Title
PLN250244 - PEBBLE BEACH COMPANY (AT&T MOBILITY)
Public hearing to consider the removal of an existing 23-10 foot high utility pole and installation of a wireless telecommunication facility consisting of a 26-11 foot high pole with one antenna and associated equipment within 750 feet of archaeological resources.
Project Location: PG&E Right-Of-Way, Adjacent to 3399 17 Mile Dr, Pebble Beach, CA 93953 (Coordinates 36.563616 N, -121.931956 W)
Proposed CEQA action: Find the project Categorically Exempt pursuant to CEQA Guidelines section 15303, and there are no exceptions pursuant to Section 15300.2.
Report
RECOMMENDATIONS
It is recommended that the Zoning Administrator adopt a resolution to:
a. Find the project qualifies for a Class 3 Categorical Exemption from CEQA Guidelines Section 15303, and that none of the exceptions from Section 15300.2 apply to the project; and
b. Approve a Combined Development Permit consisting of a 1.) Coastal Development Permit and Design Approval to allow the removal of an existing 23-10 foot high utility pole and installation of a wireless telecommunication facility consisting of a 26-11 foot high pole with one antenna and associated equipment; and 2.) Coastal Administrative Permit for development within 750 feet of archaeological resources.
The attached draft resolution includes findings and evidence for consideration (Exhibit B). Staff recommends approval subject to 9 conditions of approval.
PROJECT INFORMATION
Agent: Justin Giarritta
Property Owner: PEBBLE BEACH COMPANY (AT&T MOBILITY)
APN: 008-392-005-000
Parcel Size: N/A
Zoning: N/A
Plan Area: Del Monte Forest Land Use Plan (Coastal Zone)
Flagged and Staked: N/A
Project Planner: Jade Mason, Assistant Planner
MasonJ@countyofmonterey.gov, (831)755-3759
SUMMARY/DISCUSSION
The subject property is located within a utility easement (Coordinates 36.563616 N, -121.931956 W) adjacent to 3399 17 Mile Drive Road, Pebble Beach, within the Del Monte Forest Area. The applicant (AT&T Mobility) proposes the removal of an existing 23-10 foot high utility pole and installation of a wireless telecommunication facility consisting of a 26-11 foot high pole with one antenna and associated equipment within 750 feet of archaeological resources. The existing utility pole is within an easement, owned and managed by Pacific Gas & Electric (PG&E). PG&E submitted a letter to the County authorizing AT&T Mobility for the proposed development. This project does not include an increase in wastewater generation or installation, upgrade, or repairs to any onsite wastewater treatment system components.
Based on staff’s analysis, the proposed project is consistent with the policies and regulations pertaining to zoning uses and any other applicable provisions of the 1982 Monterey County General Plan (General Plan), Del Monte Forest Land Use Plan (DMF LUP), Del Monte Forest Coastal Implementation Plan (DMF CIP), and applicable sections of the Monterey County Coastal zoning ordinance (Title 20).
Site Location and Analysis
The development is proposed to be located within an existing utility easement owned by PG&E on Sunset Lane, which is a private road, owned and maintained by Pebble Beach Company. The General Plan does not specify a land use designation for privately or publicly owned roads; however, the County considers such land use as Public/Quasi Public use, serving the public at large. Accordingly, Title 20, section 20.40.050.S allows for WCF subject to a Coastal Development Permit in each case. Staff analyzed the proposed development for the best siting and location for the WCF. There is an existing utility pole, and the proposed development would replace this pole to allow AT&T to provide maximum coverage to its customers. The Applicant provided Service Coverage Maps illustrating this area to have poor coverage, and the proposed WCF would provide a clear and consistent mobile service within the area (Exhibit F). According to these Service Coverage Maps, the proposed facility is necessary to close significant service coverage gap area within Del Monte Forest.
Co-Location
Title 20 section 20.64.310 encourages co-location of wireless facilities when possible. Co-location opportunities were analyzed for the proposed project. There are no existing WCF that could be used for co-location and meet the coverage objectives identified in the plan provided. However, the proposed development would be installed in the same location where an existing PG&E utility pole is located. The project includes the removal of the existing 23-10 foot utility pole and install a 26-11 foot WCF which includes two antennas, two radios and associated equipment. The project includes a condition to encourage future co-location by other wireless carriers (Condition No. 6).
