Kevin V. Nguyen

With its proximity to major freeways and an expanding roster of restaurants and brand-name stores, San Mateo’s Bridgepointe Shopping Center isn’t likely to go anywhere anytime soon.&nbsp;

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With its proximity to major freeways and an expanding roster of restaurants and brand-name stores, San Mateo’s Bridgepointe Shopping Center isn’t likely to go anywhere anytime soon.&nbsp;

Yet, the city claims that most of the outdoor mall’s 12-acre parking lot could be redeveloped into hundreds of apartments over the next seven years.&nbsp;

Yet, the city claims that most of the outdoor mall’s 12-acre parking lot could be redeveloped into hundreds of apartments over the next seven years.&nbsp;

San Mateo lists several sites like Bridgepointe that are still actively utilized by commercial tenants as critical parts of its latest housing element—a blueprint detailing how it will achieve its state-mandated housing goals. But despite skepticism from critics that those sites will transform into housing, elected officials voted last week to adopt the plan anyway.

San Mateo lists several sites like Bridgepointe that are still actively utilized by commercial tenants as critical parts of its latest housing element—a blueprint detailing how it will achieve its state-mandated housing goals. But despite skepticism from critics that those sites will transform into housing, elected officials voted last week to adopt the plan anyway.

The City of San Mateo managed to get its 2023-2031 housing production plan located in the parking lot area of Bridgepointe Shopping Center signed off by the state.  But a YIMBY group is suing, arguing the city has no evidence homes can viably be produced where it says they can.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/05/inlined_20240524-sanmateohousingelementlawsuit.jpg?w=1905" alt="The image shows an aerial view of a large parking lot in front of several big retail stores, with many cars parked. Surrounding roads and buildings are visible." class="wp-image-278139"/><figcaption class="wp-element-caption">The city of San Mateo said most of this parking lot at the Bridgepointe Shopping Center could be redeveloped into housing, despite a flurry of new leases being signed there last year.</figcaption></figure>

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<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/05/inlined_20240524-sanmateohousingelementlawsuit.jpg?w=1905" alt="The image shows an aerial view of a large parking lot in front of several big retail stores, with many cars parked. Surrounding roads and buildings are visible." class="wp-image-278139"/><figcaption class="wp-element-caption">The city of San Mateo said most of this parking lot at the Bridgepointe Shopping Center could be redeveloped into housing, despite a flurry of new leases being signed there last year.</figcaption></figure>

Their celebration was short-lived. Less than 24 hours later, the city was sued in the San Mateo County Superior Court by a pro-housing activist group that accused San Mateo of skirting its duty to produce housing by forecasting construction in places that are not viable.&nbsp;

Their celebration was short-lived. Less than 24 hours later, the city was sued in the San Mateo County Superior Court by a pro-housing activist group that accused San Mateo of skirting its duty to produce housing by forecasting construction in places that are not viable.&nbsp;

“Cities should not claim that sites are available for housing unless they actually have the evidence to back it up,” said Tom Mayhew of Farella Braun + Martel, an attorney for the plaintiffs, the San Francisco-based Housing Action Coalition (HAC).

“Cities should not claim that sites are available for housing unless they actually have the evidence to back it up,” said Tom Mayhew of Farella Braun + Martel, an attorney for the plaintiffs, the San Francisco-based Housing Action Coalition (HAC).

This <a href="https://content.sfstandard.com/wp-content/uploads/2024/05/2024-05-21-verified-petition-for-writ-of-mandate.pdf">lawsuit</a>—and similar actions taken across California—have opened a new legal front in the state’s increasingly contentious <a href="https://sfstandard.com/2023/10/16/yimby-winning-san-francisco-housing-war/">housing war</a>.&nbsp;

Are YIMBYs on the verge of winning San Francisco’s housing war?

This <a href="https://content.sfstandard.com/wp-content/uploads/2024/05/2024-05-21-verified-petition-for-writ-of-mandate.pdf">lawsuit</a>—and similar actions taken across California—have opened a new legal front in the state’s increasingly contentious <a href="https://sfstandard.com/2023/10/16/yimby-winning-san-francisco-housing-war/">housing war</a>.&nbsp;

Previously, state officials have used the threat of yanking local control of development to force cities to submit their housing plans on time. Now, YIMBYs are arguing that it&#8217;s time to take accountability one step further and ensure the devised plans can feasibly lead to new homes. If the state can’t enforce follow-through—the thinking goes—then maybe the courts can.

Previously, state officials have used the threat of yanking local control of development to force cities to submit their housing plans on time. Now, YIMBYs are arguing that it's time to take accountability one step further and ensure the devised plans can feasibly lead to new homes. If the state can’t enforce follow-through—the thinking goes—then maybe the courts can.

Previously, state officials have used the threat of yanking local control of development to force cities to submit their housing plans on time. Now, YIMBYs are arguing that it&#8217;s time to take accountability one step further and ensure the devised plans can feasibly lead to new homes. If the state can’t enforce follow-through—the thinking goes—then maybe the courts can.

