go passes to residents.
• Counts/Annual Report 2025
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 2025 counts, which was the same as last year.
o Adam asked if there were any upcoming events at the park that may affect counts.
Jay will check with the Parks & Recreation Department for potential conflicts.
o On a motion/second by Adam/Ali, the proposal from Hexagon was unanimously accepted as presented. The board instructed John to proceed with contracting Hexagon for the project.
• Election of Secretary/Treasurer
o John shared that with Nael leaving Franklin Templeton, there is a vacant position for the Secretary/Treasurer.
o Kyle volunteered to be the new Secretary/Treasurer.
o On a motion and second by Adam/Wendy, Kyle Deshon was unanimously approved as the new Secretary/Treasurer.
• Meeting Dates for 2026
o John shared the calendar for meetings in 2026. The next meeting will be on Monday, January 26, 2026. John will distribute the meeting calendars via Outlook invitation.
• No other new business was discussed.
8. Adjournment
• The meeting adjourned at 11:50 AM.
B
Appendix B – TMA Count Study
Memorandum
Date: November 14, 2025
To: Mr. John Ford, San Mateo Rail Corridor TMA
From: Kai-Ling Kuo, Ollie Zhou
Subject: 2025 Annual Counts for the San Mateo Rail Corridor TMA Hexagon Transportation Consultants, Inc. has completed the 2025 annual count analysis for the San Mateo Rail Corridor TMA. The purpose of the traffic counts is to determine the trip generation for seven developments in the TMA and the trip generation for the Bay Meadows Phase II. As part of the conditions of approval, the developments in the Rail Corridor/Bay Meadows area are required to conduct annual PM peak-hour trip monitoring based on cordon counts for the Bay Meadows Phase II and driveway counts for the rest of the developments in the TMA. This memorandum summarizes the data analysis and findings for the traffic counts.
Data Collection
For the seven developments in the TMA, trip generation/driveway counts during 4-6 PM on October 15, 2025 for the following sites:
• Peninsula Station – 2901 S. El Camino Real. (D1, D2)
• Delaware Pacific/Delaware Atlantic – 1990 & 2000 S. Delaware St. (D3, D4, D5, D6) • Mode by Alta – 2089 Pacific Blvd. (D7)
• 400/450 Concar – 400 & 450 Concar Dr. (D8, D9)
• Station Park Green – 430 Station Park Circle (D10, D11, D12). D12 should be placed on G
arvey Way south of an adjacent garage entrance on the east side of Garvey Way, so it does
n’t count the trips to the garage.
• Azara – 1650 S. Delaware Street (D13)
• Franklin Templeton (D14, D15, D16, D17)
D# represents the driveway count location associated with each site (see Figure 1).
For the Bay Meadows Phase II developments, cordon counts were collected at six gateway locations (C1 to C6 shown in Figure 2) during 4-6 PM on October 16, 2025. Additionally, driveway counts were collected for the Event Center parking lot and the Clean Water project construction driveway (D18 and D19 on Figure 2) because trips associated with these two sites are not part of the Bay Meadows Phase II developments and should be subtracted from the gateway cordon counts.
The gateway cordon counts include both screenline and ALPR (automated license plate recognition) counts. Screenline counts can accurately capture all vehicles entering and exiting the gateways and are used to identify the peak hour for the gateway traffic. Once the peak hour is identified (5 PM to 6PM), ALPR counts were used to develop the origin-destination (through trip) matrix for the peak hour. The screenline counts are used to estimate the number of total trips entering and exiting the Bay Meadows Phase II area, while the ALPR counts are used to estimate the through trips that are not associated with the Bay Meadows Phase II developments. 2025 Annual Counts for the San Mateo Rail Corridor TMA November 14, 2025 Page | 2
Through trips and the trips from the Event Center parking lot and the Clean Water project construction site are then subtracted from the total trips to derive the trip generation for the Bay Meadows Phase II developments.
Based on the total gateway counts, the ALPR counts (4,056 vehicles) captured about 98% of screenline counts (4,156 vehicles) during 5 PM to 6 PM.
Figure 1
TMA Developments Count Locations
2025 Annual Counts for the San Mateo Rail Corridor TMA November 14, 2025 Page | 3
Figure 2
Bay Meadows Phase II Count Locations
TMA Trip Generation
Table 1 shows the peak-hour trip generation for each TMA site and the comparison to the trip reduction goal, and Table 2 summarizes trip generation history for the developments. The 2025 counts show that the Delaware Pacific and Delaware Atlantic site generated 56 PM peak-hour vehicle trips, which exceeds by 4 trips the short-term threshold of 52 peak hour vehicle trips. The development has only met the threshold once since 2016.
