HomeMy WebLinkAbout06-13-13SAN LUIS OBISPO PLANNING COMMISSION
AGENDA
Council Chamber
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
June 13, 2013 Thursday 6:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin
Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and
Chairperson Michael Draze
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of May 8 and May 22, 2013. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to staff and, if action by the Commission is necessary,
may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised -at the public hearing or in written
p g
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing.
Any decision of the Planning Commission is final unless appealed to the City Council
within 10 days of the action (Recommendations to the City Council cannot be appealed
since they are not a final action.). Any person aggrieved by a decision of the Commission
may file an appeal with the City Clerk. Appeal forms are available in the Community
Development Department, City Clerk's office, or on the City's website (www.slocity.org).
The fee for filing an appeal is $268 and must accompany the appeal documentation.
If you wish to speak, please give your name and address for the record. Please limit
your comments to three minutes; consultant and project presentations limited to six
minutes.
1. 1335 Foothill Boulevard. U 47-10: Request to allow Phi Kappa Psi Fraternity
(eight occupants) and exceptions to parking and driveway standards in the R-4
High -Density Residential zone; 1335 Foothill LLC, applicant. (Liz Brighton)
COMMENT AND DISCUSSION:
Any writings or documents provided to a majority of the Planning Commission regarding any item on this
agenda will be made available for public inspection in the Community Development, 919 Palm Street,
during normal business hours.
Planning Commission Agenda
Page 2
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planners: Liz Brighton
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
NI activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM # 1
BY: Liz Brighton, Planning Technician 1. MEETING DATE: June 13, 2013
FROM: Doug Davidson, Deputy Director of Community Development
FILE NUMBER: U 47-10
PROJECT ADDRESS: 1335 Foothill Boulevard
SUBJECT: Planning Commission Use Permit for the Phi Kappa Psi fraternity to establish an
existing residence as a fraternity on property located at the end of Foothill Boulevard and
adjacent to Cal Poly (13 3 5 Foothill Boulevard).
RECOMMENDATION
Adopt the attached resolution recommending approval of the Use Permit, based on findings, and
subject to conditions and code requirements.
SITE DATA
Applicant (Phi Kappa Psi Fraternity
Representative Carol Florence: Oasis Associates,
Inc.
Zoning R-4 (High -Density Residential
Zone)
General Plan High -Density Residential
Site Area —9,128 square feet
Environmental Exempt from environmental
Status review under Class 1 (Section
15301), Existing Facilities, of the
CEQA Guidelines.
BACKGROUND
A fraternity and sorority land use requires approval of a Planning Commission Use Permit in the
R-3 and R-4 zones. The applicant is requesting a Use Permit to allow afour-bedroom fraternity
house with a maximum of 8 residents in the R-4 zone (See Attachment 1, Vicinity Map). The
subject property is in Code Enforcement because the applicant has been operating a fraternity at
the property without a Use Permit. The applicant applied for a Use Permit' in 2010, but several
U 47-10
1335 Foothill Blvd.
Page 2
issues (see Attachment 3, Incomplete Letter) were identified by City staff. The applicant has
made substantial progress in addressing the issues noted in the 2010 Incomplete Letter. Staff
has paraphrased the list of issues and the applicant's response below:
1. Lack of police support: In 2010, the Police Department did not support the request to
allow a Use Permit for the subject property due to the property's poor track record from
2007-2010 with 29 police calls.
The applicant has provided a statement from the Coordinator of Greek Affairs at Cal
Poly which states that the Phi Kappa Psi fraternity is a chapter in Good Standing with
the University (Attachment 3). In response to the current application, the Police
Department does not object to the proposed fraternity use as there has been a notable
decrease in calls for service at the property in the past three years (total of four
incidents).
2. Lack of adequate parking:. In 2010 the applicant proposed eleven residents and staff
found the proposed parking inconsistent with City parking standards.
The applicant has now proposed an on -site parking arrangement that includes three
instances of tandem parking to create six parking spaces for the proposed eight
residents.
3. Building Code violations: In 2010, Building and Fire Department staff identified
inconsistencies in the proposed floor plan and the need for required fire and safety
improvements.
The applicant has separated building improvements into three phases; the item and
status is listed below:
Phase 1: Upgrade of electrical wiring, repair of railings and doors- COMPLETE
Phase 2: Adequate fire separation between the garage and residence- COMPLETE
Phase 3: Installation of fire sprinklers- will be required as a condition of this Use Permit
SITE INFORMATION/SETTING
The subject location is located on the east side of Foothill Boulevard where it dead ends. The
project site abuts High -Density Residential (R-4) zoning to the west, north, and east, with Low -
Density Residential (R- 1) zoning to the south. Surrounding properties are developed with
duplexes, the Alpha Chi Omega Sorority, Front Porch student housing apartments, the Newman
Catholic Center, and Foothill Gardens apartments. Single family homes are concentrated south of
project site along Hathway Avenue. The project site is located within 350 feet of Cal Poly's
U 47-10
1335 Foothill Blvd.
Page 3
Health Center and 1500 feet from the University's entrance on California. It is likely residents
would walk down the driveway north of the property and enter campus through the path by the
health center.
The existing residence has a one -car garage with a thirty-foot long driveway and a separate
thirty-foot concrete drive off of a curb cut/driveway ramp shared with the adjacent property,
1345/1351 Foothill (See Attachment 6, sheet 2). The basement floor of the split-level residence
has a total floor area of approximately 1,087 square feet and is comprised of a non -habitable
storage space which opens into the garage, a bedroom, bathroom, and kitchen. The main level
(approximately 1,087 square feet), contains a living room, dining room, a kitchen, and a
bedroom and bathroom. The third level above the garage (approximately 504 square feet),
contains two bedrooms and a bathroom (See Attachment 5, Existing floor plan).
PROJECT DESCRIPTION
The applicant has proposed a four -bedroom fraternity house with eight residents at 1335 Foothill
Boulevard. The applicant has requested parking exceptions to allow a zero front yard setback,
tandem parking, compact spaces, and a reduced number of on -site spaces (Attachment 6, sheet
U 47-10
1335 Foothill Blvd.
Page 4
2). The applicant has also proposed new site landscaping, including a four -foot decorative wall,
an entry arbor and gate, and a porous patio surface (Attachment 6, sheet 3).
EVALUATION
1. Consistency with the General Plan
The proposal to allow the fraternity at the proposed property, a site near Cal Poly, is consistent
with certain policies contained in the City's General Plan. These policies are outlined below in
italics and followed by staff s response.
Land Use Element
Policy 2.7.4: Student and Campus Housing, Location: Housing likely to attract
faculty or students should be encouraged to locate close to Cal Poly, to reduce
commute travel.