<h2 class="wp-block-heading" id="h-style-over-substance">Style over substance</h2>

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<h2 class="wp-block-heading" id="h-style-over-substance">Style over substance</h2>

Fresh off working on an intense death row case in 2018, Mayhew turned his attention to the homelessness crisis and why so many Bay Area cities routinely fall short of their stated housing production goals.&nbsp;

Fresh off working on an intense death row case in 2018, Mayhew turned his attention to the homelessness crisis and why so many Bay Area cities routinely fall short of their stated housing production goals.&nbsp;

In Santa Clara—which has a similar population to San Mateo—he found a list of parcels the city insisted new housing could be developed on. After investigating further, he discovered many were occupied by existing fire stations, shopping plazas and data centers, meaning they wouldn’t likely be redeveloped within the mandated period.&nbsp;

In Santa Clara—which has a similar population to San Mateo—he found a list of parcels the city insisted new housing could be developed on. After investigating further, he discovered many were occupied by existing fire stations, shopping plazas and data centers, meaning they wouldn’t likely be redeveloped within the mandated period.&nbsp;

Workers build apartment homes at housing development under construction on April 16, 2013 in San Mateo.  The Commerce Department reported that new home construction was up 7 percent in March from February, the biggest gain since June 2008. A surge of apartment construction led the monthly gain.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/05/san-mateo-housing-2.jpg?w=2052" alt="Two construction workers in helmets are on a wooden building frame. One directs a crane lifting a beam, while a hilly residential area is visible in the background." class="wp-image-278986"/><figcaption class="wp-element-caption">When cities like San Mateo do not have an approved housing element, they risk losing control over local zoning decisions.</figcaption></figure>

Mayhew approached HAC about taking this intensive lot-by-lot study to Bay Area cities as they started developing their upcoming plans, generally set to run between 2023 and 2031. Over the past two years, he has collaborated with the advocacy group to use evidence such as lease agreements, news coverage and deeds to persuade local governments to reconsider unrealistic housing sites.

Mayhew approached HAC about taking this intensive lot-by-lot study to Bay Area cities as they started developing their upcoming plans, generally set to run between 2023 and 2031. Over the past two years, he has collaborated with the advocacy group to use evidence such as lease agreements, news coverage and deeds to persuade local governments to reconsider unrealistic housing sites.

“One of the first things you do before a lawsuit is you have to give them a chance to do the right thing,” Mayhew said.&nbsp;

“One of the first things you do before a lawsuit is you have to give them a chance to do the right thing,” Mayhew said.&nbsp;

Some Bay Area cities were more amenable than others during this process, according to Mayhew. In Santa Clara, city leaders considered the group’s comments in developing its current housing element.&nbsp;

Some Bay Area cities were more amenable than others during this process, according to Mayhew. In Santa Clara, city leaders considered the group’s comments in developing its current housing element.&nbsp;

However, Mayhew said his team met fierce opposition in San Mateo. The city rejected their findings and pressed ahead with the suspect sites, which it said could accommodate a portion of the 7,015 new homes it needs to make way for by 2031.

However, Mayhew said his team met fierce opposition in San Mateo. The city rejected their findings and pressed ahead with the suspect sites, which it said could accommodate a portion of the 7,015 new homes it needs to make way for by 2031.

“I think they just wanted to barrel ahead and get state approval in hopes that it could protect them from the builder’s remedy,” Mayhew said, referring to a clause in state law that allows developers to circumvent local zoning laws where jurisdictions do not have an approved housing element.

“I think they just wanted to barrel ahead and get state approval in hopes that it could protect them from the builder’s remedy,” Mayhew said, referring to a clause in state law that allows developers to circumvent local zoning laws where jurisdictions do not have an approved housing element.

The housing elements of both cities are currently under review by the state’s housing department.&nbsp;

The housing elements of both cities are currently under review by the state’s housing department.&nbsp;

When pigs fly: NIMBYs and YIMBYs team up on new office-to-housing conversion bill

sf-standard/related-post

YIMBY group forced to pay $32,000 in battle over controversial downtown housing project 

YIMBYs on their heels as race for mayor heats up

sf-standard/related-posts-container

HAC’s legal argument centers on a paragraph stashed deep within a state law signed into effect in 2017. Assembly Bill 1397, now codified as <a href="https://codes.findlaw.com/ca/government-code/gov-sect-65583-2/">65583.2(g)(2)</a>, says that cities can only list sites in their housing element that have realistic and demonstrated potential for redevelopment during the planning period.&nbsp;

HAC’s legal argument centers on a paragraph stashed deep within a state law signed into effect in 2017. Assembly Bill 1397, now codified as <a href="https://codes.findlaw.com/ca/government-code/gov-sect-65583-2/">65583.2(g)(2)</a>, says that cities can only list sites in their housing element that have realistic and demonstrated potential for redevelopment during the planning period.&nbsp;

In its lawsuit against San Mateo, Mayhew and HAC argue that this is an enforceable standard, meaning if city officials do not have sufficient proof that suspect sites, especially those still being used for other purposes, will likely be turned into housing within the planning period, they are required to devise a new, more viable plan or amend zoning laws to enable more construction.

