401-417 S. Pacific Coast Highway, Redondo Beach, CA 90277
Redondo Seaside Living LLC proposed Nivasa, a four-story, 45-foot mixed-use building on the west side of Pacific Coast Highway between Pearl and Ruby streets, at 401 to 417 S. Pacific Coast Highway in the coastal zone (city permit 2025-0074). The plan has 49 apartments, eight of them affordable (five very low income and three moderate income), about 17,000 square feet of ground-floor commercial space and a two-level underground garage. It relies on the State Density Bonus Law and AB 2011, which AB 2243 extended to qualifying coastal sites. On December 18, 2025 the Planning Commission unanimously denied the coastal development permit and two of three requested density bonus concessions, citing parking, coastal access and safety; one rejected concession would have cut commercial parking from 68 to 44 spaces. The developer appealed on December 22. On February 13, 2026 HCD wrote that the denial conflicted with AB 2011 and the Density Bonus Law, in a letter that also served as a notice of potential violation. Four days later the City Council granted the appeal unanimously and approved the project. Mayor Jim Light said that under current state law, "with residential, we don't have a say anymore." The decision came after an October 2025 appellate ruling that Redondo Beach's housing element did not comply with state law; HCD found a revised element compliant on May 20, 2026. The filing date was not found, and no construction start has been reported.
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The court rejects the city's overlay strategy, the backdrop for the PCH decision.
Court of AppealUnanimous denial of the coastal development permit and two of three density bonus concessions, citing parking, coastal access and safety.
City of Redondo BeachHCD says the denial conflicts with AB 2011 and the Density Bonus Law; the letter is also a notice of potential violation.
HCDThe council grants the appeal unanimously.
Easy ReaderCity attorney Joy Abaquin-Ford: "The city is not subject to Builder's Remedy with the newly certified Housing Element."
Easy ReaderAppealed the Planning Commission denial on Dec. 22, 2025, submitting a traffic study and adding safety and mobility measures.
Melinda Coy: "denial of the Project is inconsistent with state housing law."
Cited parking, coastal access and safety.
"It's short 24 spaces." Also: "The city can't absolve itself of its responsibility to preserve access to the beach"
"Sacramento is forcing our hands here. That is where my vote is coming from."
"My interpretation of the (current state law) is, with residential, we don't have a say anymore."
"Previously, a city could use subjective design standards (to deny a project), such as neighborhood compatibility."
The commission refused the concession reducing commercial parking from 68 to 44 spaces. The council reversed it on Feb. 17, 2026.
The commission denied the coastal development permit on coastal-access, fire-station access and driveway findings; HCD said AB 2011 required approval. Reversed on appeal.
Each row is a dated action by a deciding body, taken from the minutes, agenda packet, video, or ruling linked in the source column.
| Date | Body | Action | Vote | Staff recommendation | Source |
|---|---|---|---|---|---|
| December 18, 2025 | Planning Commission | denied Denied the coastal development permit and two of three density bonus concessions. The vote was unanimous; the tally was not reported. | — | Unknown | City of Redondo Beach |
| February 17, 2026 | City Council | appeal upheld Granted the developer's appeal and approved the project. The vote was unanimous; the tally was not reported. | — | Unknown | Easy Reader |