Policy 2.7.5: Student and Campus Housing, Fraternities & Sororities:
Fraternities and sororities should be located in order of preference, (1) on
campus, (2) in medium -high and high -density residential areas near the campus.
Staff Analysis: The proposed project is consistent with the above policies
as it is in close proximity to Cal Poly (less than 500 feet away) and
provides fraternity members with a housing option within walking
distance of campus. The project site is currently zoned High -Density
Residential (R-4) and is located in an area with surrounding high -density
residential development and student housing near campus.
Housinz Element
Policy 8.6. Fraternities and Sororities: Fraternities and sororities should be
located on the Cal Poly University campus. Until that is possible, they should be
concentrated in medium -high and high -density residential zones near campus
rather than dispersed throughout the City.
Staff Analysis: The site is in an R-4 zone adjacent to Cal Poly. Typically, density,
parking and traffic are greater in higher density residential zones than in lower
density residential areas. The benefit of locating the fraternity at this site is that
the surrounding neighborhood contains other predominantly college -oriented
student housing and a sorority (See Attachment 7, Surrounding uses).
U 47-10
1335 Foothill Blvd.
Page 5
2. Consistency with the Zoning Regulations
Occupancy Limits
The Zoning Regulations set forth the limits for the number of people that may live
in group housing. In the R-4 zone, up to 55 persons per acre are allowed 1. For
this site, the maximum occupancy is 11.53 persons (9,128/43,560 = 0.21 acre;
0.21 x 55 = 11.53 persons). Therefore, a maximum of eleven persons may be
permitted to live at this site; the applicant has proposed a maximum of eight
residents.
Parkinma Standards
The parking requirement for a fraternity is one space per 1.5 occupants or 1.5
spaces per bedroom, whichever is greater 2 The requirement for this proposal is:
8 occupants x 1.5 = 12 parking spaces
or
4 bedrooms x 1.5 = 6 parking spaces
Based on this calculation, the project would require 12 parking spaces, however,
the applicant is requesting we use the lesser standard (1.5 spaces per bedroom)
which would require 6 spaces. It should also be noted that the applicant possesses
two parking permits (four placards) for the Alta Vista parking district. Staff
supports the applicant's request based upon the site's proximity to campus, and
the submitted automobile trip reduction plan (See Attachment 8).
1 Zoning Regulations Chapter 17.20, Residential Occupancy Standards, states the maximum population density for
each residential zone. It lists the maximum population density for R-4 as 55 persons per net acre.
2 Zoning Regulations Chapter 17.16.060, Table 6, states that the number of off-street parking spaces required for a
fraternity/sorority is one space per 1.5 occupants or 1.5 spaces per bedroom, whichever is greater.
U 47-10
1335 Foothill Blvd.
Page 6
The applicant has also requested the following exceptions to parking standards; they are
followed by staff analysis:
Tandem parking: The applicant has requested three instances of tandem parking.
Staff Analysis: Per Zoning Regulations Chapter 17.16.060 K(1) spaces are
allowed to be arranged in tandem when identified for the exclusive use of
a dwelling's occupants. Tandem parking is to be consistent with the
existing neighborhood pattern; the surrounding neighbors, 1327, 1328, and
1345 Foothill, park in a tandem arrangement. Staff supports the tandem
arrangement due to consistency with the neighborhood.
Zero setback for unenclosed parking: One of the proposed tandem
arrangements, the space directly behind the one -car garage, requires allowance
of the reduction of the street yard to zero feet.
Staff Anal Per Zoning Regulations Chapter 17.16.020 E(2)(a), the
director may allow street yards to be reduced to zero for unenclosed
parking spaces. Staff supports this exception as the site is located where
Foothill Boulevard ends, and as such, the zero street yard setback will not
likely cause unsafe traffic conditions.
Compact spaces: The applicant has proposed two compact spaces on the second
concrete drive at the northern edge of the property to minimize impact on the
existing 18 " DBH Coast Live Oak at the end of the driveway.
Staff An City Engineering Standard #2230 allows for compact spaces if
they are justified by an unusual circumstance, such as saving a tree. The
Public works Department supports the proposed compact space as shown for
Space 6 and has listed feedback (See Resolution, Code Requirement 8)
regarding the proposed Space 5. Staff supports the requested compact spaces
as they will minimize impacts to the existing tree with the elimination of the
proposed concrete extension and the placement of a curb stop 36" from the
existing tree.
Reduction in parking requirement: The applicant has requested a reduction of
parking requirements through an automobile trip reduction plan (Attachment 8).
The plan states trip reduction will be achieved through the following avenues:
1. Alta Vista Parking Permits
The property maintains two parking permits that allow for four
vehicles to park within the Alta Vista Parking District.
U 47-10
1335 Foothill Blvd.
Page 7
2. Proximity to Campus
As the subject property is located approximately 300 feet from Cal
Poly's campus, Residents' commute will consist of walking or biking.
Fraternity guests will be encouraged to park on campus and walk to
1335 Foothill.
3. Bike parking
Bike parking and storage will be provided.
4. Transit Access
The subject property is within walking distance of SLO Transit; Cal
Poly students are able to ride SLO transit free of charge. As the buses
provide service to various locations around the city, the proposed
residents will have an incentive to reduce their vehicle trips into town.
Staff Analysis: Per Zoning Regulations Chapter 17.58.030 B(3), the Planning
Commission may act to relax any property development standard capable of
being so altered under Section 17.16 and 17.60 of the Regulations. With the
proximity of the site to Cal Poly, it is likely that the fraternity members will
walk or ride bicycles to meet their transportation needs as stated in the request
for an automobile trip reduction 3. With the proposed on -site parking spaces,
and the existing four placards for on -street spaces within the parking district,
the total number of vehicle parking spaces for the property is 10 spaces. With
a maximum of eight residents, there are two more spaces than there are
residents.
3. Limits on persons on the site
Aost recently approved fraternal houses have conditions limiting the number of persons that can
be on the site for typical routine fraternity meetings and gatherings, including residents and
guests. There should be some logical basis for the determination of such a number. Sometimes
it is based on the number of parking spaces available in the vicinity, the area inside buildings, or
the number of persons living at the house. It is appropriate to place a limit on the number of
persons who can be at typical site events because this limit affects the neighborhood. With the
highly constrained parking on -site, there is not sufficient parking for large-scale events including
the 92 active members of the fraternity.
3 Chapter 17.58.030 refers to the relaxing of any property development standard capable of being so altered under
Section 17.16 or 17.60. The applicant has proposed that parking standards be relaxed for the proposed use through
17.16.060 D. Automobile Reduction Plan.
U 47-10
13 3 5 Foothill Blvd.