2025 Annual Counts for the San Mateo Rail Corridor TMA November 14, 2025 Page | 4
The Azara site generated 27 PM peak-hour vehicle trips, which exceeds by 2 trips the short-term threshold of 25 peak hour vehicle trips. This is the first time the development exceeded the threshold.
The 400/500 Concar site generated 26 PM peak-hour vehicle trips, compared to 211 PM peak- hour vehicle trips in 2024. The drop
in trips is due to the primary tenant no longer occupying the buil
ding.
Table 1
2025 TM
A Trip Generation
T
able 2
TMA Trip Generation History
Bay Meadows Phase II Trip Generation
PM peak-hour trip generation for the Bay Meadows Phase II area is estimated based on the gateway cordon counts, which include both screenline and ALPR counts. Screenline counts are used to estimate the total number of total trips entering and exiting the Bay Meadows Phase II % Trip
Threshold % Trip
Threshold
Peninsula Station BMR Apartments
Commercial
68 2,698
DU
SF 61 35% 40 54% 28 26
Delaware Pacific
Delaware Atlantic
BMR Apartments
BMR Apartments
60 60
DU
DU 74 30% 52 47% 39 56
Mode Apartments 119 DU 69 25% 52 40% 41 34
400/450 Concar Office 305,715 SF 484 25% 363 25% 363 26 Station Park Green
Apartments
Office
Retail
599
11,000
26,000
DU
SF
SF
450 25% 338 32% 306 235
Franklin Templeton Office 813,683 SF 833
(Note 1) 31% 575 31% 575 247
Azara Apartments 74 DU 33 25% 25 40% 20 27
Note 1
Long-Term Trip
Reduction Goal 2025 Counted
Trip Generation
(PM Peak)
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 Quantity Units
ITE Trip
Generation
(PM Peak)
Short-Term Trip
Reduction Goal
2013 2014 2015 2016 2017 2018 2019 2021 2022 2023 2024 2025 Peninsula Station 40 31 28 19 34 29 32 25 36 36 35 35 26 Delaware Pacific
Delaware Atlantic 52 N/A 22 20 67 58 71 51 58 67 57 67 56 Mode 52 N/A N/A 30 35 25 32 37 41 33 31 31 34
400/450 Concar 363 N/A N/A N/A N/A 101 105 186 26 108 202 211 26 Station Park Green 338 N/A N/A N/A N/A N/A 71 144 148 249 244 277 235 Franklin Templeton 575 N/A N/A N/A N/A N/A N/A 388 143 326 484 307 247 Azara 25 N/A N/A N/A N/A N/A N/A N/A 8 25 25 24 27
Project
Short-Term
Trip Threshold
(PM Peak)
Counted Trip Generation (PM Peak Hour)
2025 Annual Counts for the San Mateo Rail Corridor TMA November 14, 2025 Page | 5
area, while the ALPR counts are used to estimate the through trips that are not associated with the Bay Meadows Phase II developments.
Additionally, driveway counts were collected for the Event Center parking lot and the Clean Water project construction driveway because trips associated with these two sites are not part of the Bay Meadows Phase II developments.
Through trips and the trips from the Event Center parking lot and the Clean Water project construction site are then subtracted from the total trips to derive the trip generation for the Bay Meadows Phase II developments.
Total Trips
The cordon counts show a total of 4,156 trips entering and existing the Bay Meadows Phase II area during the PM peak hour (see Table 3). The peak-hour counts were 53% of the PM period counts.
Table 3
Peak-Hour Cordon Counts by Gateway
O
f these total counts, 5 trips were generated by the Event Center parking lot (D18) with no trips generated by the Clean Water project construction site (D19).
Through Trips
To estimate and validate the through trips from the ALPR counts, the travel time for each vehicle traveling between the gateways was examined. With the comparison of the travel time for all vehicles traveling between each O-D pair, the vehicles that have a longer travel time between the gateways were assumed to make a stop or new trip within this time frame and were excluded from the through trip counts. As a result, approximately 11% of O-D trips are not considered as through trips. Table 4 shows the average travel time for the through trips between the gateways. Based on the travel time for these through trips, the maximum travel time for most O-D pairs are about 1 to 2 minutes longer than the average ravel time, depending on the distance of the O-D gateways and number of traffic signals along the routes. It is unlikely for a vehicle to make a stop or new trip within this time frame.
For the O-D pair without average travel time shown in Table 4, there was no through trip traveling between the gateways.
