The Hermosa Beach Planning Commission convened on September 16, 2025, to discuss a significant builder's remedy project within the city's coastal zone. A key focus of the meeting was the interaction between local approvals and the requirements set forth by the California Coastal Commission.

During the discussions, Tera Hirsch raised a critical question regarding the Coastal Commission's role in the approval process for the project. She sought clarification on how the commission's review would integrate with the city's planning process, particularly under the builder's remedy framework.

In response, city officials explained that the project would necessitate a Coastal Development Permit (CDP) due to its location within the coastal zone. This permit process is distinct from the city's review and is governed by state law. If the city approves the project, the applicant must subsequently apply to the Coastal Commission for the CDP. The commission will evaluate the project based on its own criteria, which differ from the city's municipal code and local regulations.

Officials emphasized that the builder's remedy, which facilitates certain developments under state law, does not apply to state authorities like the Coastal Commission. Therefore, the commission is not obligated to adhere to the same criteria as the city. They will assess the project for compliance with local zoning regulations and the California Coastal Act.

It was noted that even if the city grants approval for the project, it cannot proceed without the Coastal Commission's approval of the CDP. The resolution drafted for the project includes a condition that requires the applicant to secure this permit before any development can commence.

The meeting underscored the importance of understanding the dual layers of approval required for coastal projects, highlighting the necessity for coordination between local and state regulatory bodies. The commission's discussions set the stage for the next steps in the project’s approval process, emphasizing the critical role of the Coastal Commission in determining the project's future.