Page 8
Condition No. 9 (See Resolution) recommends limiting the number of persons on the site for
typical meetings and gatherings to 17 or fewer persons. The number of 17 is based on the
formula developed with the review of the use permits for the Lambda Chi Alpha (1292 Foothill)
and Alpha Gamma Rho (132 California) fraternities in the late 1990's, and used in the more
recent fraternity use permit for 720 Foothill Boulevard. The formula states the total number of
allowed person on site equals 1.5 persons times the number of residents allowed per group
housing occupancy (1.5 x 11.53 = 17). The condition notes that any special events involving
more than 17 persons would require the approval of the Community Development Director and
the submittal of a parking management plan.
4. Use Permit Conditions
Staff has included conditions of approval that are consistent with other sorority and fraternity
use permits recently approved. Recommended conditions of approval for the use permit include
a maximum numbers of persons allowed on site at any time. The resolution includes a condition
of approval requiring that the fraternity remain affiliated and in good standing with the Inter -
fraternity Council at Cal Poly. The resolution also includes a provision that routine meeting and
gatherings may not exceed 17 persons. This number is based on a formula developed with
review of other sorority/fraternity use permits where the maximum number is based on 1.5 x the
number of residents allowed per occupancy standards (1.5 x 11.53 = 17).
OTHER DEPARTMENT COMMENTS
The Police Department supports the Use Permit as the fraternity has had few issues in the past
three years. They also stated that the issuance of a Use Permit will give the Police Department
more strength to enforce noise complaints as the Use Permit will be revoked if the applicant does
not comply with City Regulations.
CONCLUSION
The proximity of the fraternity to campus is consistent with the City's General Plan land use and
housing policies. Staff has evaluated the potential impacts of the proposed use and requested
parking standard exceptions on the surrounding neighborhood and has included conditions of
approval that address potential impacts. Staff evaluation of the proposed use and recommended
conditions of approval provide compatibility with the project site and with existing uses in the
vicinity.
Additionally, staff is recommending an automatic review hearing one year from date of approval
to ensure compliance with conditions of approval and compatibility with the project site and
uses in the vicinity. The one-year review will be an opportunity to determine if the use has been
operating within use permit conditions and whether or not any conditions need to be modified.
U 47-10
1335 Foothill Blvd.
Page 9
ALTERNATIVES
1. Continue the item. An action to continue the item should include a detailed list of additional
information or project modifications required.
2. Deny the project. Action denying the application should include the basis for denial.
ATTACHMENTS
1. Vicinity map
2. Applicant project description
3. 2010 Incomplete letter
4. Good standing letter from Cal Poly
5. Existing floor plan
6. Site plan
7. Surrounding uses
8. Automobile trip reduction plan
9. Draft Resolution
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ATTACHMENT 2
PROJECT STATEMENT/SUPPLEMENT
to the application for
Phi Xayya Psi Fraternity
Conditional Use Permit
1335 & 1339 Foothill Boulevard
San Luis Obispo, California 93401
Prepared for
1335 FOOTHILL, LLC
4440 Von Karman Ave Suite 150
Newport Beach, CA 92660
Prepared by
.............
Oasisssc-rotes, Inc.
342�-Vliguelito Court
San Luis *spo, Calirnia 93401
V .- ;5:;ii:e: 0 9
25 March 2013
I. INTRODUCTION
Part of the social fabric of California Polytechnic State University, San Luis Obispo ("Cal Poly") is the
ability for enrolled students to participate in fraternities and sororities as part of Greek life both on and
off campus. Greek organizations focus on a variety of academic, social, philanthropic, and community
activities. The California Eta Chapter of Phi Kappa Psi', chartered in 1966, is a member in good
standing with the Student Life and Leadership department of Cal Poly San Luis Obispo. (See Appendix
A, correspondence Diego Silva/ Cal Poly, April 11, 2011) Phi Kappa Psi is committed to bettering
individuals in order to improve society. To that end, they strive to provide undergraduate members with
the opportunity to obtain as much out of their college experience as possible, while working within
their chapters to effect change in their communities.
The brothers and alumni of Phi Kappa Psi are seeking to establish a fraternity at a property located
within close proximity to the Cal Poly campus and surrounded by other multi -family, high density
residential housing, and other fraternities and sororities. As members of a medium-sized fraternity on
campus, the brothers are a particularly tight -knit group. The existing residence will provide a home
base for the fraternity brothers and provide a stable location for the well -established fraternity.
II. PROJECT TEAM
A. Project Applicant
1335 FOOTHILL, LLC
c/o George Rosenberger &Dennis Javens
4440 Von Karman Ave Suite 150
Newport Beach, CA 92660
Phone (805) 543-0132
grose 100@charter.net
B. Project Architect
STUDIO DESIGN GROUP
c/o David Brannon
641 Higuera Street, Suite 303
San Luis Obispo, CA 93401
Phone (805) 541-3848
sdgdavid@sdgarchitects.com
C. Applicant's Agent
OASIS ASSOCIATES, INC.
c/o C.M. Florence, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
Phone (805) 541-4509
cmf@oasisassoc.com
D. Project Civil Engineer/Surveyor
TRIAD/HOLMES ASSOCIATES
c/o Cristi Fry
555 Chorro Street, Al
San Luis Obispo, CA 93405
Phone (805) 544-8908
cfry@thainc.com
1. The Phi Kappa Psi Fraternity was founded in 1852 at Jefferson College in Canonsburg, Pennsylvania. Over 70, 000
alumni provide a foundation of support for the undergraduates and are able to combine as Phi Kappa Psis through
alumni associations across the nation.
.
1335 FOOTHILL, LLC Planning Commission Use Permit
Oasis Associates, Inc. ,. 25 March 2013
41 � E.
1 of 6
3
'2
N__
E. Project Landscape Architect
OASIS ASSOCIATES, INC.
c/o Michael Cripe, ASLA
3427 Miguelito Court
San Luis Obispo, CA 93401
Phone (805) 541-4509
michael@oasisassoc.com
III. PROJECT DESCRIPTION
Figure I Phi Kappa Psi Brothers
Phi Kappa Psi is requesting a use permit to allow for a fraternity use to be located at 1335 & 1339
Foothill Boulevard. The proposed location has an existing four (4) bedroom structure that will provide
Phi Kappa Psi an opportunity to house a small number of its members and provide a home base for
member activities. Based upon close coordination between the Applicant and various City departments,
a phased program to successfully obtain the requisite use permit was initiated in 2010. The details of
this program are detailed below.
