Supervisors approve redesigned Signal Hill home within Connell footprint with conditions after months-long dispute

The Monterey County Board of Supervisors on Aug. 26 approved a redesigned single-family dwelling for PLN 240077 (Signal Hill Road, Pebble Beach) after months of appeals and public controversy over the earlier demolition of the Connell House, a modernist structure. The boardin a 4-0-1 vote with Chair Lopez abstainingaccepted staffand applicant-proposed revisions that county staff said bring the proposed house within the previously developed footprint and preserve the reduced-height design required under Alternative 6 of the projectenvironmental review.

Why it matters: The site has been the focus of intense community debate. Appellants argued the redesign remained larger and taller than the historic house the county had authorized for demolition; the applicant and county staff said the new design meets the board's prior direction to keep the replacement within the original footprint and below the ridgeline.

What the board approved: Planning staff presented a modified design that removed previously contested elementsincluding about 780 square feet of coverage by removing development in a previous patio area and an exterior stair; it also reduced the garage to two cars and proposed relocation of two cypress trees with a conservation easement increase. Staff concluded the revised plan is consistent with Alternative 6 in the certified EIR and meets land-use and visual-resource policies for the Del Monte Forest area.

Conditions and appeals: Supervisors approved the design subject to conditions added at the dais: a height-verification condition requiring an on-site benchmark and measurement before final roofing so the permitted height is not exceeded; a requirement that the inner courtyard areas remain pervious or landscaped (not counted as new impervious footprint); and a requirement that landscaping use native dune plants consistent with the EIR and Del Monte Forest requirements. Staff also pointed out that an approval would be appealable to the California Coastal Commission; a denial would not be.

Public comment and controversy: The meeting included testimony from the applicant, Massey Metapour, who said the design fully meets the board's 2023 direction to follow Alternative 6 and remain within the existing footprint. Appellants and preservation groups, including the Alliance of Monterey Area Preservationists, argued the Connell Housethe house that was torn downhad been larger or differently measured than the boards earlier reference and said renderings provided by the applicant misrepresented siting and screening. Appellants also argued the new house remains significantly larger and taller than the Connell House and that the demolition and site work had already caused irreversible change.

Board deliberations: Supervisors debated technical measures (how footprint and height were measured, whether the new plans were staked and flagged on site) and process concerns (ensuring conditions would be enforced during construction). Several supervisors said they wanted additional procedural safeguards during construction and better signage and public documentation showing how the replacement fit within the original disturbed area. County planning staff said the revised plan places exterior walls within the footprint line as measured by the engineer Whitson and that the proposed typical height from average natural grade is about 25.5 feet; the Connell House had been measured in the EIR at about 22 feet from average natural grade.

Vote and next steps: The motion to approve the revised design with conditions was moved by Supervisor Church and seconded by Supervisor Askew. The board voted 4-0-1 (Lopez abstained) to approve the design approval resolution with the added conditions. Staff will include the conditions in the building-permit review and verify height and footprint during inspections; the board also asked planning staff to ensure the landscape plan uses native dune species and that the inner courtyard is pervious or landscaped rather than impervious surfacing.

Quotations attributable to speakers in the meeting: "At the last month, you reiterated that you want us to follow the 2023 motion and direction," applicant Massey Metapour told the board, asking for approval of the revised plan. (Transcript excerpt.)

"This is a very difficult item," Supervisor Askew said, referencing community distrust and the demolition that preceded the current submission.

Ending: The board closed a long-running dispute by approving a revised design the county says meets the EIR Alternative 6 footprint and height objectives; the approval comes with tight conditions and a plan for heightened inspection and verification during construction. The approval can be appealed to the California Coastal Commission.