In its lawsuit against San Mateo, Mayhew and HAC argue that this is an enforceable standard, meaning if city officials do not have sufficient proof that suspect sites, especially those still being used for other purposes, will likely be turned into housing within the planning period, they are required to devise a new, more viable plan or amend zoning laws to enable more construction.

The plaintiffs cite 11 other examples outside of the Bridgepointe Shopping Center in their lawsuit, alleging that San Mateo failed to analyze any existing leases or uses that would restrict what could be developed.&nbsp;

The plaintiffs cite 11 other examples outside of the Bridgepointe Shopping Center in their lawsuit, alleging that San Mateo failed to analyze any existing leases or uses that would restrict what could be developed.&nbsp;

Other sites include an occupied three-story office building, a popular lodge still regularly used by an elite members-only club, and five downtown parking lots that service nearby medical offices and a school. In total, San Mateo is relying on those sites to support over 50% of 2,800 low-income units it is required to produce by 2031, the suit alleges.&nbsp;

Other sites include an occupied three-story office building, a popular lodge still regularly used by an elite members-only club, and five downtown parking lots that service nearby medical offices and a school. In total, San Mateo is relying on those sites to support over 50% of 2,800 low-income units it is required to produce by 2031, the suit alleges.&nbsp;

An aerial drone photo of San Mateo, with the San Francisco Bay and the city of San Francisco in the distance, during autumn.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/05/san-mateo-01.jpg?w=2500" alt="An aerial view of a city shows a straight road leading into a dense area with buildings, surrounded by green trees, with mountains and a body of water in the background." class="wp-image-278980"/><figcaption class="wp-element-caption">City leaders argue they have no choice but to develop on non-vacant sites since San Mateo is largely built out already. </figcaption></figure>

Matt Gelfand, an attorney for Californians for Homeownership, a pro-development group associated with the California Association of Realtors, pioneered the novel legal strategy by filing lawsuits against several Southern California cities.&nbsp;

Matt Gelfand, an attorney for Californians for Homeownership, a pro-development group associated with the California Association of Realtors, pioneered the novel legal strategy by filing lawsuits against several Southern California cities.&nbsp;

Gelfand explained that while the state has strong accountability measures on the books, the laws aren’t enforced unless someone forces the issue in the courts.&nbsp;

Gelfand explained that while the state has strong accountability measures on the books, the laws aren’t enforced unless someone forces the issue in the courts.&nbsp;

“We want to create an attitude shift within these cities,” Gelfand said. “Generally, they’ve been able to stay noncompliant without any real consequences.”&nbsp;

“We want to create an attitude shift within these cities,” Gelfand said. “Generally, they’ve been able to stay noncompliant without any real consequences.”&nbsp;

In Orange, <a href="https://www.ocregister.com/2024/04/23/nonprofit-accuses-orange-of-using-unrealistic-parcels-in-its-housing-plan/" target="_blank" rel="noreferrer noopener">a similar lawsuit was filed</a> in February, alleging the city was relying on non-vacant sites, such as the parking lots at the Outlets at Orange mall, for over half of its lower-income housing goals.&nbsp;

In Orange, <a href="https://www.ocregister.com/2024/04/23/nonprofit-accuses-orange-of-using-unrealistic-parcels-in-its-housing-plan/" target="_blank" rel="noreferrer noopener">a similar lawsuit was filed</a> in February, alleging the city was relying on non-vacant sites, such as the parking lots at the Outlets at Orange mall, for over half of its lower-income housing goals.&nbsp;

In Beverly Hills, a Los Angeles County Superior Court judge <a href="https://www.prnewswire.com/news-releases/housing-group-wins-lawsuit-against-city-of-beverly-hills-over-faulty-housing-planning-301927086.html" target="_blank" rel="noreferrer noopener">ruled in favor</a> of the plaintiffs in September, forcing the city to go back to the drawing board and restricting what it could approve in the interim. The city <a href="https://beverlyhillscourier.com/2023/12/28/beverly-hills-appeals-judgment-in-housing-element-lawsuit/" target="_blank" rel="noreferrer noopener">appealed</a> that decision in December.&nbsp;

In Beverly Hills, a Los Angeles County Superior Court judge <a href="https://www.prnewswire.com/news-releases/housing-group-wins-lawsuit-against-city-of-beverly-hills-over-faulty-housing-planning-301927086.html" target="_blank" rel="noreferrer noopener">ruled in favor</a> of the plaintiffs in September, forcing the city to go back to the drawing board and restricting what it could approve in the interim. The city <a href="https://beverlyhillscourier.com/2023/12/28/beverly-hills-appeals-judgment-in-housing-element-lawsuit/" target="_blank" rel="noreferrer noopener">appealed</a> that decision in December.&nbsp;

<h2 class="wp-block-heading" id="h-community-control">Community control</h2>

San Mateo officials say they worked with the public in good faith, across five rounds of public reviews, to adopt the city’s latest housing element. They argued that the sites listed in their plan are indeed viable.&nbsp;

San Mateo officials say they worked with the public in good faith, across five rounds of public reviews, to adopt the city’s latest housing element. They argued that the sites listed in their plan are indeed viable.&nbsp;

“The ability to add new housing units on sites with large surface parking lots is a meaningful housing production opportunity in a built-out community like San Mateo,” said Community Development Department Director Zach Dahl. “Because they are close to transit and jobs, and are already served by infrastructure and utilities, these sites are the best locations to add density and housing while minimizing environmental impacts.”

“The ability to add new housing units on sites with large surface parking lots is a meaningful housing production opportunity in a built-out community like San Mateo,” said Community Development Department Director Zach Dahl. “Because they are close to transit and jobs, and are already served by infrastructure and utilities, these sites are the best locations to add density and housing while minimizing environmental impacts.”

A for sale sign hangs in front of a home on August 22, 2023 in San Mateo, California.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/05/san-mateo-02.jpg?w=2500" alt="A &quot;For Sale&quot; sign is placed in front of a multi-story building with lush greenery. A person wearing a mask walks nearby on the sidewalk." class="wp-image-278979"/><figcaption class="wp-element-caption">A for sale sign hangs in front of a home in San Mateo, California.</figcaption></figure>

Every eight years, cities like San Mateo submit an inventory of possible development sites to the state housing department to meet the housing needs of their population. Historically, these plans were mostly considered a bureaucratic exercise. But as the state’s housing crisis has gotten more dire in recent years, activists have been applying more scrutiny to the process.

Every eight years, cities like San Mateo submit an inventory of possible development sites to the state housing department to meet the housing needs of their population. Historically, these plans were mostly considered a bureaucratic exercise. But as the state’s housing crisis has gotten more dire in recent years, activists have been applying more scrutiny to the process.

San Mateo City Manager Alex Khojikian confirmed on Friday that his department had been served with the Housing Action Coalition lawsuit, but did not specify how the city would defend itself against the claims.&nbsp;

San Mateo City Manager Alex Khojikian confirmed on Friday that his department had been served with the Housing Action Coalition lawsuit, but did not specify how the city would defend itself against the claims.&nbsp;

Khojikian pointed out that the city allotted enough land for 10,200 new homes, which exceeds its legal requirements. He added that the recently adopted housing element “reflects City Council’s priority for providing more housing to meet community needs.”&nbsp;&nbsp;

Khojikian pointed out that the city allotted enough land for 10,200 new homes, which exceeds its legal requirements. He added that the recently adopted housing element “reflects City Council’s priority for providing more housing to meet community needs.”&nbsp;&nbsp;

To meet those targets, city leaders are hoping voters will pass an amendment to Measure Y, which restricted the height and density of residential buildings when it was passed in 2020. The new ballot measure would increase those limits for developments near the city’s Caltrain station, Khojikian said.&nbsp;

To meet those targets, city leaders are hoping voters will pass an amendment to Measure Y, which restricted the height and density of residential buildings when it was passed in 2020. The new ballot measure would increase those limits for developments near the city’s Caltrain station, Khojikian said.&nbsp;

But relying on voters is not a sound strategy to get housing developed, according to Ali Sapirman, the Peninsula and South Bay organizer of Housing Action Coalition.

But relying on voters is not a sound strategy to get housing developed, according to Ali Sapirman, the Peninsula and South Bay organizer of Housing Action Coalition.

“If San Mateo is serious about building housing, it is crucial the city identifies realistic sites now,” Sapirman said. “What cities need to do is simple, they need to follow the law.”

“If San Mateo is serious about building housing, it is crucial the city identifies realistic sites now,” Sapirman said. “What cities need to do is simple, they need to follow the law.”

YIMBY group sues Bay Area city, accusing it of stuffing its housing plan with junk

Stephanie K. Baer

A woman who was killed in a small plane crash near Half Moon Bay has been identified as a 27-year-old San Francisco resident.

A woman who was killed in a small plane crash near Half Moon Bay has been identified as a 27-year-old San Francisco resident.

The San Mateo County Coroner&#8217;s Office identified the woman as Emma Willmer-Shiles, the office confirmed to The Standard on Tuesday. Her body was found in the water Monday morning near where the single-engine plane crashed in the Pacific Ocean.

The San Mateo County Coroner's Office identified the woman as Emma Willmer-Shiles, the office confirmed to The Standard on Tuesday. Her body was found in the water Monday morning near where the single-engine plane crashed in the Pacific Ocean.

The San Mateo County Coroner&#8217;s Office identified the woman as Emma Willmer-Shiles, the office confirmed to The Standard on Tuesday. Her body was found in the water Monday morning near where the single-engine plane crashed in the Pacific Ocean.

The crash was reported shortly after 7 p.m. Sunday by a 911 caller who said the plane was in obvious distress and appeared to go down toward the water near Half Moon Bay, said Sgt. Philip Hallworth with the San Mateo County Sheriff’s Office.

