 |
Thanks in part to Washington’s Commute Trip Reduction Law, most medium
to large employers provide some form of subsidies to employees to help
them use commuting options. A new target of commute trip reduction efforts
is to find a way to reach the large number of smaller employers situated
together in large office buildings and voluntarily create a similar level
of assistance for those commuters through the property manager.
In 2002, Equity Office Properties at the Bank of America Tower (Seattle’s largest skyscraper with more than 3,500 workers) began offering an innovative package of transportation and parking incentives to its tenants in collaboration with the Downtown Seattle Access Project.
The Downtown Seattle Access Project forged a unique partnership between King County Metro, the City of Seattle, the Downtown Seattle Association, and Equity Office Properties—the building’s owner and manager. The resulting “Bank of America Commute Option Program” made it attractive and feasible for the property owner/manager to extend a level of commuting support typical of a major employer.
In a period of relatively high vacancy rates, a building-wide commute options program helps this high-rise property owner and manager talk about parking and employee transportation options with new tenants. “Without this program, it was a challenge to have a positive conversation about the cost and availability of employee parking,” says Jane Stratton, general manager of Bank of America Tower, Equity Office Properties.
Now, tenants praise their landlord for the chance to pass a full-fledged commuting benefits program along to their employees. Heller Ehrman is big enough to be affected by the CTR Law, but previously did not offer more than discounted bus passes to its staff. The firm has seen a huge increase in Flexcar as well as FlexPass usage after purchasing these programs for its employees. The Area FlexPass program includes Metro and Sound Transit bus and rail service, up to a $65 vanpool fare, and the guaranteed ride home program. Heller Ehrman reports 52% of employees ride the bus—up from 41% prior to offering FlexPass. In addition, eight carpool, seven bike and five walk to work. Heller Ehrman’s Employee Transportation Coordinator Sean Harper says, “The firm wouldn’t have been able to provide this level of commuting subsidy and assistance if Bank of America Tower did not sponsor this program. Our employees have enjoyed the new benefits.”
Since the launch of the Commute Option Program, 17 companies, representing more than 500 employees, have bought FlexPasses. Fourteen of the 17 tenants investing in FlexPasses are companies with fewer than 100 employees. The Tower’s Commute Option Program has made it easier for its CTR-affected tenants to craft trip reduction packages and more attractive for smaller companies who may not have been aware of commute programs.
The incentive package provided to Bank of America Tower tenants includes discounted FlexPasses, Home Free Guarantee, access to three Flexcars in the parking garage, premium, reserved carpool parking and assistance, new bike lockers, and shower availability. FlexPass is offered at no cost to new and renewing tenants the first year, and for one-third of the cost the second and third years. As a result of the incentives, an estimated 106 new transit trips per day have been created and the number of carpools has tripled, increasing from 12 to 34.
A recent enhancement to the building’s program allows commuters who Simply Take Along a Rider to be treated like a S.T.A.R. Launched February 11, the S.T.A.R. Program is now available for carpoolers at the Bank of America Tower. Besides a premium stall reserved until 9:30 daily, S.T.A.R. participants enjoy a year of Flexcar membership plus monthly usage credits, Commuter Bonus Plus vouchers valued to $150 or more, Home Free Guarantee and Metro ridematching.
The Bank of America Tower program has been awarded a King County Earth Heroes Award and an Association of Commuter Transportation Award. Completing its second year, the program is a model for partnerships with property management companies and development of new transportation incentive programs. The Downtown Seattle Access Project team is working with other building managers to implement commute options, including the S.T.A.R. Carpool Parking Program, at a network of locations in downtown Seattle.
For more information about the Downtown Seattle Access Project, call Ref Lindmark, King County Metro, at (206) 684-1104.