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HomeMy WebLinkAboutItem 4a. E. Foothill, Monte Vista (USE-0331-2023) Lambda Chi Alpha Fraternity PLANNING COMMISSION AGENDA REPORT SUBJECT: REQUEST FOR A CONDITIONAL USE PERMIT TO ESTABLISH A FRATERNITY FOR UP TO 24 RESIDENTS, INCLUDING A REQUEST TO PROVIDE TWO (2) PARKING SPACES IN TANDEM ON AN EXISTING DRIVEWAY ALONG EAST FOOTHILL. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW. PROJECT ADDRESSES: 1264 and 1264 ½ East Foothill Boulevard; 1241, 1243, 1249, and 1251 Monte Vista Place FILE NUMBER: USE-0331-2023 BY: Hannah Hanh, Associate Planner Phone Number: (805) 781-7432 Email: hhanh@slocity.org FROM: Tyler Corey, Deputy Director RECOMMENDATION Adopt the Draft Resolution approving the project, based on findings and subject to conditions of approval. The project is categorically exempt from environmental review under Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines. SITE DATA Applicant Zone General Plan Land Use Site Area Environmental Determination Lambda Chi Alpha High-Density Residential (R-4) High Density Residential (HDR) Approximately 0.58 acre Categorically exempt from environmental review under CEQA Guidelines Section 15301 (Existing Facilities) SUMMARY Lambda Chi Alpha (Applicant) has applied for a Conditional Use Permit to esta blish a fraternity for up to 24 residents at 1264 and 1264 ½ East Foothill Boulevard, and 1241, 1243, 1249, and 1251 Monte Vista Place. The site is an approximate 0.58 -acre through lot that contains four (4), separate residential buildings with a total of six (6) units and has street access from both East Foothill Boulevard and Monte Vista Place. The project includes a request to allow tandem parking for two (2) spaces on the west driveway along Meeting Date: 6/12/2024 Item Number: 4a Time Estimate: 45 minutes Figure 1 – Project Site Page 9 of 61 Item 4a USE-0331-2023 Planning Commission Report – June 12, 2024 East Foothill Boulevard. Minor site improvements (e.g., parking area restriping, installation of wheel stops, etc.) would be required to accommodate the fraternity on the property. 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, and applicable City development standards and regulations. Per Table 2-1 (Uses Allowed by Zone), establishment of a fraternity requires approval of a Conditional Use Permit in the R-4 zone. 2.0 PROJECT INFORMATION 2.1 Site Statistics Present Development and Uses Developed property with six (6) residential units and site improvements, including access, parking, and landscaping Topography Minor upwards slope from East Foothill Boulevard and gradual level towards Monte Vista Place Access East Foothill Boulevard; Monte Vista Place Surrounding Zones and Uses North: R-4 zone / fraternity/sorority, multi-family residences, Cal Poly SLO South: R-4 zone / multi-family residences East: R-4 zone / fraternity/sorority, multi-family residences West: R-4 zone / multi-family residences 2.2 Prior Fraternity Use On October 10, 2001, the Planning Commission reviewed and approved a Use Permit (U 86-01) to establish a different fraternity (Phi Delta Theta) at 1264 and 1264 ½ East Foothill Boulevard. Approval of this fraternity was limited to use of the three -bedroom and one- bedroom units, located towards East Foothill Boulevard, for a maximum of four (4) residents. This Use Permit (U 86-01) expired in 2021 due to inactivity. 2.3 Project Description The Applicant is requesting a Conditional Use Permit to establish a fraternity (Lambda Chi Alpha) for up to 24 residents at 1264 and 1264 ½ East Foothill Boulevard, and 1241, 1243, 1249, and 1251 Monte Vista Place (Attachment B – Project Description, Attachment C – Project Plans). The site contains a total of six (6) units, which consists of a three - bedroom unit and one-bedroom unit on the East Foothill Boulevard side and two (2) duplexes (one- and three-bedroom units) on the Monte Vista side. 3.0 PROJECT ANALYSIS Approval of a Conditional Use Permit to establish a fraternity is subject to requirements outlined in Section 17.110.060 (Minor Use Permits and Conditional Use Permits – Criteria for Approval), Section 17.110.070 (Minor Use Permits and Conditional Use Permits – Required Findings), and Section 17.86.130(B) (Fraternities and Sororities – Required Page 10 of 61 Item 4a USE-0331-2023 Planning Commission Report – June 12, 2024 Findings) for consistency with the General Plan and Zoning Regulations and for compatibility of the proposed fraternity with existing and future land uses in the vicinity. Staff has evaluated the project against applicable policies and standards and found it to be in compliance as discussed in the following analysis. 