The crash was reported shortly after 7 p.m. Sunday by a 911 caller who said the plane was in obvious distress and appeared to go down toward the water near Half Moon Bay, said Sgt. Philip Hallworth with the San Mateo County Sheriff’s Office.

RELATED: <a href="https://sfstandard.com/2024/01/15/half-moon-bay-plane-crash-moss-beach/">Woman’s Body, Wreckage Found in Ocean Near Site of Plane Crash in Half Moon Bay</a>

Woman&#8217;s body, wreckage found in ocean near site of plane crash in Half Moon Bay

RELATED: <a href="https://sfstandard.com/2024/01/15/half-moon-bay-plane-crash-moss-beach/">Woman’s Body, Wreckage Found in Ocean Near Site of Plane Crash in Half Moon Bay</a>

The wreckage is seen after a small plane crashes in the waters off Half Moon Bay on January 15, 2024 in San Mateo County, California. A woman's body was found near the plane crash site.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/gettyimages-1938484908.jpg?w=2500" alt="the shell of a wrecked plane lies on a beach" class="wp-image-240068"/><figcaption class="wp-element-caption">The wreckage is seen after a small plane crashed in the waters off Half Moon Bay on Monday in San Mateo County. A woman&#8217;s body was found near the plane crash site.</figcaption></figure>

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/gettyimages-1938484908.jpg?w=2500" alt="the shell of a wrecked plane lies on a beach" class="wp-image-240068"/><figcaption class="wp-element-caption">The wreckage is seen after a small plane crashed in the waters off Half Moon Bay on Monday in San Mateo County. A woman's body was found near the plane crash site.</figcaption></figure>

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/gettyimages-1938484908.jpg?w=2500" alt="the shell of a wrecked plane lies on a beach" class="wp-image-240068"/><figcaption class="wp-element-caption">The wreckage is seen after a small plane crashed in the waters off Half Moon Bay on Monday in San Mateo County. A woman&#8217;s body was found near the plane crash site.</figcaption></figure>

The Federal Aviation Administration originally said two people were aboard the Cozy Mark IV, a four-seat light aircraft that can be built from a kit. But on Tuesday, the National Transportation Safety Board said in a statement that “reports indicate the plane was carrying the pilot and three other people.”

The Federal Aviation Administration originally said two people were aboard the Cozy Mark IV, a four-seat light aircraft that can be built from a kit. But on Tuesday, the National Transportation Safety Board said in a statement that “reports indicate the plane was carrying the pilot and three other people.”

Willmer-Shiles, who family said went by Pearl, attended Sacred Heart Cathedral Preparatory in San Francisco and studied at the Massachusetts Institute of Technology, according to a LinkedIn profile that appeared to belong to her. She rowed during the 2014-15 season while at MIT, according to the MIT Athletics website.

Willmer-Shiles, who family said went by Pearl, attended Sacred Heart Cathedral Preparatory in San Francisco and studied at the Massachusetts Institute of Technology, according to a LinkedIn profile that appeared to belong to her. She rowed during the 2014-15 season while at MIT, according to the MIT Athletics website.

The FAA and the NTSB are investigating the crash.

The FAA and the NTSB are investigating the crash.

San Francisco woman, 27, identified as Half Moon Bay plane crash victim

Han Li

San Francisco District 2 Supervisor Catherine Stefani and educator David Lee jumped out to an early lead Tuesday in the race to determine who will go to Sacramento to represent parts of San Francisco and San Mateo County in the state Assembly.&nbsp;

San Francisco District 2 Supervisor Catherine Stefani and educator David Lee jumped out to an early lead Tuesday in the race to determine who will go to Sacramento to represent parts of San Francisco and San Mateo County in the state Assembly.&nbsp;

Assembly District 19 has a population of roughly half a million and covers western San Francisco and northwestern San Mateo County. Incumbent Assemblymember Phil Ting is terming out after 12 years of holding the seat.

Assembly District 19 has a population of roughly half a million and covers western San Francisco and northwestern San Mateo County. Incumbent Assemblymember Phil Ting is terming out after 12 years of holding the seat.

Stefani and Lee, both Democrats, were facing two Republicans, Nadia Flamenco and Arjun Gustav Sodhani.

Stefani and Lee, both Democrats, were facing two Republicans, Nadia Flamenco and Arjun Gustav Sodhani.

The top two winners of the primary will advance to the general election in November.

The top two winners of the primary will advance to the general election in November.

<a href="https://electionresults.sos.ca.gov/returns/state-assembly/district/19">Early results from both counties </a>showed Stefani with 56% of the vote, while Lee had 28%.

<a href="https://electionresults.sos.ca.gov/returns/state-assembly/district/19">Early results from both counties </a>showed Stefani with 56% of the vote, while Lee had 28%.

Stefani, <a href="https://sfstandard.com/2023/03/08/sf-supervisor-catherine-stefani-is-running-for-state-assembly/">an outspoken attorney who focuses on gun control and public safety</a>, picked up big-name endorsements in the Bay Area political world, while Ting and a coalition of San Francisco progressive leaders <a href="https://sfstandard.com/2023/09/29/david-lee-state-assembly-race/">were supporting Lee</a>.