IV. PROPERTY DESCRIPTION
The property is a 9,128 square foot parcel located on the south side of Foothill Boulevard, just before
it terminates near the Cal Poly campus. The existing masonry building is two-story structure of
approximately 2,710 square feet. The house contains four (4) bedrooms and a 420 square foot garage.
The site includes two (2) access driveways off of Foothill Boulevard. Existing parking is provided
on -site and via two (2) Alta Vista parking permits that allows for a total of four (4) on -street parking
spaces. Vegetation on -site consists of a combination of native and ornamental trees and shrubs.
V. GENERAL PLAN CONFORMANCE
The General Plan land use designation for the property is High Density Residential/R-4 (High -Density
Residential) zoning. R-4 residential zoning surrounds the property to the north, west and east with R-1
(Low -Density) residential zoning to the south with addresses on Hathway Avenue.
A. LU 2.7.4: Location
Housing likely to attract faculty or students should be encouraged to locate close to Cal Poly, to reduce
commute travel.
1335 & 1339 Foothill Boulevard is located less than 350 feet from the Cal Poly campus.
1335 FOOTHILL, LLC
Oasis Associates, Inc.
A PA
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Planning. Commission Use Permit
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A,,.,,dL�hm. ent 2
B. LU 2.7.5: Fraternities and Sororities
Fraternities and sororities should be located, in order of preference, (1) on campus; (2) in medium -
high and high -density residential areas near the campus.
1335 & 1339 Foothill Boulevard is located in a high -density residential neighborhood, nearly adjoining
the campus.
VI. POPULATION DENSITY
The subject property was included in the recent rezone forth R-3 (Medium -High Density Residential)
to R-4 (High Density Residential), approved by the City Council on February 13, 2008. With approval
of the rezone, the potential maximum density of the parcel increased from 40 to 55 persons per acre.
The 9,128 square foot parcel is now allowed to have a maximum of 11.55 residents. The design and
layout of the existing house on the property constrains the available on -site parking, and therefore the
on -site parking has been designed to accommodate the parking requirements for a fraternity with a
maximum of eight (8) members residing within the existing four (4) bedrooms.
Population Density for R-4: 55 persons / acre
Allowed Population: 11.55 persons
Proposed Population: 8 persons
VII. BUILDING CODE COMPLIANCE
As noted, the Applicant and the Building Department have coordinated to ensure that the building
meets the California Building Code ("CBC") requirements for the proposed fraternity use. The
following improvements were required to meet CBC compliance based on an R-3 occupancy. The
implementation of these improvements has been phased.
Phase I Improvements — Upgrade electrical, repair railings and doors - Complete
Phase II Improvements — Construct firewalls between main house and garage - Complete
Phase III Improvements — Install fire sprinklers — to be required as a condition to the Use
Permit
The completed Phase I improvements have been verified through either Building Department
confirmation or through the annual Multi -Dwelling Property Inspection Program conducted by the
Building and Fire Department staff. The completed Phase II improvements have been reviewed by the
project architect. (See Appendix B, correspondence David Brannon/Studio Design Group, March 21,
2013) Phase III will be initiated in conjunction with approval of the Use Permit. At the completion
of the Phase III improvements, the building will conform to CBC R-3 standards and for use as a
fraternity.
1335 FOOTHILL, LLC'
Oasis Associates, Inc.KAPPAr
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Planning Commission Use Permit
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VIII. PARKING
The required parking is based upon Zoning Ordinance
17.16.060 that establishes parking space requirements.
Based upon the proposed occupancy, the project parking
requirement is for a total of six (6) spaces. This meets the
parking requirement for a fraternity house with four (4)
bedrooms and/or 8 occupants. The on -site parking requirement
will be met by utilizing zoning and engineering standards,
and codified exceptions for tandem parking, zero front yard
setback, and extended driveway width 2. The regulations
allow for the requested exceptions which are in keeping with
the character of the existing neighborhood.
Attachment
Figure 2 City Zoning Ordinanace
Example of Front Ward Parking
(§17.16.055)
The project will have a total of six (6) on -site parking spaces. (See Sheet. L-1 Parking and Driveway
Improvements, Oasis Associates, Inc. March 20, 2013). The following table provides a list of the
zoning ordinances and engineering standards applied to the proposed parking spaces.
Table I On -Site Parking
Element
City Zoning
Code
Reference
Description/Calculation
Result
Associated
Parking
Space on
Sheet L-1
Number
17.16.060
4 bedrooms or 8 occupants: 1.5
6 parking
# 1-6
of parking
Table 6
spaces/ bedroom or 1 spaces/ 1.5
spaces required
spaces
occupant (whichever is greater; in
this case the calculation is based on
bedrooms)
Tandem
17.16.060-
Use of tandem parking is consistent
Two (2)
#4
Parking
K.1
with City code as stated. "Tandem
tandem
(behind
parking is intended to allow for
parking slots
#3); #6
needed flexibility on constrained lots
provide four
(behind
or where tandem parking is consistent
(4) parking
#5)
with the existing neighborhood
spaces.
pattern"
2. Parking alternatives were presented to and reviewed by the Community Development Department and Public Works
staff during a meeting conducted on January 20, 2013. Based upon that meeting, a preferred alternative design was
formulated that meets the requirements of the Zoning Ordinance and engineering standards for the proposed use.
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Table I continued:
City ZoningAssociated
Element
Code
Description/Calculation tion/Calculation
_ p
Result
Parking
Space onSheet
Reference
L-1
Front Yard
17.17.055
Per the front yard parking ordinance:
Three (3)
#2, 3,
Parking
Vehicles can be parked within
parking
415, 6
driveway area; no encroachment on
spaces within
sidewalk, property line, or other yard
the garage
surfaces is allowed.
driveway. Two
(2) parking
spaces within
existing East
driveway
Zero Set-
17.16.020.2
City Zoning ordinance allows
Allows vehicle
#2, 41
back
discretionary exceptions for front yard
parking to the
6
setbacks as they pertain to tandem
property line
parking. "The director may allow
or edge of
street yards to be reduced to zero for
sidewalk.
unenclosed parking spaces." This
setback is consistence with the front
yard parking ordinance, which does
not stipulate a setback but indicates
that parked vehicles must not cross
the property boundary or driveway
surface. It is also consistent with the
character of the neighborhood.
Garage
n/a
The existing garage parking space
One (1)
# 1
provides enclosed parking.
enclosed
parking space
Engineering
Eng.