3.1 Consistency with the General Plan The project site is located in the High Density Residential (HDR) land use designation, which the Land Use Element (LUE) describes as primarily intended for attached dwellings (Table 1 – General Plan Land Use Designations). Allowable uses within this land use designation include a range of multi-family dwellings, single-family attached dwellings, and public and quasi-public uses. In addition, LUE Policy 2.6.5 (Fraternities & Sororities) and Housing Element Policy 8.5 (Special Housing Needs) state that fraternities and sororities should be limited to Medium-High and High-Density residential areas near Cal Poly campus if locations on campus cannot be provided. As proposed, the project would be consistent with the land use designation and preceding policies by establishing a fraternity in a High-Density residential property located within 0.25-mile of the Cal Poly campus. 3.2 Consistency with the Zoning Regulations The project site is located in the High-Density Residential (R-4) zone, which Chapter 17.22 (R-4 Zone) describes as intended for attached dense housing that would be close to concentrations of employment and college enrollment. Fraternity Use Per Table 2-1 (Uses Allowed by Zone), the establishment of a fraternity requires approval of a Conditional Use Permit in the R-4 zone. The standard conditions, detailed in Section 17.86.130(A) (Fraternities and Sororities – Applicability), shall apply as follows:  Number of Residents – Occupancy shall be limited to not more than one (1) resident per 60 square feet of building area. The landlord shall allow the City to verify occupancy by allowing an inspection of the records or 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 project site contains four (4), separate buildings (cumulative 5,778 square foot of building area) that provide a total of six (6) units, as described below: - 1264 East Foothill (Building A; three-bedroom unit): 1,237 square foot - 1264 ½ East Foothill (Building B; one-bedroom unit): 853 square foot - 1249 and 1251 Monte Vista (Building C; one- and three-bedroom units): 1,844 square foot duplex - 1241 and 1243 Monte Vista (Building D; one- and three-bedroom units): 1,844 square foot duplex Page 11 of 61 Item 4a USE-0331-2023 Planning Commission Report – June 12, 2024 As proposed, the fraternity shall be limited to a maximum of 24 residents (approximately 240 square feet per resident) for the property because it is anticipated that each bedroom would provide for two (2) re sidents. The property owner shall also allow the City to verify occupancy by allowing an inspection of records or visual inspection of the premises at a reasonable time with at least 24 - hour notice to the residents (Condition No. 4).  Routine Gatherings – The maximum number of persons allowed on site for routine meetings and gatherings shall not exceed the limit established by the applicable Conditional Use Permit. Per Table 4 (Residential Population Assumptions) of the LUE, the HDR land use designation, which corresponds to the R-4 zone, has an average population density of 55 people per acre. The project site is approximately 0.58-acre in size, which results in an average of 32 people (rounded up from 31.9) for the property. Prior approvals of Conditional Use Permits to establish fraternities/sororities have limited the number of people onsite for routine meetings and gatherings to 1.5 times the number of average population density, which takes into consideration the number of residents, areas inside the buildings, and number of parking spaces available in the vicinity. As such, routine meetings and gatherings for the fraternity shall be limited to a maximum of 48 people (32 people x 1.5). If the fraternity hosts special events involving more than 48 people, a transportation management plan shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval (Condition No. 5).  University Affiliation – The fraternity or sorority shall remain affiliated and in good standing with the Interfraternity Council of Student Life and Leadership at California Polytechnic University, San Luis Obispo. If the fraternity or sorority becomes unaffiliated or no longer held in good standing with California Polytechnic University, the Conditional Use Permit shall be revoked. For the life of the organization, 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. If the fraternity becomes unaffiliated or is no longer in good standing, the Conditional Use Permit shall be revoked (Condition No. 6).  