California Senate Bill 423 is a significant housing bill that extends and builds upon Senate Bill 35, which streamlined housing development in cities that were falling short of their state-mandated housing goals. SB 423 goes further by strengthening the accountability measures for cities and developers, making it easier to build affordable and multi-family housing without excessive delays. The bill directly impacts how we think about housing development in San Mateo, and it’s one of the key reasons why you should vote Yes on Measure T.
Understanding SB 423: A Push for Equitable Housing
SB 423, signed into law in 2023, streamlines the approval process for housing projects, especially in areas where local jurisdictions are not meeting their Regional Housing Needs Allocation (RHNA) goals. In essence, SB 423 holds cities accountable for addressing the housing shortfall. It allows developers to bypass some of the bureaucratic hurdles that have historically slowed down housing production, particularly in high-demand areas like San Mateo.
Importantly, SB 423 also continues to push for affordable housing, ensuring that projects are not just market-rate but include units that cater to lower-income residents. It emphasizes environmental sustainability and encourages development near transit corridors, helping to reduce sprawl and car dependency. SB 423 significantly speeds up the permitting process to months vs. sometimes years.
As of July 1, 2024, San Francisco is the first city in the state to trigger SB 423 and goes from having one of the longest permit approval processes to one of the shortest. There are now no more discretionary hearings, no CEQA (California Environmental Quality Act) lawsuits, and they will need to have their RHNA housing numbers reviewed annually instead of every four years. These are major implications to how quickly new developments will be pushed through the pipeline and how much (and how little) the community will be allowed to be involved in the process of the city evolving.
How Measure T is Good for San Mateo
Measure T, on San Mateo's ballot this November, allows for responsible development that focuses on transit oriented corridors and smart urban planning to meet our state-mandated housing numbers within the RHNA period. Measure T is specifically designed to update San Mateo’s zoning laws and height restrictions downtown and along transit corridors to accommodate new housing without overwhelming our infrastructure or altering the city’s character. Measure T would allow for the development of multi-family and mixed-use housing in key areas, especially downtown, where higher-density housing near transit makes sense.
Measure T accomplishes all of this without raising taxes on residents as the city will generate additional revenues in business sales tax, a portion of property taxes, developer fees, and more. It is estimated that Measure T will generate an estimated $15M to invest in city services.
As San Mateo faces increasing pressure to meet its housing goals, Measure T presents a critical opportunity for the city to stay on track with its housing element and avoid the consequences of state intervention. California laws like SB 35 and the more recent SB 423 impose significant penalties on cities that fail to meet their housing obligations. By passing Measure T, we can retain control over our city’s development and prevent these state mandates from overriding local decision-making.
Why Voting Yes on Measure T Matters
Voting Yes on Measure T is about more than just supporting housing growth—it’s about protecting local control while embracing smart, future-oriented development. If Measure T is not passed, San Mateo could lose its ability to shape its own growth. Under SB 423, if we’re not on track to meet our housing goals by 2027, developers will have the ability to bypass local regulations and push through projects that might not align with the community’s vision. By passing Measure T, we can maintain control over how, when, and where housing is developed in San Mateo, rather than letting outside forces dictate the terms.
By strategically allowing taller buildings and higher-density housing in these key areas, San Mateo can incentivize the development of middle-income and affordable housing, both of which are crucial for retaining our housing element certification. Measure T also maintains height restrictions in most neighborhoods, so the charm and character of San Mateo’s residential areas remain intact while allowing for strategic development where it’s needed most.
If Measure T falls behind on its housing obligations due to restrictive zoning, SB 35 and SB 423 could force the city to approve housing projects that don’t align with our community’s needs or vision. Both laws allow developers to sidestep local zoning regulations if a city isn’t meeting its RHNA goals. This could lead to projects being approved with minimal local oversight, potentially disrupting the character of our neighborhoods and placing additional strain on infrastructure without adequate planning.
The Bottom Line: Measure T allows for sensible growth in San Mateo while retaining local control and avoiding the enforcement of SB423 in our community.
By passing Measure T, we take control of our housing future. We proactively address the housing shortfall, avoid state mandates, and create a path for responsible, community-centered growth. Measure T allows San Mateo to maintain its housing element certification - while applying sensible growth strategies to the city - and shape its own development while without triggering SB423. By supporting Measure T, you’re helping San Mateo meet its housing needs while maintaining control over the development process, ensuring that our city grows in a way that benefits everyone.
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