#2220 Off -Street Parking Standards
Tandem
#3, 4
Standards
Standard:
(Obstruction Dimensions), #201OK. 1
parking
#2220 &
Exception from equal driveway and
with width
#201 OK.1
curb opening width, granted by the
modification
Public Works Director or Community
for one -side
Development Director.
obstruction,
in expanded
driveway
1335 FOOTHILL, LLC
Oasis Associates, Inc.
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A.
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Table I continued:
Element
CityZoningA
Code
Reference
Description/Calculation
Result
ssociated
Parkin g
Space onSheet L-1
Exception:
The parking on the east driveway has been sized to compact space dimensions in order to
retain an existing coast live oak tree (18" DBH). Standard -size parking spaces are custom-
ary for residential uses, however residential compact parking is not expressly prohibited in
the City zoning ordinance. Given the pre-existing constraints of the property, the allowance
#51 6
is warranted as there are other standard -size parking spaces available on site, as well as on -
street parking permits. The use of compact parking spaces allows the property to meet the
requirement of on -site parking with the physical constraints of the property and keep the live
oak tree.
The property maintains two (2) Alta. Vista residential district parking permits. These permits are not
being counted as part of the parking requirement; however the permits provide additional on -street
parking for the property and proposed fraternity.
IX. ADDITIONAL PROPERTY IMPROVEMENTS
In conjunction with the establishment of
the proposed fraternity use and requisite
improvements, landscape improvements to the
property are also proposed. The defining features
of the existing landscape will be preserved
including the mature Oak and Sycamore trees.
A proposed 4' tall decorative wall will enclose
and define the front yard, creating a pedestrian
courtyard to be used by the tenants. New
landscaping around the outside of the wall
will help to blend the wall into the landscape.
Ornamental grasses, river cobble and landscape
boulders will create a natural aesthetic below
the existing trees. Irrigation shall be a drip -type
system designed for maximum water efficiency
and shall include an automatic controller and a
backflow prevention device.
1335 FOOTHILL, LLC
Oasis Associates, Inc.
i KAPPA't"I's t
6 of 6
Planning Commission Use Permit
25 March 2013
` "��iII�IIUV�I�NIIINi �ViIIIII� ' �j ATTACHMENT 3
cit/ Of sAn tuls oBispo
Community Development Department • 919 Palm Street, San Luis Obispo, CA 934013278
June 8, 2010
Oasis Associates, Inc.
Attn: Carol Florence
3427 Miguelito Court
San Luis Obispo, CA 93401
Subject: U 47-10 (1335 Foothill Boulevard)
Dear Ms. Florence:
Thank you for submitting the subject project for City review. Staff has completed its preliminary
review of your application. Preliminary review is necessary to ensure that staff has adequate
information to evaluate your project and identify any conflicts with City standards or guidelines.
Chief of Police (Deborah Linden 781-7337�
1. Please see the attached memo from the Clef of Police. For the reasons outlined in this
menio, staff does not support the request to allow a fraternity use at the subject site at this
time.
ommuz i41
D+evelo anent De artment — Plannin Division (Tyler Core 781-71b�
2. The project does not meet Zoning Regulation parking requirements for a fraternity use. The site
currently has one (1) parking space where seven (7) parking spaces are required for the
proposed 11 residents.
The following comments are included for information purposes only. They serve to give the
licant a i1eneral idea of other CiY requirements that apply to the ro'ecf if it could satin
City requirements in the future. used on the memo from the Chief of Police and inabil.i to
meet re Aired 12arking, staff is unable to support a fraterni use at the sub `ect site and
recommends the application be withdrawn.
3. The plans submitted for the project are inaccurate, do not represent current site or building
conditions and were prepared by an architect whose license expired in September of 2007.
4. The property description in the Project Statement/Supplement is inaccurate and sloes not
represent current site or bw*lding conditions.
Community Development Department — Building Division Bob Armet 781-718I
5. The City does not recognize 1339 as a legal address. provide verification that this address
eras legally issued to the property.
The City of San Luis Obispo is committed to include the disabled in a(I of its services, programs and activities.
„�. 1
Telecommunications Device for the Deaf (805) 781-7410.
Attachment
U 47-10 — Completeness Letter
June 8,, 2010
Page 2 -
6. The City does not have any permit history for the kitchen and game room on the ground level
of the building. Provide verification that these improvements were permitted.
7. Provide the location of the proposed additional beds or bedrooms on project plans for the
additional occupants proposed within the building.
Fire Department (Rogger Mazzio 781-7
8. Change of use from a single *family residence (R3) to a fraternity house (R2) requires the
submittal of a building code analysis for the project.
9. An approved NFPA 13R fire sprinkler system is required for this project. If one -hour fire rated
separations can not be provide between the sleeping rooms then the fire sprinkler system shall
be designed to NFPA 13 Standards.
Public Works Department.- Transportation (Peerp-v Mandeville 781-7590)
10. Additional information is needed regarding proposed parking i coinplYng with City parking
-regulations including bicycle parking.
11. Additional information is needed regarding trash storage and collection.
If you have any questions regarding this letter please contact me at 781-7169.
Sincerely,
Tyler Corey
Associate Planner
Attached: Memo from the Chief of Police
cc: Planning File U 47-10
ATTACHMENT 4
LPOLY
California Polytechnic State University
San Luis Obispo, CA 93407-0208
Student Life & Leadersbip
(805) 756,2476 • (805)756-5836 fax
Date: April 11., 2011
Re: Phi Kappa Psi Fraternity
To whom it may concern:
My name is Diego Silva, I am the Coordinator of Greek Affairs at California Polytechnic State University,
San Luis Obispo. Phi Kappa Psi is currently a cha* pter in Good Standing with the Student Life and
Leadership department of Cal Poly San Luis Obispo. The chapter has met all standards for Greek Life and
the Interfraternity Council on campus. Please consider this letter as proof of the chapter's good standing
and if you should have any further questions feel free to contact me at my office number, 805-756-7270;
or by email at, drsilva@calpoly.edu.
Respectfully,
Diego Silva
Coordinator of Greek Affairs
ATTACHMENT 5
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ATTACHMENT 7
SURROUNDING USES MAP
ATTACHMENT 8
OASES ASSOCIATES
- . LANDSCAPE ,''.{a.` f..... .. i L.. ... t ' 3"+s. H . + r"> L A N � � k S �d
TRANSPORTATION DEMAND MANAGEMENT PLAN
for the
PHI KAPPA PSI FRATERNITY
1335/1339 Foothill Boulevard
San Luis Obispo, CA
USE PERMIT U47-10
May 29, 2013
The brothers and alumni of Phi Kappa Psi Fraternity (Applicant) are seeking to establish a fraternity at
a 13 3 5/ 13 3 9 Foothill Boulevard, a property located within close proximity to the Cal Poly campus and
surrounded by other multi -family, high density residential housing, and other fraternities and
sororities. The existing residence will provide a home base for the fraternity brothers and provide a
stable location for the well -established fraternity.