Contact Information – The landlord shall provide names and telephone numbers of responsible persons to the Community Development Department and Neighborhood Services Manager of the Police Department on an annual basis. Responsible persons shall be available during all events and at reasonable hours to receive and handle complaints. For the life of the organization, the fraternity shall provide the name and contact information (i.e., phone number and email address) of all responsible parties to the Community Development Department and Neighborhood Services Manager of the Page 12 of 61 Item 4a USE-0331-2023 Planning Commission Report – June 12, 2024 Police Department on an annual basis. If there is a change to the name and/or contact information of any responsible parties, the Community Development Department and Neighborhood Services Manager shall be notified immediately (Condition No. 7). Parking Requirements Per Table 3-4 (Parking Requirements by Use), a fraternity is required to provide one (1) space per 1.5 occupants or 1.5 spaces per bedroom, whichever is greater. The project would house a maximum of 24 residents on a property that includes a total of 12 bedrooms. As proposed, the fraternity is required to provide 18 parking spaces based on the greater of the following calculations: Occupants: one (1) space x (24 / 1.5) occupants = 16 spa ces Bedrooms: 1.5 spaces x 12 bedrooms = 18 spaces The existing parking layout, specifically the surface spaces accessed via East Foothill and located in tandem to the garages on Monte Vista, does not comply with the City’s Parking and Driveway Standards. As such, minor site improvements are conditioned to revise the parking layout and provide 18 spaces that would comply with the City’s parking standards (Conditions No. 9, 14, and 15). Key revisions to the parking layout (Attachment C – Sheet T1.1 of Project Plans) are as follows:  Restripe to facilitate seven (7) surface spaces (labeled as Spaces No. 10 through 16) accessed via East Foothill;  Remove one (1) garage space in Building B to accommodate the restriped surface spaces; o Note – The area adjacent to the parking space within this proposed one-car garage is permitted as storage (Condition No. 13).  Establish two (2) spaces in tandem on the west driveway along East Foothill;  Remove six (6) non-compliant diagonal spaces located in tandem to the garages on Monte Vista; and  Establish four (4) parallel surface spaces (labeled as Spaces No. 1 through 4) adjacent to the landscaping. As part of the application, tandem parking is requested per Section 17.72.090(C)(1) (Tandem Parking – Residential Uses) to provide flexibility for the site and facilitate the project. Two (2) parking spaces (labeled as Spaces No. 17 and 18) are proposed in tandem on the west driveway along East Foothill Boulevard. It is noted that vehicles (in Spaces No. 9 through 17) may enter and exit using the east dri veway, even if access is blocked on the west driveway because of a parked vehicle. Therefore, the two (2) tandem spaces would have little to no impact on overall vehicle maneuverability for this side of the property. Page 13 of 61 Item 4a USE-0331-2023 Planning Commission Report – June 12, 2024 4.0 ENVIRONMENTAL REVIEW The project is exempt from environmental review under Section 15301 (Existing Facilities) of the CEQA Guidelines because it includes the operation, maintenance, permitting, licensing, and minor alteration of an existing residential development. The fratern ity would continue the residential use with minor site improvements related to parking (e.g., parking space restriping, installation of wheel stops, etc.). The project does not include construction of a new building or additional building square footage. Therefore, the project involves no expansion of the former residential use. 5.0 OTHER DEPARTMENT / DIVISION REVIEW The project has been reviewed by the Engineering Division, Building Division, and Fire Department. Any conditions of approval or informational notes from these departments and divisions have been incorporated into the Draft Resolution (Attachment A) for project approval. 6.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 2. Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Zoning Regulations, or other policy documents. 7.0 ATTACHMENTS A - Draft Resolution (USE-0331-2023) B - Project Description C - Project Plans Page 14 of 61 RESOLUTION NO. PC-XXXX-24 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH A FRATERNITY AT 1264 AND 1264 ½ EAST FOOTHILL BOULEVARD AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE. THE PROJECT INCLUDES A REQUEST TO PROVIDE TWO (2) PARKING SPACES IN TANDEM ON AN EXISTING DRIVEWAY ALONG EAST FOOTHILL BOULEVARD. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 12, 2024 (USE-0331-2023) 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, on June 12, 2024, for the review of a Conditional Use Permit to establish a fraternity at 1264 and 1264 ½ East Foothill Boulevard and 1241, 1243, 1249, and 1251 Monte Vista Place, pursuant to a proceeding instituted under USE-0331-2023; Lambda Chi Alpha, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval for the project (USE-0331-2023), based on the following findings: Conditional Use Permit / Fraternity Use 1. The project is consistent with the General Plan because the proposed fraternity is an allowable use as dense group housing in the High Density Residential (HDR) land use designation. In addition, the project would facilitate Land Use Element Policy 2.6.5 and Housing Element Policy 8.6 by locating a fraternity in proximity to the Cal Poly SLO campus and other student-oriented uses and housing. 