Measure T — yes or no?

Sep 18, 2024
Sep 18, 2024 Updated Apr 14, 2025
16

Editor,

The city of San Mateo’s hottest election issue this November is Measure T, placed on the ballot by our City Council.

(16) comments

Taso Sep 19, 2024 3:43pm

My take is this ballot measure was assigned the letter "T" because it is TERRIBLE for San Mateo.

T = TALL Buildings.

T = TRAFFIC congestion.

T = TOXIC fumes from cars idling in that traffic.

T = Tons of TRASH from more density.

T = higher TAXES in future bonds to cover future infrastructure upgrades to sustain overbuilding.

I've asked planning commissioners many times why they would support this destructive measure that only benefits developers and I’ve never received an answer.

GasCar1956 Sep 23, 2024 8:50pm

I'm not usually the type to get riled up, but Taso, your comments are more like a broken record of negativity. You keep hammering on the same points without offering any real evidence or solutions. It might be time to step back and find a new outlet. How about trying some golf at the Peninsula Golf Club? A little fresh air could clear your head and maybe spare us from the endless rants. We all want what's best for San Mateo, but let's focus on constructive dialogue.

Lisa Sep 19, 2024 9:27am

While the City code calls for 15% affordable housing - modeling itself after Measure Y's "at least 10%" which has been in effect since 1991 - the biggest difference is Measure Y requires that affordable housing actually gets built, where Measure T doesn't. City codes have been ignored before and can be changed. Measure Y can not. Reason #432 why I am voting NO on Measure T.

hlcsmc Sep 19, 2024 12:04pm

Unfortunately, Measure Y was poorly written and has been a serious impediment to affordable housing in San Mateo. That is why Housing Leadership Council, which represents affordable housing developers, architects, managers, and residents - supports Measure T.

Maxine Terner Sep 19, 2024 5:26pm

No, Measure Y was well-written and has been good for affordable housing. Y requires that inclusionary affordable units be built at the same time development occurs within new projects. Affordable housing developers need massive subsidies to build. HLC and affordable housing developers support Measure T because they want in-lieu fees instead of guaranteeing that affordable housing gets built in a timely fashion.

Seema Sep 18, 2024 4:19pm

The General Plan 2040 (and Measure T specifically) do not specify details on the required amounts of affordable housing because that is already covered in (and the purpose of) the City's Below Market Rate (Inclusionary) Program.

The BMR Program was updated in February 2020 to require that all projects with more than 10 units of housing provide at least 15% of those units as affordable housing.

Interestingly, Measure Y, passed in November 2020, requires a LOWER affordable percentage of at least 10%. I've asked the organizers of Measure Y many times why they chose to set a LOWER threshold than the existing requirement and I've never received an answer.

https://www.cityofsanmateo.org/3896/Developer-Resources

Lisa Sep 19, 2024 9:32am

Seema, "at least 10%" means you can go higher. I think that has been explained to you many times. And Measure Y (and its parent measures H & P) did that way before it was the cool thing to do. Resident Measure Y consists of so many good things - balanced growth, affordable units that must be built - that's because it was crafted by neighbors thinking of our community, not just politicians and special interests. Reason #235 why I'm voting NO on T.

Seema Sep 19, 2024 1:43pm

Given that the BMR Program was updated to at least 15% in February 2020, why didn't Measure Y update the language of Measures H & P to match?

And can you explain how Measure Y requires the affordable housing to actually be built but the BMR Program doesn't?

Maxine Terner Sep 19, 2024 5:50pm

Oh, that's an easy one Seema. If T passes, the answer is 3 votes of the City Council can allow the developer to use in-lieu fees instead of building Y's required on-site inclusionary affordable units at the same time the project is built. Given the massive subsidies required fto build affordable housing, project in-lieu fees go into a pot that may not be used for years.

Seema Sep 20, 2024 10:44am

The only thing that Measure T does is increase height and density limits in very specific locations. There is nothing in Measure T about giving Council the ability to override the existing BMR Program, which does not permit in-lieu fees (except for fractional units).

From the Measure T resolution:

"WHEREAS, the proposed measure would maintain the height, density, and intensity limits of Measure Y throughout the City of San Mateo, except for ten study areas where growth would remain restricted but subject to higher height, density, and intensity limits than Measure Y, as specified in General Plan 2040 approved by the City Council."

https://www.cityofsanmateo.org/4804/November-2024-Ballot-Measure

From the Below Market Rate Program:

"Fees in-lieu of constructing required BMR units shall not be allowed except for

the provisions for fractional units defined below."

https://www.cityofsanmateo.org/3896/Developer-Resources

tarzantom Sep 18, 2024 8:17am

What is the urgency to pass Measure T? The City of San Mateo is in compliance with Regional Housing Needs Assessment (RHNA). Measure Y expires in 2030, not that far off.

Seema Sep 18, 2024 3:55pm

San Mateo achieved certification because we committed to implementing a program that would overcome the constraint imposed by Measure Y by adding NEW housing capacity to the City.

Policy H 1.20 of the Housing Element reads:

a) Complete the General Plan 2040 Update (GPU) process and present to the City Council for adoption. The City is committed to adopting a General Plan that will create capacity for at least 10,000 new housing units and will increase the base densities in the 10 Study Areas by at least 25 du/ac and height limits by at least 2 stories.

b) Commence with rezoning Citywide, in phases, to implement the land use map following GPU adoption

c) The GPU public outreach and engagement process will include information on Measure Y and how it creates a constraint on housing production

d) The City will place an updated Measure Y ballot initiative to allow for the increased heights and densities in the adopted General Plan on the November 2024 election

e) If the Measure Y ballot initiative does not pass in November 2024, present alternative plans within six months to the City Council, including a plan for rezoning, to address the housing production constraint of Measure Y with an emphasis on higher densities in high and highest resource areas, and to add at least 1,700 units of new capacity around the City, thereby increasing the City's RHNA buffer by at least 25%

See pg 118 of the Housing Element here:

https://www.cityofsanmateo.org/DocumentCenter/View/94606/2023-2031-City-of-San-Mateo-Housing-Element

Thomas Morgan Sep 19, 2024 11:27am

Commissioners should refer questions to City staff and refrain from posting or speaking on behalf of a the commission/committee.

Doug North Central Sep 19, 2024 10:20pm

Excellent comment, Mr. Morgan. Thanks for helping keep public awareness of our Planning Commissioners who demonstrate that they may not be objective in their role of representing (and listening) to all the residents ( and businesses, etc.) in San Mateo. Perhaps our new City Council will consider whether members of all City Commissioners are more of an Advocate rather than a representative.

Seema Sep 20, 2024 10:30am

I am speaking on my own behalf as the First Amendment grants me the right to do

Seema Sep 20, 2024 10:51am

I'll note that every current City Councilmember and candidate for City Council has issued statements advocating for the passage of Measure T

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