The Applicant and City staff have worked closely together to design a parking plan that utilizes a
number of zoning standards and parking policies to provide the maximum amount of on -site parking
given the physical site constraints. The City parking requirements for a 4-bedroom/ 8 person
occupancy fraternity require 1 l on -site parking spaces. The parking plan submitted with the use permit
application provides 6 on -site spaces with the following request
The Zoning Code allows for adaptation of property development standards. (§ 17.58.030.B.3) ' The
Applicant requests that the parking spaces requirements be reduced per § 17.16.060.D2 (Automobile
trip reduction). To that end the Applicant proposes the following justification and transportation
demand strategies to support the reduction for required on -site parking.
Alta Vista Parking Permits
The property maintains two (2) Alta Vista Parking District permits. This allows on -street parking for
four (4) vehicles within the parking district. Inclusion of these parking permits increases the available
parking to ten (10) parking spaces for the fraternity. The permit reduces the impact to the surrounding
neighborhood as the four (4) street -parked vehicles have been accounted for by City and parking
district for many years.
1 Use permit Procedures When a use permit or variance is before the Planning Commission, the Commission may act to impose
additional or relax any property development standards capable of being so altered under relevant sections of these regulations (see Chapters
17.16 and 17.60). The intent of this provision is to enable the Commission to deal with various aspects of project design in a comprehensive
way, without postponement of action on a project for separate hearings. Use permit and variance findings and procedures shall apply as
provided in relevant sections of these regulations.
Z Parking Space Requirements. By approving an administrative use permit, the Director may reduce the parking requirement for
projects iimplernenting non -auto travel, particularly for commuting, when it can be demonstrated that reduction of on -site parking will be
safe, and will not be detrimental to the surrounding area or cause a decline in quality of life. The applicant shall provide reasonable
justification for the reduction, including innovative project design, transportation demand management (tdim), or incentives, which will
reduce single -occupant vehicle travel to and from the site. These may include, but are not limited to programs such as carsharing, employer
paid transit passes, cashouts (i.e. trip reduction incentive plans), or off-peak work hours.
Attachment 8
OASIS ASSOCIATES, INC.
29 May 2013
Phi Kappa Psi Fraternity
Page 2 of 2
Proximity to Campus
The subject property is located approximately 300 feet from Cal Poly campus. An easy walk to
campus, this location reduces the number of single -occupant vehicle (SOV) trips made by fraternity
members. Since the residents of the house are all students of Cal Poly, their commute to campus
consists of walking or biking to campus. Visitors who travel by car will be encouraged by the
fraternity to park at the Cal Poly campus and walk to the house, thus reducing the impact of additional
vehicles parking in the neighborhood. 1335/1339 Foothill Boulevard is located within 1,000 feet of the
Cal Poly parking structure.
Bike Parking
The house will provide bicycle parking and storage. This will encourage fraternity members and
guests to bike to the house and reduce the amount of SOV trips.
Transit Access
Cal Poly students are able to ride SLO Transit without cost. The Cal Poly campus transit stops are
within walking distance of the fraternity and provide bus service to the Downtown transfer station and
direct routes to the Foothill neighborhood. This provides incentive to reduce the number of SOV trips
to locations beyond the Cal Poly campus.
With these project designs and strategies, SOV commuting and trips will be reduced for the Phi Kappa
Psi Fraternity. The reduction requested for required on -site parking should not adversely impact the
surrounding neighborhood, as the request will simply formalize the existing situation and allow for a
sanctioned and permitted fraternity use.
RESOLUTION NO. PC-XXXX-13
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING
A USE PERMIT TO ALLOW A FRATERNITY AT 1335 FOOTHILL BOULEVARD
(1335 FOOTHILL BOULEVARD, A 47-10)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June
13, 2013 for the purpose of considering application # A 47-10; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San
Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. The proposed project is consistent with General Plan Land Use policies 2.7.4 and 2.7.5 and
Housing Element policy 8.6 to locate student housing projects, fraternities and sororities, and
generally more affordable housing in close proximity to the campus.
2. As conditioned, the proposed use is consistent with the Zoning Regulations because the
number of residents is consistent with group housing maximum occupancy limits, the tandem
parking configurations are consistent with neighboring properties, a zero street yard setback
will allow for needed flexibility without creating an unsafe condition, compact spaces will
minimize impacts to a native tree, and reduction of required on -site spaces through approval
of an automobile trip reduction plan results in a reasonable number of spaces for residents.
3. As conditioned, the use will not harm the general health, safety, and welfare of people living
or working in the vicinity because conditions on the Use Permit approval place limits on the
numbers of persons allowed on site, restrict activities, and limit potential disturbances to
neighbors.
4. As conditioned, the proposed use is appropriate at the subject location because it is located in
close proximity to Cal Poly and other student -oriented uses and housing.
5. As conditioned, the proposed exceptions to the parking and driveway standards allow for
needed flexibility due to site constraints and are consistent with the existing neighborhood
pattern.
Section 2. Environmental Review. Categorically exempt under Class 1, Existing Facilities,
Attachment 9
Planning Commission Resolution No. PC-XXXX-13
A 47-10 (1335 Foothill Blvd.)
Page 2
Section 15301 of the CEQA Guidelines because the proposed use will occupy an existing residence
and will not result in an expansion of the use.
Section 3. Action. The Planning Commission does hereby approve use permit #A 47-10
subject to the following conditions:
1. No more than eight (8) persons shall reside at the site at any time. The applicant shall allow
the City to verify occupancy by allowing an inspection of the records or by a visual inspection
of the premises. Any inspection shall be at a reasonable time and shall be preceded by a 24-
hour notice to the residents. The property will be subject to the City's Multi -Dwelling
Residential Inspection Program and annual fee assessment.
2. A minimum of six (6) on -site parking spaces, as described in the project description and
shown on plans, shall be provided and maintained at all times.
3. A separate building permit will be required for the installation or alteration of private
improvements including but not limited to: fire sprinklers, driveway improvements, walls,
and building improvements.
4. Plans submitted for a building permit shall include details of required bicycle parking to
ensure proper clearances and access.
5. A building permit is required for any proposed signage identifying the fraternity house. The
signage shall be reviewed and approved by the Community Development Director subject to
compatibility findings with the surrounding neighborhood based on size, location, style, etc.
Signs proposed for temporary events are also subject to review and approval of the
Community Development Director.