2. The proposed fraternity is conditionally allowed within the High-Density Residential (R-4) zone. As conditioned, the project complies with applicable provisions of the Zoning Regulations because (a) the maximum number of 24 residents complies with the group housing maximum occupancy limits and (b) the revised parking configuration would provide 18 required spaces for 24 residents and comply with the City’s Parking and Driveway Standards to improve the property. Page 15 of 61 Resolution No. PC-XXXX-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 2 3. The design, location, size, and operating characteristics of the project will be compatible with the existing and future land uses in the vicinity because the proposed fraternity would (a) be established in proximity to other dense group housing (i.e., other fraternities, sororities, multi-family, etc.), (b) located within walking distance (i.e., less than 0.25-mile) of the Cal Poly campus, and (c) utilize an existing developed property with minor site improvements (i.e., parking and landscaping improvements). 4. The site is physically suitable in terms of (a) its design, location, shape, size, and operating characteristics of the project; (b) traffic generation and the provision of public and emergency vehicle (e.g., fire and medical) access; (c) Public protection services (e.g., fire protection, police protection, etc.); and (d) the provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). The project is surrounded by other developed properties with compatible dense housing uses, has access to the City’s circulation system, and would be served by City utilities . The project utilizes an existing developed property and does not include activities that would generate service or utility demands beyond those anticipated with uses permitted in the vicinity. 5. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with the existing site constraints and the character of the neighborhood. 6. As conditioned, the establishment and subsequent operation or conduct of the project will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use because the project includes conditions that (a) place limits on the number of persons allowed on site, (b) restrict activities, (c) provide adequate parking, and (d) limit potential disturbances to neighboring properties. The project would be compatible with the existing site constraints and the character of the neighborhood. SECTION 2. Environmental Review. The project is exempt from environmental review under Section 15301 (Existing Facilities) of the CEQA Guidelines because it includes the operation, maintenance, permitting, licensing, and minor alteration of an existing residential development. The fraternity would continue the residential use with minor site improvements related to parking (e.g., parking space restriping, installation of wheel stops, etc.) and landscaping (e.g., pruning, maintenance, etc.). The project does not include construction of a new building or additional building square footage. Therefore, the project involves no expansion of the former residential use. Page 16 of 61 Resolution No. PC-XXXX-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 3 SECTION 3. Action. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division – Community Development Department 1. Plans submitted for the building and/or site improvements permit(s) (i.e., parking lot improvements) shall be in substantial conformance with the project description and plans represented in the Staff Report dated June 12, 2024. 2. The Conditional Use Permit shall be reviewed by the Community Development Director for compliance with the conditions of approval, or to determine whether a modification of the Conditional Use Permit is necessary upon significant change to the project as represented in the Staff Report dated June 12, 2024, or in the event of a change in ownership which may result in deviation from the project description or approved plans. 3. The Conditional Use Permit shall be reviewed by the Planning Commission if the City receives substantiated written complaints from any citizen, Code Enforcement Officer, Fire Department or Police Department employee, which contains information and/or evidence supporting a conclusion that a violation of this Conditional Use Permit, or of City Ordinances, regulations, or Police Department resources (e.g., calls for service) applicable to the fraternity use has occurred. At the time of the Conditional Use Permit review, to ensure ongoing compatibility with nearby uses, the conditions of approval may be added, modified, and/or removed, or the Conditional Use Permit may be revoked. 