Zoning laws have a profound effect on how cities develop, dictating everything from the height of buildings to the density of housing in different neighborhoods. In San Mateo, where housing demand has skyrocketed, zoning regulations like those under Measure H and its successor Measure Y have shaped the city's housing landscape for decades. While zoning laws are designed to protect neighborhood character, they also have significant consequences on housing availability, affordability, and overall urban growth. In this article, we’ll examine how height and density zoning impacts housing, and why balancing these factors is crucial for cities like San Mateo.
Measure Y’s Restrictive Zoning in San Mateo
San Mateo’s Measure Y, passed in 2020, limits the height and density of new buildings across the city, but there was never any zoning restriction put on commercial development. This zoning law was created in response to concerns from long-term residents who wanted to preserve the character of their neighborhoods. Many feared that unchecked development could result in taller buildings and denser living conditions, which might lead to overcrowding and strain public services.
The reality of Measure Y’s restrictive zoning is that while it has helped preserve the look and feel of established neighborhoods, it has also contributed to the city's housing shortage and over-development of commercial space. By capping building heights and restricting density on residential only, Measure Y limits the number of new homes that can be built, which in turn drives up housing prices, and forces developers to build according to zoning guidance and focus on commercial. As demand continues to rise and new housing remains scarce, the effects of this restrictive zoning are felt across the entire community, particularly by those struggling to afford to live in San Mateo.
The Legacy of Measure H (1991)
When Measure H was passed in 1991, it was seen as an appropriate response to the rapid growth and development pressures at the time. Residents were concerned about overdevelopment, and Measure H provided a way to control building height and density, preserving the character of many neighborhoods. The measure was successful in curbing large-scale developments, which reflected the priorities of that era.
However, as time passed, San Mateo experienced significant job growth, particularly in the tech and service sectors, which placed new pressures on the housing market. While Measure H was effective at limiting development, it also had the unintended consequence of significantly slowing new housing construction, even as the demand for homes increased due to economic growth. The graph below by the U.S. Census Bureau's American Community Survey highlights how housing development slowed significantly after Measure H was implemented. As job creation outpaced housing availability by over 100%, the gap between supply and demand deepened, leading to higher housing prices and increased competition for available homes.
Measure H served its purpose at the time, but the long-term impact was a housing shortage that became more apparent as the city grew and the only people who are benefiting from this housing shortage are landlords profiting from rent increasing by up to 45% in the last year alone. The lesson here is that zoning policies, while necessary for managing growth, must also adapt to the evolving needs of the community.
Measure T: Balancing Preservation with Growth
Recognizing the need for more housing, San Mateo put Measure T on the 2024 ballot, which seeks to address the housing crisis while still retaining key elements of Measure Y. Measure T preserves Measure Y zoning in 75% of the city, ensuring that long-established neighborhoods remain protected from high-density development. However, it also enables less restrictive zoning in certain areas, allowing for taller buildings and increased density where appropriate. This compromise is crucial for addressing the housing shortage without compromising the unique character of San Mateo’s neighborhoods.
With Measure T, the city has a pathway to expand housing in a thoughtful, measured way. By allowing for higher-density development in certain areas, the city can increase the supply of housing without drastically altering the overall landscape. This more flexible zoning enables developers to create more affordable homes, addressing the needs of the city’s growing population while keeping housing costs more manageable.
Real-World Impacts on Housing
The connection between zoning regulations and housing supply is clear: restrictive zoning stifles development and limits the number of new homes that can be built. This contributes to rising prices, creating barriers for many people who would otherwise seek to live in vibrant cities like San Mateo. When jobs grow but housing does not, a severe imbalance is created, creating more traffic due to more people commuting, pushing families out of the city and deepening the affordability crisis.
On the other hand, smart zoning laws like those enacted through Measure T allow cities to grow sustainably. By loosening zoning restrictions in select areas while preserving established neighborhoods, San Mateo has made it possible to develop more housing and address affordability issues without sacrificing the city's character. The city’s Below Market Rate Inclusionary Program, which requires that 15% of all new developments include affordable units, complements this strategy, ensuring that new housing meets the needs of all income levels.
Moving Forward with Balanced Zoning in San Mateo with Measure T
San Mateo’s experience with zoning regulations like Measure H, Measure Y, and Measure T shows the delicate balance required to create a sustainable housing market. Restrictive zoning can protect the character of neighborhoods but often leads to a housing shortage and skyrocketing prices. Conversely, more flexible zoning enables new housing construction, helping to ease affordability concerns.
As cities like San Mateo continue to evolve, finding this balance between preservation and growth will be key to ensuring that housing remains accessible and affordable for all residents. Measure T offers a model for how cities can adapt to changing housing needs without sacrificing the qualities that make them unique.
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