6. Plans submitted for building permit shall include notation for the removal of the existing flag
painted above the garage on the Foothill Boulevard elevation.
7. Except as specifically approved by the Community Development Director for special events,
the maximum number of persons allowed on- site for routine meetings and gatherings shall
not exceed seventeen (17). For proposed special events the applicant shall also submit a
parking and transportation plan.
8. No meetings, parties, or other types of similar activities that would violate City Noise
Ordinances or other City regulations, or that would exceed the maximum 17 persons
provisions noted in the above condition, may take place between the hours of 10 p.m. and 7
a.m.
9. The fraternity shall remain affiliated and in good standing with the Interfraternity Council of
Student Life and Leadership at California Polytechnic University, San Luis Obispo.
Attachment 9
P fanning Commission Resolution No. PC-XXXX-13
A- 47-10 (1335 Foothill Blvd.)
P -age 3
The applicant shall provide names and telephone numbers of responsible persons to the
Community Development Department and SLOPD Neighborhood Services Manager on a
yearly basis. Responsible persons shall be available during all events and at reasonable hours
to receive and handle complaints.
11. The Use Permit shall be reviewed by the Community Development Director for compliance
with conditions of approval, or to determine whether a modification of the Use Permit is
necessary upon significant change to the fraternity as represented in the Staff Report dated
June 13, 2013 or in the event of a change in ownership which may result in deviation from the
project description or approved plans.
12. This Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, which includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit review,
to ensure on --going compatibility of the uses on the project site, conditions of approval may be
added, deleted, modified or the permit may be revoked.
13. The Fraternity Use Permit shall automatically be reviewed by the Planning Commission in
one year from date of approval, to ensure compatibility with the neighborhood. At the review
hearing, the Planning Commission may add, delete, or modify conditions of approval.
Code Requirements
The following code requirements are included for informational purposes only. They serve to give
the applicant a general idea of other City requirements that will apply to the project. This is not
intended to be an exhaustive list as other requirements may be identified during the plan check
process.
Building Department
1. Plans submitted for a building permit shall include the location of a screened trash enclosure.
2. Plans submitted for a building permit shall include verification of address use for 1339 Foothill.
3. Plans submitted for a building permit shall include verification of use of space labeled as Storage
Room.
Fire Department
4. Plans submitted for a building permit shall include shop drawings and specifications of an
approved NFPA 13 D fire sprinkler system.
Atlachment 9
Planning Commission Resolution No. PC-XXXX-13
A 47-10 (1335 Foothill Blvd.)
Page 4
Public Works Department
5. The dead wood on the existing Oak trees shall be safety pruned to the satisfaction of the City
Arborist as a condition of the building permit. The building permit plans shall show and note the
scope of proposed pruning and shall include a pre -construction meeting between the City
Arborist and private certified arborist contracted to complete said pruning. This work could be
coordinated and completed through the City Arborist prior to building permit application and/or
permit.
6. The final details of the porous paving adjacent to Parking Space #4 shall honor the existing 36"
Oak tree and root zone. The clearance from Space #2 to the edge of pavement may be reduced to
8' to provide additional clearance around- the tree. An alternate material such as base may be
used through this transition area. The building permit plan submittal shall include all final details
for the porous paver section and transition around the tree.
7. The site plan should clearly show and note the location of the underground utilities, gas meter,
electrical service, and any other above or below grade improvements that could be affected by
the proposed construction or required parking clearances.
8. An anchored wheel stop or concrete curb shall be provided at the existing concrete pad for Space
#5. The proposed driveway extension is not required and should be eliminated to honor and
preserve the existing 18" Oak tree located at the head of the space. The wheel stop or curb
should be set back 3 6" from the existing tree.
On motion by , seconded by , and on the following roll call
vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 13th day of June, 2013.
Doug Davidson, Secretary
Planning Commission by:
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 8, 2013
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin
Singewald, Charles Stevenson, Vice -Chairperson Eric Meyer, and
Chairperson Michael Draze
Absent: Commissioner John Fowler
Commissioner Multari arrived at 6:03 p.m.
Staff: Deputy Community Development Director Kim Murry, Traffic
Operations Manager Jake Hudson, and Recording Secretary Donre
Wright
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. City -Wide. GPI 15-12: Land Use and Circulation Elements Update: Study
session to discuss alternatives for the Land Use Element update; City of San Luis
Obispo — Community Development Dept., applicant. (Kim Murry)
Kim Murry, Deputy Community Development Director, presented the staff report,
recommending the Planning Commission review the land use and circulation
alternatives being developed for consideration at the upcoming community workshop
and identify any missing opportunity sites or circulation links that should be included in
the discussion.
Chairperson Draze questioned how the Airport Land Use Plan would impact the
consideration of the Avila Ranch property. Deputy Director Murry replied that the
Airport Area Specific Plan did not envision residential at that location and the current
Airport Land Use Plan contains density restrictions that could impact considerations for
changes in use for the property.
Commr. Stevenson offered that the process should consider the areas within the
LAFCO Sphere of Influence. If these areas are not addressed as part of the update,
staff should consider whether the Sphere of Influence areas should be addressed in the
next LAFCO update.
Draft Planning Commission Minutes
May 8, 2013
Page 2
Commr. Multari indicated that assigning potential densities to the Sphere of Influence
areas would encourage development on those properties which is inconsistent with the
stated intent of the update to focus on infill.
Deputy Director Murry replied that the Commission can add alternatives and that the
focus of the Commission's discussion is to identify a range of alternatives to consider at
the upcoming workshop.
Chairperson Draze commented that the Sphere of Influence might anticipate
development that may not happen and, therefore, does not think all of the areas need t0
be included. He asked Commr. Larson for any comments.
Commr. Larson responded that it is always better to plan and that it is necessary to
include the Sphere of Influence.
Vice -Chair Meyer voiced that he was standing with the Task Force's decision.
PUBLIC COMMENTS:
Steve Delmartini, San Luis Obispo, commented to Vice -Chair Meyer that he would like
to see the Commission consider public comments throughout the Commission's
deliberation of the alternatives.
Carol Florence, Oasis Associates, San Luis Obispo, stated that she represents a
number of property owners and gave an update on each one. She stated that several
of the properties will most likely come forward for development in advance of the Land
Use and Circulation Element update.
COMMISSION COMMENTS:
Land Use Alternatives
A. Avila Ranch: A reasonable range of alternatives has been identified to present at
the upcoming June 1 St workshop.
B. Foothill and Santa Rosa area:
Commr. Multari indicated that ahigh-density residential alternative without commercial
uses (slide B-4) doesn't make sense in this location. The Commission's consensus was
to not include slide B-4 as an alternative for the workshop.