4. The fraternity shall be limited to a maximum of 24 residents for the property. The property owner shall allow the City to verify the maximum occupancy by allowing an inspection of records or visual inspection of the premises. Any inspection shall be scheduled at a reasonable time with at least 24-hour notice to the residents. 5. Routine meetings and gatherings for the fraternity shall be limited to a maximum of 48 people (32 people x 1.5), except as otherwise approved by the Community Development Director for special events. If the fraternity hosts special events involving more than 48 people, a transportation management plan to reduce impacts to the surrounding neighborhood shall be submitted to the Community Development Department, at least 30 days prior to the event taking place, for review and approval. 6. For the life of the organization, 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. If the fraternity becomes unaffiliated or is no longer in good standing, the Conditional Use Permit shall be revoked. Page 17 of 61 Resolution No. PC-XXXX-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 4 7. For the life of the organization, the fraternity shall provide the name and contact information (i.e., phone number and email address) of all responsible parties to the Community Development Department and Neighborhood Services Manager of the Police Department on an annual basis. If there is a change to the name and/or contact information of any responsible parties, the Community Development Department and Neighborhood Services Manager shall be notified immediately. 8. For the life of the organization, the property shall be maintained in a clean and orderly manner. All landscaping shall be maintained (e.g., trimmed, pruned, replaced as needed, etc.) to the satisfaction of the Community Development Director. 9. A site improvement permit is required for parking area improvements to create a minimum of 18 parking spaces that comply with the City’s Parking and Driveway Standards (i.e., parking space and driveway dimensions, aisle widths, striping, wheel stops, etc.). These parking spaces shall be inspected to verify compliance with City standards prior to establishing the fraternity. 10. Bicycle parking spaces shall be provided as required per Table 3 -6 (Required Bicycle Parking) of the Zoning Regulations. For a total of 24 beds for the fraternity, the property owner and residents shall maintain a minimum of 18 long-term bicycle spaces and a minimum of six (6) short-term bicycle spaces. All required long-term bicycle parking shall be provided in an interior space, and required short-term bicycle spaces shall be consistent with the City Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks (such as “Peak Racks”). These bicycle spaces shall be inspected to verify compliance with City standards prior to establishing the fraternity, to the satisfaction of the Public Works and Community Development Directors. 11. A minimum of 18 parking spaces shall be provided and maintained at all times. These spaces shall remain available to residents of the fraternity and not designated for any individuals not residing on the property. 12. A building permit is required for proposed signage identifying the fraternity house. Any signage must be consistent with Chapter 15.40 (Sign Regulations) of the Municipal Code and compatible with the existing neighborhood to the satisfaction of the Community Development Director. 13. As part of the parking area improvements, the existing two-car garage for 1264 ½ East Foothill (labeled as Building B on the project plans) shall be a one-car garage in order to accommodate the revised surface parking layout. The area adjacent to the parking space within the proposed one-car garage is permitted as storage. Further review shall be required if any improvements (e.g., change in use and/or new construction) are proposed for this area. Page 18 of 61 Resolution No. PC-XXXX-24 USE-0331-2023 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Page 5 Engineering Division – Community Development / Public Works Departments 14. A building permit and/or site improvements permit is required for the proposed changes to establish the required parking spaces. Plans submitted for review shall show and note compliance with the City’s Parking and Driveway Standards. The plans shall show required dimensions and information for parking space, bay, aisle widths, striping, parallel space markings (i.e., T’s and L’s), and any existing or proposed wheel stops. 