SF Supervisor Catherine Stefani is running for state assembly

Fourth time&#8217;s a charm? San Francisco Chinese American activist makes another run for office

Stefani, <a href="https://sfstandard.com/2023/03/08/sf-supervisor-catherine-stefani-is-running-for-state-assembly/">an outspoken attorney who focuses on gun control and public safety</a>, picked up big-name endorsements in the Bay Area political world, while Ting and a coalition of San Francisco progressive leaders <a href="https://sfstandard.com/2023/09/29/david-lee-state-assembly-race/">were supporting Lee</a>.

“I&#8217;m very excited that our message has resonated with both San Mateo and San Francisco,” Stefani said at the election night party. “It gives me more momentum to go into the general.”

“I'm very excited that our message has resonated with both San Mateo and San Francisco,” Stefani said at the election night party. “It gives me more momentum to go into the general.”

“I&#8217;m very excited that our message has resonated with both San Mateo and San Francisco,” Stefani said at the election night party. “It gives me more momentum to go into the general.”

One of Lee’s campaign strategies was about Asian American political representation, as the Assembly district&#8217;s population is over 40% Asian and <a href="https://sfstandard.com/2023/08/18/chinese-american-politcal-representation-san-francisco/">the seat has been held by Chinese Americans since 2002</a>.

Chinese American political power shrinks at San Francisco&#8217;s top offices

One of Lee’s campaign strategies was about Asian American political representation, as the Assembly district's population is over 40% Asian and <a href="https://sfstandard.com/2023/08/18/chinese-american-politcal-representation-san-francisco/">the seat has been held by Chinese Americans since 2002</a>.

One of Lee’s campaign strategies was about Asian American political representation, as the Assembly district&#8217;s population is over 40% Asian and <a href="https://sfstandard.com/2023/08/18/chinese-american-politcal-representation-san-francisco/">the seat has been held by Chinese Americans since 2002</a>.

If Stefani wins the general election in November, she will need to resign from her supervisor seat, and San Francisco&#8217;s mayor will appoint her replacement.

If Stefani wins the general election in November, she will need to resign from her supervisor seat, and San Francisco's mayor will appoint her replacement.

If Stefani wins the general election in November, she will need to resign from her supervisor seat, and San Francisco&#8217;s mayor will appoint her replacement.

The other two state legislators representing San Francisco, Assemblymember Matt Haney and state Sen. Scott Wiener, have no major challengers and are expected to win comfortably.

The other two state legislators representing San Francisco, Assemblymember Matt Haney and state Sen. Scott Wiener, have no major challengers and are expected to win comfortably.

Stefani, Lee lead in race to replace Ting in state Assembly

Kevin Truong

Waymo’s efforts to smoothly roll into <a href="https://sfstandard.com/2024/01/24/waymo-files-cpuc-expansion-los-angeles/">a statewide expansion</a> for its robotaxi services have hit a speed bump thanks to California regulators, who have extended the approval timeline of its efforts to operate in Los Angeles and San Mateo counties until at least June.&nbsp;

When will Waymo robotaxis be allowed on Bay Area highways and at airports? Company seeks permission

Waymo’s efforts to smoothly roll into <a href="https://sfstandard.com/2024/01/24/waymo-files-cpuc-expansion-los-angeles/">a statewide expansion</a> for its robotaxi services have hit a speed bump thanks to California regulators, who have extended the approval timeline of its efforts to operate in Los Angeles and San Mateo counties until at least June.&nbsp;

Waymo submitted a letter to the California Public Utilities Commission in January to expand its paid 24/7 services past San Francisco’s city limits and use freeways to ferry passengers. The company has already received approval from the California Department of Motor Vehicles for the expansion.

Waymo submitted a letter to the California Public Utilities Commission in January to expand its paid 24/7 services past San Francisco’s city limits and use freeways to ferry passengers. The company has already received approval from the California Department of Motor Vehicles for the expansion.

An operational design domain (ODD) submitted by Waymo features a map of where it intends to fully operate in Los Angeles and down the peninsula in the the San Francisco Bay Area.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/waymo-bay-area.jpg?w=2000" alt="map of waymo bay area" class="wp-image-242106"/><figcaption class="wp-element-caption">Waymo&#8217;s planned expansion in the Bay Area would go down the Peninsula south from San Francisco to Sunnyvale.</figcaption></figure>

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/waymo-bay-area.jpg?w=2000" alt="map of waymo bay area" class="wp-image-242106"/><figcaption class="wp-element-caption">Waymo's planned expansion in the Bay Area would go down the Peninsula south from San Francisco to Sunnyvale.</figcaption></figure>

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/waymo-bay-area.jpg?w=2000" alt="map of waymo bay area" class="wp-image-242106"/><figcaption class="wp-element-caption">Waymo&#8217;s planned expansion in the Bay Area would go down the Peninsula south from San Francisco to Sunnyvale.</figcaption></figure>

According to submissions to the DMV, Waymo’s Bay Area service area would run down the Peninsula through Highway 101 and Interstate 280 past Sunnyvale. In Los Angeles, the service area would stretch from Pacific Palisades in the northwest to Manhattan Beach in the southwest, Monterey Park in the northeast and Paramount in the southeast.

According to submissions to the DMV, Waymo’s Bay Area service area would run down the Peninsula through Highway 101 and Interstate 280 past Sunnyvale. In Los Angeles, the service area would stretch from Pacific Palisades in the northwest to Manhattan Beach in the southwest, Monterey Park in the northeast and Paramount in the southeast.

The commission has paused deciding on the company’s expansion until at least June 19 in a bid to garner more information and feedback. The Alphabet-owned company’s existing permit to operate its robotaxi service in San Francisco was not impacted by the regulator’s decision.&nbsp;

The commission has paused deciding on the company’s expansion until at least June 19 in a bid to garner more information and feedback. The Alphabet-owned company’s existing permit to operate its robotaxi service in San Francisco was not impacted by the regulator’s decision.&nbsp;

A growing chorus of public officials in areas where Waymo hopes to expand services has started to publicly push back on the company&#8217;s plans. Governmental bodies, including the City of South San Francisco, the Los Angeles County Department of Transportation and the San Mateo County Attorney’s Office, have also formally submitted letters of protest around the expansion plans.&nbsp;

A growing chorus of public officials in areas where Waymo hopes to expand services has started to publicly push back on the company's plans. Governmental bodies, including the City of South San Francisco, the Los Angeles County Department of Transportation and the San Mateo County Attorney’s Office, have also formally submitted letters of protest around the expansion plans.&nbsp;

A growing chorus of public officials in areas where Waymo hopes to expand services has started to publicly push back on the company&#8217;s plans. Governmental bodies, including the City of South San Francisco, the Los Angeles County Department of Transportation and the San Mateo County Attorney’s Office, have also formally submitted letters of protest around the expansion plans.&nbsp;

<figure class="wp-block-image size-large is-resized"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/waymo-los-angeles.jpg?w=2000" alt="map of los angeles" class="wp-image-242107" style="width:670px;height:auto"/><figcaption class="wp-element-caption">Waymo&#8217;s intended expansion into Los Angeles would span the majority of the city and include a number of intersecting freeways.</figcaption></figure>

<figure class="wp-block-image size-large is-resized"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/waymo-los-angeles.jpg?w=2000" alt="map of los angeles" class="wp-image-242107" style="width:670px;height:auto"/><figcaption class="wp-element-caption">Waymo's intended expansion into Los Angeles would span the majority of the city and include a number of intersecting freeways.</figcaption></figure>

<figure class="wp-block-image size-large is-resized"><img src="https://content.sfstandard.com/wp-content/uploads/2024/01/waymo-los-angeles.jpg?w=2000" alt="map of los angeles" class="wp-image-242107" style="width:670px;height:auto"/><figcaption class="wp-element-caption">Waymo&#8217;s intended expansion into Los Angeles would span the majority of the city and include a number of intersecting freeways.</figcaption></figure>

“Since Waymo has stalled any meaningful discussions on its expansion plans into Silicon Valley, the CPUC has put the brakes on its application to test robotaxi service virtually unfettered both in San Mateo and Los Angeles counties,” San Mateo County Supervisor David Canepa said in a statement. “This will provide the opportunity to fully engage the autonomous vehicle maker on our very real public safety concerns that have caused all kinds of dangerous situations for firefighters and police in neighboring San Francisco.”

“Since Waymo has stalled any meaningful discussions on its expansion plans into Silicon Valley, the CPUC has put the brakes on its application to test robotaxi service virtually unfettered both in San Mateo and Los Angeles counties,” San Mateo County Supervisor David Canepa said in a statement. “This will provide the opportunity to fully engage the autonomous vehicle maker on our very real public safety concerns that have caused all kinds of dangerous situations for firefighters and police in neighboring San Francisco.”

A Waymo was <a href="https://sfstandard.com/2024/02/12/waymo-san-francisco-burned-arrests/">recently set ablaze in San Francisco</a> by a crowd of people during Chinatown’s Lunar New Year celebration. That incident came just one week after a <a href="https://sfstandard.com/2024/02/06/waymo-collides-san-francisco-cyclist-police-say/">Waymo struck a cyclist</a> in Potrero Hill.

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A Waymo was <a href="https://sfstandard.com/2024/02/12/waymo-san-francisco-burned-arrests/">recently set ablaze in San Francisco</a> by a crowd of people during Chinatown’s Lunar New Year celebration. That incident came just one week after a <a href="https://sfstandard.com/2024/02/06/waymo-collides-san-francisco-cyclist-police-say/">Waymo struck a cyclist</a> in Potrero Hill.

In response to some of the letters of protest against its expansion, Waymo submitted a reply letter that critiqued the arguments on jurisdictional grounds.

In response to some of the letters of protest against its expansion, Waymo submitted a reply letter that critiqued the arguments on jurisdictional grounds.

&#8220;&#8216;The ‘suspension’ of an advice letter is a procedural part of the CPUC’s standard and robust review process,” said Waymo spokesperson Katherine Barna.

