Measure Y and Affordable Housing: Time for a Change
For years, Measure Y has been a pivotal policy shaping housing development in San Mateo. While it succeeded in preserving the character of the community by limiting building heights and densities, it has also significantly hindered the city’s ability to meet its affordable housing goals. Under Measure Y's zoning , San Mateo has consistently fallen short of its affordable housing production targets, with the average production rate well below what is needed to address the current housing crisis.
On average, under Measure Y zoning, San Mateo has produced on average 140 housing units per year over the past 14 years. Even in 2023, when the need for affordable housing was more urgent than ever, only 122 housing units were completed. These numbers make it clear that the current zoning restrictions are not adequate to meet the city's housing needs, particularly when it comes to affordable units.
San Mateo’s inability to hit its affordable housing goals is directly related to the restrictions Measure Y retained from Measure P, which was a rollover from the 1991 Measure H. So, in 2020, voters were asked to retain 29 year housing policy. Now in 2024, voters are being asked to amend 33 year old housing policy so San Mateans can properly address the challenges and future that are before us.
While Measure Y was designed to manage growth and protect the city’s character, it has inadvertently created an environment where affordable housing development could not easily be built at scale due to the severe limitations on density of units per acre. The trailing impact leaves many essential workers - teachers, healthcare providers, and service employees - without the option to live where they work, and it contributes to long commutes, increased traffic, and environmental strain.
That’s where Measure T comes into play. While some worry that Measure T will drastically change San Mateo’s zoning landscape, it’s important to recognize that 75% of the city will remain unchanged in terms of zoning levels, preserving the aspects of San Mateo that residents value. Additionally, another 15% of the city consists of undevelopable spaces—such as parks, streets, and waterways—further reducing the potential for overdevelopment.
Even with these limitations, Measure T provides an opportunity to significantly increase the output of affordable housing in San Mateo. By slightly adjusting zoning in key transit-oriented areas, Measure T will allow for more housing development, particularly near public transportation hubs. This smart-growth approach ensures that new housing is built where it makes the most sense—reducing the reliance on cars, cutting down on traffic, and minimizing environmental impact.
The core of Measure T’s vision is that we can address the affordable housing crisis without sacrificing the community’s character. It builds on the lessons learned under Measure Y and offers a balanced path forward, where growth is managed thoughtfully, and housing is developed in a way that serves the needs of all residents.
San Mateo is a thriving city, but to remain so, it must adapt. Measure Y played its part in controlling rapid growth, but now it’s time to focus on the future. Measure T will help San Mateo meet its housing goals while protecting what makes the city special. If we want a vibrant, inclusive community, it’s time to increase affordable housing production in a way that works for everyone.
Read Next: 10 Reasons to Vote Yes on Measure T
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