15. Plans submitted for review shall show and reference the floor plans for the existing garages to remain. The existing two-car garage proposed to accommodate only one car shall be included and noted on the plans. The plans shall clarify that garage door operation will not be affected by the proposed adjacent surface parking space. The plans shall clarify that the remaining garage space is to remain as garage storage/shop. Indemnification 16. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by __________, seconded by __________, and on the following roll call vote: AYES: NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted this 12th day of June 2024. ___________________ Tyler Corey, Secretary Planning Commission Page 19 of 61 Page 20 of 61 Lambda Chi Alpha - Phi Sigma Zeta 1264 East Foothill Blvd. San Luis Obispo, CA 93405 1 (925) 785-5278 Conditional Use Permit 1st June 2024 General Property Information Zoning: R-4 Total Square Footage: 4,100 sqft (4 Units) Attached are CAD drawings for the property with all the relevant measurements. Please note that the drawings are times 2 given that the duplexes are mirrors of each other. Parking Spaces: 19 total (6 front, 7 back, 6 garage) ATTACHMENT B Page 21 of 61 Description of Use The PSZ House Corporation acquired 1264 East Foothill Blvd. in March of 2022. PSZ House Corporation is a non-profit, tax-exempt corporation, recognized by the IRS as a 501(c)(3) charitable foundation. Its mission is to provide safe, clean, affordable student housing near the Cal Poly campus. They have owned student housing properties in the City of San Luis Obispo since 1980, the most recent at 1292 East Foothill Blvd. and just two parcels up from 1264 East Foothill Blvd. Lambda Chi Alpha – Phi Sigma Zeta resided at that property with a Conditional Use Permit with the City from 1998 to 2021 prior to the property being sold. Since the acquisition of 1264 East Foothill in March of 2022, PSZ House Corporation has renovated all four structures on the property, encompassing many areas, including but not limited to electrical upgrades, new roofing, plumbing enhancements, structural reinforcement, and new flooring throughout. Furthermore, the property has undergone extensive remodeling of six full kitchens and six full bathrooms and further upgrades to all appliances in each dwelling. After completing these renovations, the property’s resident capacity is 24 tenants comfortably spread across 12 bedrooms on the over half-acre parcel. These renovations were conducted to bring the property up to code and provide all residents with safe, suitable, and comfortable living conditions. 1264 East Foothill is also ideal from a parking perspective with 18 spaces total, nine outside spaces at the front of the property, four outside spaces in the back, and five garage spaces spread throughout the property. Given the well-known parking challenges for student housing projects along East Foothill Blvd., granting Lambda Chi Alpha a Conditional Use Permit will not further burden the neighborhood. In regards to noise, the structures of this property are far taller than our last property which will help tremendously with keeping noise down and not unnecessarily disturbing the neighborhood. Until March of 2022, the 1264 East Foothill property was owned by a Private Family Trust and was leased to Cal Poly’s Alpha Omicron Pi sorority for decades. During this time Alpha Omicron Pi held a Conditional Use Permit to operate as a fraternal organization with the City of San Luis Obispo. This property is surrounded by student and Greek-life housing with the Alpha Phi sorority next door. This specific area, steps from the Cal Poly campus, provides an ideal location for student housing with many Greek organizations that have Conditional Use Permits with the City. There is a sense of community for the students, promoting both community involvement and academic success. Since the expiration of our last Conditional Use Permit at 1292 East Foothill, the members of Lambda Chi Alpha have resided in 12-14 satellite properties in the neighborhood around Cal Poly’s campus. A Conditional Use Permit for Lambda Chi Alpha at 1264 East Foothill helps to ATTACHMENT B Page 22 of 61 concentrate fraternity activities in one primary location with living and outdoor spaces, unlike the typical single-family home rental properties. In summary, we propose the dedication of 1264 East Foothill Blvd. as a registered and permitted fraternity house that will provide a centralized, safe, and affordable base of operations for Lambda Chi Alpha and its members. With our chapter’s financial strength coupled with the financial standing of PSZ House Corporation, we are more than confident in our ability to enhance not only the property’s value but also the positive impact of the Chapter on the surrounding community. Description of Property While the Conditional Use Permit will be filed under the address 1264 East Foothill Blvd, there are in fact 4 different structures on the property with different addresses. All of them