Title
PLN250292 - SIGNAL HILL, LLC
Continued from September 29, 2026 - Public Hearing to:
a. Consider the appeal of Sam and Betsy Reeves of the Chief of Planning’s July 27, 2026 decision to approve a Combined Development Permit; and
b. Consider the construction of an attached 798 square foot Accessory Dwelling Unit, and associated site improvements including 220 square feet of porches and terraces, a lower-level unconditioned crawl space, development within 100 feet of Environmentally Sensitive Habitat Area, development on slopes in excess of 30 percent, removal and relocation of one Monterey Cypress tree, and development within 750 feet of a known archaeological resource.
Project Location: 1170 Signal Hill Road, Pebble Beach
Proposed California Environmental Quality Act (CEQA) action: Find that a continuance of this hearing is not a project under CEQA Guidelines section 15378 and does not require further environmental review.
Body
RECOMMENDATION:
It is recommended that the Board of Supervisors continue the hearing to a date uncertain.
PROJECT INFORMATION:
Agent: Massy Mehdipour
Property Owner: Signal Hill LLC
APN: 008-261-007-000
Parcel Size: 2.19 acres or 95,396 square feet
Zoning: Low Density Residential with 1.5 acres per unit density, Design Control overlay in the Coastal Zone or “LDR/1.5-D(CZ)”
Plan Area: Del Monte Forest Land Use Plan
Flagged and Staked: Yes
Project Planner: McKenna Bowling, Associate Planner
bowlingmr@countyofmonterey.gov, (831) 755-5298
SUMMARY:
The subject property is located at 1170 Signal Hill Road, within Pebble Beach. The lot is currently undeveloped, however, the subject parcel was approved for construction of a single-family dwelling through PLN240077 and PLN100338 (Board of Supervisor Resolution Nos. 23-237 and 25-334). The Applicant has obtained construction permits (25CP04088) for this work.
The Applicant is proposing the construction of an attached 798 square foot Accessory Dwelling Unit (ADU) and the removal and relocation of one Monterey Cypress tree. This tree was replanted pursuant to HCD-Planning File No. PLN100418, and has been replanted multiple times due to soil conditions and wind exposure hindering the tree’s survivability. The project also involves development within 100 feet of Environmentally Sensitive Habitat Areas (ESHA), 750 feet of a known archaeological resource, and on slopes in excess of 30 percent. The project includes 10 cubic yards of cut and 60 cubic yards of fill, with a net import of 50 cubic yards.
During the project’s review, the Law Office of Tony Lombardo, representing neighbors, Sam and Betsy Reeves, submitted public comment contesting the redevelopment proposal, raising concerns with the location of the ADU, and its consistency with both Local Coastal Program requirements and the previous BOS decision as it relates to the residence. After consideration of public comment and written testimony, on July 27, 2026, the Chief of Planning approved the Combined Development Permit, and found the proposed project categorically exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15303 (Chief of Planning Resolution No. 26-061).
The appellants, Sam and Betsy Reeves (Appellants), represented by the Law Offices of Tony Lobardo, timely appealed the July 27, 2026, decision approving the Combined Development Permit. The Appellant contends that the Chief of Planning’s decision was not supported by the evidence and that the decision is contrary to law.
After review of the appeal contentions and given the evolving circumstances during permit review which included removal of trees during construction of the main house, the Applicant agreed to continue the September 29, 2026 hearing to October 27, 2026, and revise the ADU project to address concerns regarding slopes, habitat, and trees. The revised design and related information were not available in time for staff to present at the October 27, 2026 hearing. Therefore, staff recommends the Board of Supervisors continue this hearing to a date uncertain to allow staff additional time to work with the Applicant on the revised project scope. Staff will work with the Applicant and the Appellant to ensure timely consideration of the appeal.
ENVIRONMENTAL REVIEW:
California Environmental Quality Act (CEQA) Guidelines section 15378 defines a “project” as any activity undertaken or approved by a public agency that may result in direct or indirect physical changes in the environment. Therefore, the continuance of this hearing is not a project under CEQA Guidelines section 15378 and does not require further environmental review.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
Environmental Health Bureau
HCD-Engineering Services
HCD-Environmental Services
Pebble Beach Community Services District
The Office of County Counsel
FINANCING:
Funding for staff time associated with this project is included in the FY2026-27 Adopted Budget for Community Development General Fund 1001-310002.
BOARD OF SUPERVISORS STRATEGIC PLAN GOALS:
The project aligns with Board of Supervisors Strategic Plan Goal A: This action represents effective and timely response to our HCD customers. Processing this application in accordance with all applicable policies and regulations also provides the County accountability for proper management of our land resources.
Mark a check to the related Board of Supervisors Strategic Plan Goals:
__X_Well-Being and Quality of Life
____ Sustainable Infrastructure for the Present and Future
____ Safe and Resilient Communities
____Diverse and Thriving Economy
Link to the Strategic Plan:
<https://www.countyofmonterey.gov/home/showdocument?id=139569>
Prepared by: Fionna Jensen, Principal Planner (831) 796-6407
Reviewed by: Melanie Beretti, Chief of Planning, AICP
Approved by: Craig Spencer, Director of Housing and Community Development
No Attachments
cc: Front Counter Copy; Del Monte Forest LUAC; Pebble Beach Community Services District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; McKenna Bowling, Associate Planner; Fionna Jensen, Principal Planner; Melanie Beretti, Chief of Planning; Signal Hill LLC, Property Owner; Massy Mehdipour, Agent; Sam and Betsy Reeves & the Law Offices of Tony Lobardo, Appellants; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Anthony Lombardo and Associates, Interested Party; Planning File PLN250292.