O1
Northbound
O1
Southbound
O2
Northbound
O2
Southbound
O3
Eastbound
O3
Westbound
O4
Eastbound
O4
Westbound
O5
Eastbound
O5
Westbound
O6
Eastbound
O6
Westbound TOTAL
Entering
Study Area 266 289 357 159 287 591 1,949
Leaving
Study Area 531 278 255 234 470 439 2,207
TOTAL 531 266 289 278 357 255 234 159 287 470 439 591 4,156 CORDON COUNTS BY GATEWAY (PM Peak Hour Vehicle Trips)
Gateway
2025 Annual Counts for the San Mateo Rail Corridor TMA November 14, 2025 Page | 6
Table 4
Average Travel Times by Travel Path (PM Peak Hour)
Tabl
e 5 shows the peak-hour through trip matrix, and Table 6 summarizes the peak-hour through trips by gateway.
Because the ALPR counts were 98% of screenline counts, to match the screenline counts, the through trips from the ALPR counts were factored upwards by 2.5%. The adjusted through trip estimate is 1,840 through trips during the PM peak hour. The through trips were approximately 44% of the total trips.
Table 5
Peak-Hour Through Trip Matrix
O1
Southbound
O2
Northbound
O3
Eastbound
O4
Westbound
O5
Eastbound
O6
Westbound
O1
Northbound 5:30 1:11 2:26 5:20 5:43
O2
Southbound 5:09 4:18 2:32 0:47 1:46
O3
Westbound 0:46 5:38 1:38 - 5:22
O4
Eastbound 2:17 6:01 1:26 - 3:55
O5
Westbound 5:07 1:46 4:34 - 0:59
O6
Eastbound 4:27 2:01 3:32 5:04 0:48
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 Total
O1
Northbound 85 68 5 9 5 172
O2
Southbound 47 9 1 4 78 139
O3
Westbound 35 21 30 0 6 92
O4
Eastbound 11 4 66 0 2 83
O5
Westbound 14 25 14 0 233 286
O6
Eastbound 11 33 11 2 91 148
Total 118 168 168 38 104 324 920
Peak-Hour OD/Through Trips, adjusted with a Screenline to ALPR Ratio (1.025) To Gateway
From Gateway
2025 Annual Counts for the San Mateo Rail Corridor TMA November 14, 2025 Page | 7
Table 6
Peak-Hour Through Trips by Gateway
P
eak-Hour Trip Generation
The derivation of Study Area trip generation is summarized below.
Trips ENTERING: 1,949
Trips LEAVING: 2,207
Subtotal TRIP ENDS: 4,156
Less Construction/Event Center TRIP ENDS: -5
Less THROUGH TRIP’S TRIP ENDS: -1,840
TRIP GENERATION: 2,311
Trip Threshold: 2,878
The current peak-hour trip generation value is approximately 80% of the maximum trip threshold (2,878 PM peak-hour vehicle trips) allowed under the COA for the mid-term stage.
Table 7 summarizes trip generation history for the Bay Meadows Phase II area.
Table 7
Bay Meadows Phase II Trip Generation History
O1
Northbound
O1
Southbound
O2
Northbound
O2
Southbound
O3
Eastbound
O3
Westbound
O4
Eastbound
O4
Westbound
O5
Eastbound
O5
Westbound
O6
Eastbound
O6
Westbound TOTAL
Entering
Study Area 118 168 168 38 104 324 920
Leaving
Study Area 172 139 92 83 286 148 920
TOTAL 172 118 168 139 168 92 83 38 104 286 148 324 1,840 PM Peak Hour Through Trips by Gateway
Gateway
2019 2021 2022 2023 2024 2025
Trips ENTERING 1,956 2,423 1,949
Trips LEAVING 2,119 2,515 2,207
Subtotal TRIPS 4,075 4,938 4,156
Less Event and Construction TRIPS -29 -6 -5
Less THROUGH TRIPS -1,868 -2,478 -1,840
TRIP GENERATION 2,113 (a) 2,167 (a) 2,995 (a) 2,178 2,454 2,311 Trip Threshold
Year
2,878
PM Peak Hour Cordon Counts
(a) Based on the trips reported in the 2001 and 2002 Annual TMA Reports.
C
Appendix C – 2025 Member Survey
2025 San Mateo Rail Corridor TMA Survey
1 / 22
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
11 responses
Please select the project site you are completing this survey for. If you manage multiple sites listed below, you will need to complete a separate survey for each site.
Q1
11 1
11 1
11 1
11 1
11 1
11 1
11 1
11 1
11 1
11 1
11 1
400/450 Concar
Azara
Bay Meadows Commercial
(Office and Retail)
Bay Meadows Residential
Delaware Atlantic (MidPen
Housing)
Delaware Pacific (MidPen
Housing)
Mode Apartments
Montara
Nueva School
Peninsula Station (MidPen
Housing)
Station Park Green
0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1
2025 San Mateo Rail Corridor TMA Survey
4 / 22
Q3 Estimate the average number of faculty and staff that are on-site on anormal school day.
Answered: 1 Skipped: 10
# RESPONSES DATE
1 100 12/18/2025 8:54 AM
2025 San Mateo Rail Corridor TMA Survey
5 / 22
Q4 Estimate the number of students that are on-site on a normal schoolday.
Answered: 1 Skipped: 10
# RESPONSES DATE
1 450 12/18/2025 8:54 AM
2025 San Mateo Rail Corridor TMA Survey
6 / 22
Q5 Approximately how many adults currently reside at the property? Answered: 8 Skipped: 3
# RESPONSES DATE
1 161 12/2/2025 5:18 PM
2 117 12/2/2025 5:02 PM
3 123 12/2/2025 4:48 PM
4 100 12/2/2025 10:57 AM
5 193 11/25/2025 11:22 AM
6 886 11/24/2025 1:31 PM
7 140 11/24/2025 11:35 AM
8 650 11/20/2025 2:28 PM
2025 San Mateo Rail Corridor TMA Survey
7 / 22
# DATE
1 97 12/2/2025 5:18 PM
2 96 12/2/2025 5:02 PM
3 98 12/2/2025 4:48 PM
4 91 12/2/2025 10:57 AM
5 96 11/25/2025 11:22 AM
6 98 11/24/2025 1:31 PM
7 90 11/24/2025 11:35 AM
8 95 11/20/2025 2:28 PM
8 responses
Estimate the occupancy (in percentage terms) of your property in October 2025.
Q6
9595 95
0 10 20 30 40 50 60 70 80 90 100
2025 San Mateo Rail Corridor TMA Survey
8 / 22
# DATE
1 53 6/30/2026 2:42 PM
2 86 12/10/2025 10:48 AM
2 responses
Estimate the occupancy (in percentage terms) of your property in October 2025.
Q7
7070 70
0 10 20 30 40 50 60 70 80 90 100
2025 San Mateo Rail Corridor TMA Survey
9 / 22
Q8 Estimate the average number of on-site employees/contractors on aweekday.
Answered: 2 Skipped: 9
# RESPONSES DATE
1 4 6/30/2026 2:42 PM
2 3100 12/10/2025 10:48 AM
2025 San Mateo Rail Corridor TMA Survey
10 / 22
Q9 Please provide a list of the tenants located at your property.
Answered: 2 Skipped: 9
# RESPONSES DATE
1 400 - WeWork / 450 - Snowflake, but building is empty 6/30/2026 2:42 PM 2 Roblox, Biograph, Upstart, Freshworks, Newmark, One Medical, Breakfast Club, sidewalk juice, Bahche, Enara Health, Clayroom, Basecamp Fitness 12/10/2025 10:48 AM
2025 San Mateo Rail Corridor TMA Survey
11 / 22
# OTHER (PLEASE SPECIFY) DATE
1 Tenant have their own programs and pay into the Project's TMA fees 12/10/2025 10:50 AM 11 responses
Who manages your TDM programs and activities? (Select all that apply) Q10
66 6
44 4
11 1
In-house staff
We do not provide TDM
programming
Other (please specify)
0 1 2 3 4 5 6 7 8 9 10
Answer Choices Percentage Responses
In-house staff 55% 6
We do not provide TDM programming 36% 4
Other (please specify) 9% 1
Total 11
2025 San Mateo Rail Corridor TMA Survey
14 / 22
11 responses
Which of the following TDM programs and amenities do you offer? (Select all that apply).
Q12
1010 10
99 9
66 6
33 3
33 3
33 3
22 2
22 2
22 2
22 2
22 2
11 1
11 1
11 1
11 1
Bike racks
Secure bike storage
EV charging stations
Fully-subsidized transit
pass
Family supportive
amenities
Delivery amenities
Other (please specify)
Charged parking
Designated
carpool/vanpool parking
Shower facilities
Bike repair/fix-it station(s)
We do not offer any TDM
program/amenities
Employer-sponsored
shuttle
Pedestrian-oriented uses
on ground floor
Bike safety education
classes
0 1 2 3 4 5 6 7 8 9 10
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# OTHER (PLEASE SPECIFY) DATE
1 Transit screen 12/2/2025 5:10 PM
2 Transit screen 12/2/2025 4:54 PM
Answer Choices Percentage ResponsesAnswer Choices Percentage Responses Bike racks 91% 10
Secure bike storage 82% 9
EV charging stations 55% 6
Fully-subsidized transit pass 27% 3
Family supportive amenities 27% 3
Delivery amenities 27% 3
Other (please specify) 18% 2
Charged parking 18% 2
Designated carpool/vanpool parking 18% 2
Shower facilities 18% 2
Bike repair/fix-it station(s) 18% 2
We do not offer any TDM program/amenities 9% 1
Employer-sponsored shuttle 9% 1
Pedestrian-oriented uses on ground floor 9% 1
Bike safety education classes 9% 1
Total 48
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11 responses
Of the programs offered, which do you feel are the most effective in reducing drive- alone trips? (Please select up to three programs)
Q13
55 5
33 3
22 2
22 2
11 1
11 1
11 1
11 1
11 1
Secure bike storage
Fully-subsidized transit
pass
EV charging stations
Bike racks
We do not offer any TDM
program/amenities
Pedestrian-oriented uses
on ground floor
Charged parking
Designated
carpool/vanpool parking
Delivery amenities
0 1 2 3 4 5 6 7 8 9 10
Answer Choices Percentage Responses
Secure bike storage 45% 5
Fully-subsidized transit pass 27% 3
EV charging stations 18% 2
Bike racks 18% 2
We do not offer any TDM program/amenities 9% 1
Pedestrian-oriented uses on ground floor 9% 1
Total 17
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Answer Choices Percentage Responses
Charged parking 9% 1
Designated carpool/vanpool parking 9% 1
Delivery amenities 9% 1
Total 17
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Q14 If there are TDM programs you would like to learn more about, pleaselist them below.
Answered: 1 Skipped: 10
# RESPONSES DATE
1 Any known providers of bake safety or bike education classes would be great. Our previous vendor is no longer offering the program.
11/25/2025 11:25 AM
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# OTHER (PLEASE SPECIFY) DATE
There are no responses.
11 responses
How do you distribute information on TDM programs to your tenants, residents, and/or employees? (Select all that apply)
Q15
66 6
55 5 55 5
33 3
22 2
11 1
0 1
2 3
4 5
6 7
8 9
10 Move-
in/enrollment/lease
packets
Bulletin
boards/information
kiosks
Email
communications
Info sessions (e.g.
"lunch and learns",
orientations, etc.)
We do
not distribute
information on TDM
programs
Internal website
Answer Choices Percentage Responses
Move-in/enrollment/lease packets 55% 6
Bulletin boards/information kiosks 45% 5
Email communications 45% 5
Info sessions (e.g. "lunch and learns", orientations, etc.) 27% 3 We do not distribute information on TDM programs 18% 2
Internal website 9% 1
Total 22
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# OTHER (PLEASE SPECIFY) DATE
There are no responses.
11 responses
What metrics do you use to track performance of your TDM programs? (Select all that apply)
Q16
66 6
44 4
22 2
Performance is not
currently tracked
Program participation
Parking utilization
0 1 2 3 4 5 6 7 8 9 10
Answer Choices Percentage Responses
Performance is not currently tracked 55% 6
Program participation 36% 4
Parking utilization 18% 2
Total 12
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Q17 Please describe any construction/roadway work that may haveimpacted access to your property in 2025.
Answered: 5 Skipped: 6
# RESPONSES DATE
1 28th Ave train station has had a significantly improvement in the accessibility for both faculty and students, allowing everyone to reach the school much more quickly and efficiently. This positive change has enhanced our daily routines and contributed to a better overall experience for everyone involved.
12/18/2025 9:06 AM
2 City of San Mateo sewer project on S, Delaware caused a lot of traffic jams 12/10/2025 10:53 AM 3 n/a 12/2/2025 11:05 AM
4 No known impacts in 2025 11/25/2025 11:26 AM
5 N/A 11/20/2025 2:30 PM
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Q18 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: 6 Skipped: 5
# RESPONSES DATE
1 I believe that implementing safety measures such as improved signage, better lighting, and designated crosswalks would greatly enhance the safety of pedestrians in this area. 12/18/2025 9:06 AM
2 In addition to the 161 adults, there are 44 residents 17 and under at the property. 12/2/2025 5:22 PM 3 In addition to the 117 adults, there are also 32 residents 17 and under at the property. We also completed a resident survey in 2025 to collect information on mode of transportation and interest in transit passes.
12/2/2025 5:14 PM
4 In addition to the 123 adults, there are also 50 residents 17 or under who live at the property. 12/2/2025 4:59 PM 5 n/a 12/2/2025 11:05 AM
6 N/A 11/20/2025 2:30 PM