WeVote
Log In

Bill

Bill

SB 963

California Coastal Act of 1976: coastal development permits: appeal: de novo review.

2025-2026 Regular Session Introduced by John Laird

SB 963 standardizes de novo review and public hearings for coastal permit appeals when a substantial issue exists, with clear grounds tied to local coastal programs and public acce

From committee: Do pass and re-refer to Com. on APPR. with recommendation: To consent calendar. (Ayes 13. Noes 0.) (June 8). Re-referred to Com. on APPR.
#californiacoastalactof1976 #appeal #coastaldevelopmentpermits #denovoreview
1
WeVote Research Nonpartisan
Bill Summary · SB 963

Summary of SB 963 (2025-2026) – California Coastal Act of 1976: coastal development permits: appeal: de novo review

Purpose and intent

SB 963, introduced by Senator Laird, would reform the process for appeals of local government decisions on coastal development permits under the California Coastal Act of 1976. The bill creates a framework for de novo review and public hearings when the California Coastal Commission determines that a “substantial issue” exists with respect to the grounds of an appeal. It also clarifies submission requirements for appeals and tightens grounds for valid appeals.

Key provisions and changes

  • Appeal submission and validity (new Section 30628, Public Resources Code):

    • An appeal of a local government action on a coastal development permit is considered properly submitted if the appealing party files a completed, signed copy of the commission-provided appeal form with the executive director within the applicable timeline.
    • The appeal form must be available in hard copy, digital form, and on the commission’s website.
    • The appealing party must state the specific grounds for the appeal in writing on the form, identifying how the proposed development does not conform to the certified local coastal program standards or public access policies. Attachments supporting the grounds may be included.
    • Appeals based on grounds other than certified local coastal program or public access provisions will not be considered valid.
    • The executive director may reject nonconforming appeals.

  • De novo review and public hearing if substantial issue exists (new Section 30629, Public Resources Code):

    • For appeals of local government or port governing body actions, the commission must provide de novo review and a public hearing if it determines a substantial issue exists concerning the grounds of the appeal.
    • Timeline for processing after a determination of a substantial issue:
    • Within 30 calendar days: provide the permit applicant with a complete description of information needed to complete de novo review and hold a public hearing.
    • Submittals: once information is submitted, the director reviews it within 30 days to confirm completeness or specify remaining items; further submissions follow the same process.
    • After a complete submittal, the commission must hold a de novo public hearing and act on the application within 180 calendar days.
    • The 180-day period may be extended once by mutual written agreement for up to 90 additional days.
    • The commission may conduct de novo review and a public hearing on the same day it determines a substantial issue exists if the necessary information is already available.

  • Non-substantive park provisions (Section 5019.5 amendment):

    • Minor, non-substantive changes to the Department of Parks’ procedures regarding land carrying capacity surveys before park or recreational area developmental plans.

Who is affected

  • Applicants and appellants: Individuals or entities seeking coastal development permits who wish to appeal local government decisions.
  • Coastal Commission: Responsible for receiving appeals, determining whether a substantial issue exists, and conducting de novo reviews and hearings as mandated.
  • Local governments and port governing bodies: Subject to de novo review if a substantial issue is found.
  • Public access and coastal consistency standards: Appeals must be grounded in conformity with the certified local coastal program and public access policies.

Procedural and timeline aspects

  • Appeals must be timely filed with the commission via a signed form.
  • The commission has defined steps and deadlines for de novo review after a substantial issue determination, including a 180-day processing window (extendable once up to 90 days) following a complete submittal.
  • The process emphasizes concrete grounds for appeal tied to local coastal programs and public access provisions.

Overall impact

SB 963 aims to standardize and accelerate de novo review for coastal permit appeals when substantial issues exist, improving clarity around grounds for appeal and administrative timelines, while ensuring conformity with local coastal programs and public access policies.

Compiled from official sources — confirm details with the bill’s official record.

Sign in to ask a question.