will be housing members of Lambda Chi Alpha - Phi Sigma Zeta. The structures consist of two duplexes, a single-bedroom side unit, and a three-bedroom unit at the front of the property. The addresses associated with the other structures are as follows: 1251 Monte Vista Pl., 1249 Monte Vista Pl., 1241 Monte Vista Pl., and 1243 Monte Vista Pl. Each duplex consists of three upstairs bedrooms (two singles and a double) and one downstairs double. The side unit will have one bedroom housing two residents and the front unit will have two singles and one double. This brings the total living space to 18 residents spread across 12 bedrooms on the property. Tentative Social Calendar ●October 15, 2024: Fall Rush House Tour ○Afternoon/evening ○100 people ○Indoors/Outdoors ●December 3, 2024: Fall Quarter Philanthropy ○Afternoon/evening ○100 attendees ○Outdoor ●January 18, 2025: Winter Rush House Tour ○Afternoon/evening ○100 attendees ○Indoors/Outdoors Point of Contact ATTACHMENT B Page 23 of 61 ●Thomas Symer ○(301) 529 - 4694 ○slolca.alpha@gmail.com ATTACHMENT B Page 24 of 61 ATTACHMENT C Page 25 of 61 (QODUJHG2YHUDOO6LWH3ODQ3URSRVHG3DUNLQJ3ODQ ATTACHMENT C Page 26 of 61 ATTACHMENT C Page 27 of 61 x xx x x xx x ATTACHMENT C Page 28 of 61 x x xx x x x ATTACHMENT C Page 29 of 61 ATTACHMENT C Page 30 of 61 xx x x xx x x ATTACHMENT C Page 31 of 61 ± ATTACHMENT C Page 32 of 61 ATTACHMENT C Page 33 of 61 ATTACHMENT C Page 34 of 61 Fraternity – Conditional Use Permit USE-0331-2023 (E. Foothill, Monte Vista) Planning Commission Hearing June 12, 2024 Applicant: Lambda Chi Alpha Project Site 2 Developed property with four (4) separate residential buildings with a total of six (6) units 1264 and 1264 ½ East Foothill; 1241, 1243, 1249, and 1251 Monte Vista Access from E. Foothill and Monte Vista High-Density Residential (R-4) Zone Surrounded by other fraternities, sororities, multi-family residences, Cal Poly SLO, etc. Within 0.25-mile of campus Project Description Establish a fraternity for up to 24 members Minor site improvements to revise surface parking areas (e.g., restriping, installation of wheel stops, etc.) Establish 18 spaces that comply with City’s Parking and Driveway Standards Request for tandem parking on west driveway along E. Foothill 3 Proposed Site Plan 4 Existing Floor Plan – Building A 5 Existing / Proposed Floor Plan – Building B 6 Existing Floor Plans – Building C & D 7 Policy Analysis High Density Residential (HDR) Land Use Designation Primarily intended for attached dwellings, which include a range of multi-family dwellings, single-family dwellings, and public and quasi-public uses High-Density Residential (R-4) Zone Intended for attached dense housing that would be close to concentrations of employment and college enrollment Fraternity Use Number of Residents – maximum of 24 residents (Condition No. 4) Routine Gatherings – maximum of 48 people based on lot size and average population density in the R-4 zone; prior approval required for special events with more than 48 people (Condition No. 5) University Affiliation – remain affiliated and in good standing with Cal Poly SLO on an ongoing basis (Condition No. 6) Contact Information – provide contact information for responsible parties to the Community Development and Police Departments on an ongoing basis (Condition No. 7) Parking Requirements – 18 spaces required based on total of 12 bedrooms for the site (Condition No. 9, 11) Subject to Re-review – CUP re-evaluated by Planning Commission if conditions or City ordinances, regulations, etc. are violated (Condition No. 3) 8 Policy Analysis Subject to requirements of Title 9 (Public Peace, Morals, and Welfare) Chapter 9.12 (Noise Control) •“Quiet hours” between 10:00 pm and 7:00 am •Limited to 50 dBa (equivalent to normal conversation) Chapter 9.13 (Unruly Gatherings) •Ordinance first adopted in 2010 •Prohibits “unruly gatherings” which include gatherings of twenty or more people on a property that results in conduct that causes a substantial disturbance of the quiet enjoyment of private or public property in a significant segment of an immediate neighborhood or presents a threat to the health, welfare and safety of those in attendance, responding enforcement personnel, or nearby residents or properties New recommended condition Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. 9 Environmental Determination Categorical Exemption – Section 15301 (Existing Facilities) Continued residential use Minor site improvements related to parking (e.g., parking space restriping, installation of wheel stops, etc.) and landscape (e.g., pruning, maintenance, etc.) No new building or additional building square footage 10 Recommendation 11 •Adopt the Draft Resolution (Attachment A) approving the Conditional Use Permit, USE-0331-2023, subject to the findings and conditions of approval, as revised.