Design and Visual Resources
The surrounding areas are designated as a Design Control Zoning District (“D” zoning overlay). Pursuant to Title 20, Chapter 20.44, the regulation of the location, size, configuration, materials, and colors of structures and fences is intended to protect the public viewshed and preserve neighborhood character. The proposed WCF will utilize the same material and colors as the existing utility pole, which is wooden dark brown. The development is surrounded by existing vegetation and will blend with the surrounding environment. DMF LUP Forest Visual Resources Map Figure 3 identifies this subject area to be within the 17-Mile drive public viewshed and near a designated vista point. DMF LUP Policy 48 indicates that new development within visually prominent settings, as illustrated on Figure 3, shall be sited and designed in such a manner that will not take away the scenic value of the area. The colors and materials of the pole blend with the surrounding environment and match existing nearby poles, minimizing adverse impact on scenic views (Exhibit G). The existing utility pole is 23-10 foot high and the proposed WCF would install a 26-11 foot high pole.
As proposed, the project would be consistent with design and visual resource policies of the DMF LUP and Title 20.
Radio Frequency
The applicant has submitted a report prepared by Waterford Consultants (Exhibit D), evaluating the proposed facility. The report finds that the facility will comply with prevailing Federal Communications Commission (FCC) and Occupational Safety and Health Administration (OSHA) standards for limiting public exposure to radio frequency energy. This finding is consistent with measurements of actual exposure conditions taken at other operating base stations. The site is adequate for the proposed development of the wireless communication facility and the applicant has demonstrated that it is the most adequate for the provision of services as required by the FCC.
Cultural Resources
Monterey County Geographic Information System (GIS) records identify the subject property to be within a high archaeological sensitivity area and is within a known or potential archaeological resource area. An Archaeological Report (LIB120442) was previously conducted on the adjacent parcel and concluded there were no cultural materials present that would indicate an archaeological deposit on the project parcel. There was no marine shell, cobbles, burnt rocks, or anthrogenic soils present on the site. The proposed project would be adjacent to this parcel in an area previously disturbed by the existing utility pole. The proposed WCF would be in the same location and depth of the existing pole. An archaeological waiver was submitted to and approved by a designee of the Chief of Planning given that the proposed development does not involve land clearing and land disturbance of previously disturbed land due to the replacement pole going in the exact same location as the existing pole, and no cultural resources were discovered in the initial installation of the original existing pole. Staff has deemed that an archaeological report is not required under the Title 20 section 20.147.080.B.1. There is no evidence that any cultural resources would be disturbed, and the potential for inadvertent impacts to cultural resources is limited. This will be controlled by application of the County’s standard project condition (Condition No. 3), which requires the contractor to stop work if previously unidentified resources are discovered during construction.
CEQA:
California Environmental Quality Act (CEQA) Guidelines Section 15303 categorically exempts the installation of small new equipment and facilities on small structures. The proposed project is for the removal of an existing 23-10 foot high utility pole and installation of a wireless telecommunication facility consisting of a 26-11 foot high pole with one antenna and associated equipment. The project does not involve the removal of trees or major vegetation. There are no exceptions pursuant to Section 15300.2. No evidence of significant adverse environmental effects was identified during staff review of the development application. There is no cumulative impact without any prior successive projects of the same type in the same place, over time. There is no significant effect on the environment due to unusual circumstances. The site is not included on any list compiled pursuant to Section 65962.5 of the Government Code to be considered a hazardous waste site. No evidence of known historical resources was identified that may cause a substantial adverse change. The project site will not impact scenic resources within the scenic highway, such as trees, rock outcroppings, and historical buildings.
LAND USE ADVISORY COMMITTEE:
The proposed project was reviewed by the Del Monte Forest Advisory Committee on September 18th, 2025. The LUAC voted unanimously 3-0 to recommend approval of the project (Exhibit C).
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
Environmental Health Bureau
HCD-Environmental Services
Pebble Beach Community Services District
California Coastal Commission
Prepared by: Jade Mason, Assistant Planner
Reviewed and Approved by: Jacquelyn M. Nickerson, Principal Planner
The following attachments are on file with HCD:
Exhibit A - Project Data Sheet
Exhibit B - Draft Resolution including:
- Recommended Conditions of Approval
- Site Plans
Exhibit C - LUAC Minutes
Exhibit D - Radio Frequency Report
Exhibit E - Vicinity Map
Exhibit F - Coverage Map
Exhibit G - Photo Simulations
cc: Front Counter Copy; Pebble Beach Community Services District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Jade Mason, Assistant Planner; Jacquelyn M. Nickerson, Principal Planner; Pebble Beach Company, Property Owner; Justin Giarritta, Agent; The Open Monterey Project (Molly Erickson); Landwatch: Planning File PLN250244