The City of San Mateo's Below Market Rate (BMR) Inclusionary Housing Program is a thoughtful approach to ensuring housing remains accessible to people from all income levels. By requiring that new residential developments with 11 or more units set aside a percentage of homes as affordable, the program seeks to balance the creation of diverse, inclusive communities. Additionally, all new developments of 10 units or lower are required to pay in-lieu fees to contribute to However, the city also understands the importance of not imposing overly restrictive requirements that could stifle the development of much-needed housing. Ensuring that these affordability mandates are fair and workable for developers is crucial to maintaining a steady stream of new housing construction, especially in a region with high demand.
A Balanced Housing Ecosystem
San Mateo’s BMR program focuses on providing housing options for households with low to moderate incomes, defined as those earning between 50% and 120% of the area median income (AMI). For families who don’t qualify for traditional affordable housing programs yet still find themselves priced out of market-rate housing, this program offers a critical lifeline.
Key to the BMR program’s success is its resale restrictions, which ensure that units remain affordable for future buyers. This creates long-term affordability rather than just a one-time solution, supporting ongoing economic diversity in the city.
AB 1505: Restoring Local Control
The 2017 passage of Assembly Bill 1505, or the “Palmer Fix,” gave cities like San Mateo the authority to enforce inclusionary housing requirements for rental developments. Before AB 1505, a court ruling had prevented cities from mandating affordable units in rental housing, severely limiting local governments' ability to meet affordable housing goals.
With AB 1505 in place, San Mateo can now apply its BMR inclusionary program to both rental and ownership developments, creating a more comprehensive and equitable housing landscape. This legislation empowers cities to take control of their own housing futures, mandating that developers contribute to affordability solutions across the board.
Measure T: Strengthening Affordability and Community and Supporting More Affordable Homes in San Mateo
Enter Measure T, a local initiative designed to further San Mateo’s efforts toward balanced growth and affordability. In concert with the City's Below Market Rate Inclusionary Program, more overall affordable units will be created.
In addition to addressing affordability, Measure T supports creating neighborhoods in and around once commercial only zones in San Mateo for a more walkable, sustainable community. It aims to reduce traffic congestion by encouraging the development of higher-density housing near public transit. This kind of strategic urban planning aligns with the city’s long-term goals of sustainability, livability, and community wellbeing.
Ultimately, the combination of the BMR program, the provisions of AB 1505, and the ongoing efforts supported by Measure T positions San Mateo as a model for responsible urban development. These efforts ensure that as the city evolves, it continues to provide affordable housing for those who need it most, while fostering a vibrant, diverse, and welcoming community for future generations.
San Mateo's proactive approach shows how cities can blend affordability, growth, and sustainability in a way that benefits everyone.
Read Next: 10 Reasons to Vote Yes on Measure T
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