SACRAMENTO – Senator John Laird (D–Santa Cruz) today introduced legislation to bring greater clarity and predictability to the coastal development permitting process by establishing clear timelines for the California Coastal Commission to act on appeals of Coastal Development Permits.

While current law requires the Commission to quickly determine whether an appeal raises a “substantial issue,” there are no deadlines for the steps that follow. SB 963 will establish clear timelines to ensure that appealed projects move through the appeals process in a standardized manner to ensure timely compliance with local coastal plans and the protections of the California Coastal Act.

“For nearly 50 years, the Coastal Act has helped protect California’s extraordinary coastline and ensure public access to it,” said Laird. “SB 963 is about making sure the process works clearly and predictably for everyone involved. By establishing reasonable timelines for appeals, we can provide greater certainty for local governments, project applicants, and community stakeholders while continuing to uphold the protections and values of the Coastal Act. Protecting the coast and ensuring a fair, workable process should go hand in hand.”

Under current law, most development in California’s coastal zone requires a Coastal Development Permit (CDP), which is reviewed and approved by local governments if they have a certified Local Coastal Programs (LCP). In some sensitive coastal areas, including areas near the shoreline, those local permitting decisions can be appealed to the California Coastal Commission.

When a permit decision is appealed, the California Coastal Commission must hold a hearing within 49 days to decide whether the appeal raises a “substantial issue” with respect to consistency with the LCP. If it does, the Commission takes over the permit review. However, current law does not set a deadline for when the Commission must finish their review.

SB 963 addresses this gap by establishing clear deadlines for the Coastal Commission to review project information and make a final decision on an appeal.

Specifically, SB 963 would:

• Require the California Coastal Commission to review the local permit record and provide the applicant with a complete list of any additional information needed for further review within 30 days of determining that an appeal raises a substantial issue;

• Require the Commission to review any additional information submitted by the applicant within 30 days; and

• Require the Commission to hold a de novo hearing and issue a final decision on the appeal within 180 days after all requested information has been received.

By setting clear timelines for appeals, the bill would make the process more predictable for applicants, local governments, and communities while maintaining oversight by the Coastal Commission.

“Since its inception 50 years ago, the California Coastal Act, the world’s leading coastal protection law, has enabled the Coastal Commission to ensure that California’s beaches remain beautiful, conserved, and accessible,” said Susan Jordan, Founder and Executive Director of the California Coastal Protection Network. “SB 963 shows that through good faith collaboration, these essential goals can be upheld while continuing to advance responsible reforms to address important challenges such as housing affordability and supply. We thank Senator Laird for his continued leadership as a champion for a California coast for all.”

“Stable housing is a foundation for health and prosperity, but in California's coastal communities- communities that generate around 80 percent of the state's economic output and wages- prohibitively high housing costs make it nearly impossible for low-income renters, people of color, and working families to meet this basic need,” said Chione Lucina Muñoz Flegal, Executive Director of Housing California. “By providing increased certainty to housing providers building homes for these Californians, SB 963 will help address the states’ shortage of affordable homes while preserving the coastal environment for all to enjoy, access and benefit from. We look forward to engaging on this important legislation.”

SB 963 is part of Laird’s broader efforts to improve coastal planning by addressing housing needs and sea level rise risks. Last year, he authored SB 484, which created a pilot program to streamline the development of 100% affordable housing in coastal infill areas in communities that do not yet have a certified LCP. In 2023, Laird authored SB 272 to require updates to LCPs and add sea level rise plans. The Coastal Commission has provided local assistance grants which resulted in 17 jurisdictions updating their plans to include sea level rise policies and considerations with many more in process.

Laird has also introduced coastal-related resolutions this year, including SCR 136 recognizing the 50^th anniversary of the California Coastal Act, and SJR 12 opposing the proposed federal plan to expand offshore oil and gas leasing off California’s coast.

“For decades, California has worked to strike the right balance between protecting our coast and planning responsibly for our communities,” said Laird. “Whether it’s improving how the Coastal Act process works, supporting affordable housing in appropriate coastal areas, or standing up to offshore drilling, these efforts all reflect the same principle – protecting our coastline while ensuring thoughtful, responsible planning for the future. That balance has guided California’s coastal policy for generations, and it should continue to guide how we move forward.”