"'The ‘suspension’ of an advice letter is a procedural part of the CPUC’s standard and robust review process,” said Waymo spokesperson Katherine Barna.

&#8220;&#8216;The ‘suspension’ of an advice letter is a procedural part of the CPUC’s standard and robust review process,” said Waymo spokesperson Katherine Barna.

Convinced that the current state-based system is inadequate for regulating the novel technology, state Sen. David Cortese, who represents San Jose, <a href="https://sfstandard.com/2024/01/09/cruise-waymo-robotaxis-regulation-local-government/">introduced SB 915</a>, which would give local governments the ability to establish autonomous vehicle caps, service hours and require a system for emergency responders to override vehicle controls.

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Convinced that the current state-based system is inadequate for regulating the novel technology, state Sen. David Cortese, who represents San Jose, <a href="https://sfstandard.com/2024/01/09/cruise-waymo-robotaxis-regulation-local-government/">introduced SB 915</a>, which would give local governments the ability to establish autonomous vehicle caps, service hours and require a system for emergency responders to override vehicle controls.

“If this was only a San Francisco problem, the rest of us would be sitting on our hands,” Cortese said in January. “But like so many things, a big city like San Francisco just outed a problem being faced by cities and counties up and down the state.”

“If this was only a San Francisco problem, the rest of us would be sitting on our hands,” Cortese said in January. “But like so many things, a big city like San Francisco just outed a problem being faced by cities and counties up and down the state.”

San Francisco officials have continued to push back against wide-scale autonomous vehicle expansions because of negative interactions with first responders and public transportation.&nbsp;

San Francisco officials have continued to push back against wide-scale autonomous vehicle expansions because of negative interactions with first responders and public transportation.&nbsp;

A resolution to publicly back SB 915 was introduced by Supervisors Aaron Peskin and Connie Chan—two of the city’s most vocal robotaxi critics—last week.&nbsp;

A resolution to publicly back SB 915 was introduced by Supervisors Aaron Peskin and Connie Chan—two of the city’s most vocal robotaxi critics—last week.&nbsp;

That’s on top of <a href="https://www.washingtonpost.com/technology/2024/01/23/san-francisco-lawsuit-robotaxi-waymo-cruise/">a lawsuit filed</a> by San Francisco City Attorney David Chiu against the California Public Utilities Commission claiming the regulator acted “unlawfully” when it approved the ability for Waymo and Cruise to operate their fared services in the city.&nbsp;

That’s on top of <a href="https://www.washingtonpost.com/technology/2024/01/23/san-francisco-lawsuit-robotaxi-waymo-cruise/">a lawsuit filed</a> by San Francisco City Attorney David Chiu against the California Public Utilities Commission claiming the regulator acted “unlawfully” when it approved the ability for Waymo and Cruise to operate their fared services in the city.&nbsp;

Waymo robotaxis can’t use freeways or leave San Francisco until at least June

Jonah Owen Lamb

The handsome two-story home with a picket fence was listing to starboard.

The handsome two-story home with a picket fence was listing to starboard.

While the shingled home would fit into any leafy suburb, on Monday it was out to sea, so to speak, as it made slow progress past the Ferry Building around 9 a.m. and ferry passengers snapped pictures of the anomaly. The boat was being towed through San Francisco Bay on the last leg of a two-day journey from Redwood City to San Rafael.

While the shingled home would fit into any leafy suburb, on Monday it was out to sea, so to speak, as it made slow progress past the Ferry Building around 9 a.m. and ferry passengers snapped pictures of the anomaly. The boat was being towed through San Francisco Bay on the last leg of a two-day journey from Redwood City to San Rafael.

A day earlier, Edward Stancil had watched as the boat began its journey up the bay, departing from the Docktown Marina in Redwood City. He questioned whether it would survive the trip.&nbsp;

A day earlier, Edward Stancil had watched as the boat began its journey up the bay, departing from the Docktown Marina in Redwood City. He questioned whether it would survive the trip.&nbsp;

“It’s precarious,” Stancil said. “The thing’s ready to sink. That was the biggest houseboat they had in Redwood City.”&nbsp;

“It’s precarious,” Stancil said. “The thing’s ready to sink. That was the biggest houseboat they had in Redwood City.”&nbsp;

The slow-going vessel would probably not be able to fight a high tide and so would have to wait for the slack tide for a window to move. It would probably not be able to move at all during the southern bay’s low tides.&nbsp;

The slow-going vessel would probably not be able to fight a high tide and so would have to wait for the slack tide for a window to move. It would probably not be able to move at all during the southern bay’s low tides.&nbsp;

A houseboat on a two-day journey from Redwood City to San Francisco as it makes its way past San Francisco on Monday, April 8, 2024.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2024/04/20240409-houseboat-02.jpg?w=2500" alt="A houseboat in the bay." class="wp-image-265939"/><figcaption class="wp-element-caption">A houseboat on a two-day journey from Redwood City to San Rafael as it makes its way past San Francisco on Monday.</figcaption></figure>

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