C. Dalidio and Madonna area:
Chairperson Draze indicated that the requirement for 50% of the Dalidio site to remain
in open space shouldn't be assumed. The City should be able to consider a lesser
percentage if it makes sense.
Draft Planning Commission Minutes
May 8, 2013
Page 3
D. General Hospital area:
Commr. Multari observed that the element should be flexible in the location of land uses
so that a General Plan amendment won't be required to accommodate a variety of land
uses that make sense for this location.
F. and N. Caltrans and Mid-Higuera area:
Commr. Multari felt that the mix of uses should include a mix of commercial and office
uses in addition to consideration of residential and non-residential uses.
Commr. Stevenson indicated that the Mid-Higuera plan envisions a convention center
for this area and supported continuation of that vision as an important feature for this
area.
G. Upper Monterey area:
Vice -Chair Meyer indicated a desire to see the County -owned property on Monterey
transition to other uses to enhance the pedestrian experience. The current designation
is Commercial -Retail which would support other uses.
This area will primarily involve policy discussions versus physical alternatives. The
Commission had no recommended additions.
H. Old Pacheco School area:
Public comment: Steve Delmartini commented that there may be a future need for a
school in this location since it is the only one on this side of the city.
Chairperson Draze was also concerned with the transition of the school site to other
uses.
Commr. Multari commented that the school district has control over what happens to the
property regardless of the City's actions.
I. Broad Street and Tank Farm area:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
K. Madonna property west of Hwy 101:
Commr. Multari observed that this area links commercial development with the rest of
the city along Los Osos Valley Road and that alternatives should be considered for this
site for the workshop. He offered that the area may be appropriate for a specific plan
and that policy direction could be developed with workshop input.
L. Calle Joaquin area:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
Draft Planning Commission Minutes
May 8, 2013
Page 4
M. Pacific Beach School area:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
Circulation Alternatives
Traffic Operations Manager Jake Hudson proceeded with the Circulation presentation.
Tank Farm to Buckley connection/Los Osos Valley Road/Vachel to Higuera:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
Los Osos Valley Road/Higuera/Madonna:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
Mid-Higuera area:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
Broad Street and Johnson Avenue area:
Chairperson Draze expressed support for bike and pedestrian railroad crossings to
support access to Sinsheimer School for children on bikes.
Both Commr. Stevenson and Chairperson Draze supported keeping the Orcutt Road
grade -separated railroad crossing due to an anticipated increase in train and freight
traffic.
Downtown area:
A reasonable range of alternatives has been identified to present at the upcoming June
1 st workshop.
Santa Rosa and Foothill area:
A reasonable range of alternatives has been identified to present at the upcoming June
1st workshop.
Bike Plan:
Kim Murry commented that public input at the Task Force meeting indicated a need for
a continuous bike connection from Cal Poly to the downtown.
Gateways:
Chairperson Draze encouraged consideration of gateway features other than arches.
Alternatives Support information:
Commr. Multari asked staff to more fully explore the background information due to
concerns about future assumptions. He observed that housing projections haven't
addressed the extensive housing development on the Cal Poly campus which impacts
housing availability in the city. He also expressed concern about assumptions
Draft Planning Commission Minutes
May 8, 2013
Page 5
regarding non-residential development and job growth into the future and asked staff to
check Tables 3 and 10 in the Commission materials.
There were no further comments made from the Commission.
COMMENT AND DISCUSSION:
2. Staff
a. Agenda Forecast — Kim Murry presented the agenda forecast.
3. Commission — no comments.
ADJOURMENT: The meeting was adjourned at 8:25 p.m.
Respectfully submitted by,
Don re Wright
Recording Secretary
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 22, 2013
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, John Larson, Michael Multari, Airlin
Singewald, Charles Stevenson and Vice -Chairperson Eric Meyer
Absent: Chairperson Michael Draze
Staff: Deputy Community Development Director Kim Murry, Associate
Planner James David, Assistant City Attorney Andrea Visveshwara,
and Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
Minutes of May 8, 2013 were not approved at this time due to a clarification needed of
Vice -Chair Meyer's statement on page 4.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
Barbara Lynch gave an overview of the Post Construction Storm Water requirements
which are coming September 6, 2013. She highlighted the following points:
• Site design & runoff reduction requirements
Explained NRI (New & replaced impervious surface) versus NIA (Net
Impervious Area — pre project versus post project)
• Runoff retention
- Watershed management zones
• Peak Management
• Special circumstances
• Storm water Control plan
• Alternative compliance
• Post Construction — maintenance
• Long Term maintenance — responsibility stays with the land
Commr. Multari wanted clarification of the Site design & runoff reduction formula as it
doesn't specify new homes above 5,000 square feet and under 15,000 square feet
requirements.
Draft Planning Commission Minutes
May 22, 2013
Page 2
Commr. Stevenson asked if there is an incentive to retrofit so that the builder can get
help with LID costs.
Commr. Multari questioned if this item will come back to the Planning Commission.
Mrs. Lynch stated that it typically would not come back unless it's requested.
Commr. Multari commented that the implementation of these requirements will effect
decisions made by the Planning Commission and would like the item brought back.
Commr. Stevenson stated it would be helpful to have a presentation of LID, giving ideas
as to how it will translate through different scenarios.
There were no further comments from the Commission.
1. City -Wide. GPC 67-13: General Plan Conformity Report for Capital Improvement
Plan to be considered as part of the 2013-2015 Financial Plan; City of San Luis
Obispo — Community Development Dept., applicant. (James David)
James David, Associate Planner presented the staff report, recommending to report to
the City council that all projects/purchases in the Capital Improvement Plan (CIP)
proposed as part of the 2013-2015 Financial Plan comply with the City's General Plan,
based on findings which he outlined.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Stevenson questioned which ones were newly added.
Comrmr. Larson questioned document order #67 & 71. He pointed out there might be a
better policy or if it is listed correctly.
Kim Murry indicated the suggestion by Commr. Larson regarding the document order
#71 infiltration policy will be updated.
There were no further comments made from the Commission.
On motion by Commr. Singewald , seconded by Commr. Larson , Capital Improvement
Plan (CIP) is in conformance with the general .plan and recommended to the City
Council.
AYES: 'Commrs. Fowler, Larson, Multari, Singewald, Stevenson and Meyer
NOES: None
RECUSED: None
ABSENT: Chairperson Draze
Draft Planning Commission Minutes
May 22, 2013
Page 3
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
2. Staff
a. Agenda Forecast
Kim Murry presented the agenda forecast for upcoming meetings.
3. Commission
ADJOURMENT: The meeting was adjourned at 7:00 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary