Mountain View council backs staff plan to draft citywide Transportation Demand Management ordinance

City of Mountain View staff on Tuesday presented a recommended framework for a citywide Transportation Demand Management (TDM) ordinance and won council concurrence to proceed to a draft ordinance and enforcement language for council review in early 2026.

The study-session presentation by Assistant Public Works Director Allison Boyer and Transportation Planner Ben Pacho outlined applicability, required reductions and monitoring. The proposed screening threshold would apply the ordinance to projects expected to generate about 200 average daily trips (ADT) or more. Small projects would be required to achieve a 30% ADT reduction, medium projects 40% and large projects 50%. Projects located in a transit‑oriented development (TOD) — defined in the framework as within a half‑mile of “high‑quality” transit — would receive a 10% reduction credit against required trip reductions.

The framework describes three policy areas: applicability (which projects must comply), requirements (what metrics and strategies a project must adopt) and monitoring (how the city and partners verify outcomes). Prospective applicants would submit a TDM plan at entitlement; implementation would span entitlement through post‑occupancy monitoring. Projects would submit annual TDM reports to attest to compliance; staff proposes small projects report for three years post‑occupancy, medium projects for 10 years and large projects for 15 years.

The draft toolkit separates strategies into mandatory, core and auxiliary categories. Core strategies (such as employer commuter benefits or unbundled parking) are intended to drive most reductions; auxiliary measures (wayfinding, marketing, guaranteed rides home) are intended to increase effectiveness when paired with core measures. Example reductions per strategy were shown in the toolkit (0–5%, 5–10%, 10+%), and staff said the toolkit will be updated as new technologies or programs emerge.

Council members asked detailed questions about the framework during a lengthy Q&A. Key clarifications from staff included: - The ADT baseline is derived from the ITE (Institute of Transportation Engineers) trip generation methodology; TOD proximity is applied as a separate 10% discount reflecting lower vehicle trip generation observed for transit-proximate projects. - Driveway counts are only one monitoring tool; staff said annual travel surveys, driveway counts, curbside intercept surveys and third‑party data (when available) would be used together. Staff said reports must be prepared by consultants rather than self‑reported by developers. - The ordinance would not be retroactive to projects already entitled, but the city will explore voluntary “opt‑in” participation for entitled projects. - Safe implementation of monitoring was emphasized, with staff proposing standardized report templates and an online reporting system to reduce review time and improve comparability across projects.

Staff also described a role for the Mountain View Transportation Management Association (TMA). Ronnie Hatrip, executive director of the Mountain View TMA, told council the organization supports the ordinance and can assist members with monitoring, shuttle and last‑mile services and a smart commute platform (MVgo). The TMA representatives said they are exploring discounted membership arrangements for 100% affordable housing projects.

Why this matters: Mountain View’s general plan and sustainability goals call for reducing single‑occupant vehicle trips and increasing multimodal travel. Staff told council the ordinance aims to replace a piecemeal project‑by‑project approach with a consistent, transparent citywide policy that sets citywide trip‑reduction targets, standardizes strategy toolkits and creates predictable monitoring and enforcement.

Council direction: Staff asked whether council concurred with the proposed framework and the city’s work plan to bring a draft ordinance and enforcement language back for adoption in early 2026. Council members generally supported the framework while asking staff to further refine monitoring methods, make the toolkit flexible and consider housing element needs (notably parking exemptions and “enhanced” TDM thresholds for residential projects). Mayor and council members asked staff to continue outreach to developers, employers and the TMA and to return with the draft ordinance, enforcement language and related zoning work tied to the housing element schedule.

Staff said they will incorporate council feedback and finish the draft ordinance and enforcement language, with subsequent hearings at the Environmental Planning Commission and City Council expected in late 2025 or early 2026.