HomeMy WebLinkAbout5_28_2025 Item PC, Walker, K. (3)kathie walker <
To:Advisory Bodies
Subject:Please put the fraternity land use problem in SLO on your Agenda
Attachments:Cal Poly Fraternity Addresses _Updated Spring 2025.docx
Dear Chair Houghton, Vice Chair Tolle, andPlanning Commissioners,
There isanenormous land use problem that has ruined thequality oflifeinneighborhoods near CalPoly,
and itisspreading toother neighborhoods inthenorthern part oftheCity. Sofar, theCity has notdealt
with theissue even though they know itishappening. AtaCity Council meeting last week (5/20/2025),
my husband and Ispoke during public comment and asked thattheCouncil agendaize this issue sothat
wecan talk about itpublicly and start tolook towards asolution. The City Manager said thattheyarenot
planning toaddress ituntil after June 2026, more than ayear fromnow. Then, the City willdiscuss code
enforcement overall, withone part being fraternity parties and neighborhood wellness.
Aclip oftheCity Manager'sstatement ishere: https://www.youtube.com/clip/UgkxG4hF5-
3poxKbpRVk8axyumjeAUMAjnmY
During that same meeting, Councilmember Jan Marxasked forastudy session toclose thegolf course
and build affordable housing onthe land. This brand-new andunexpected idea was supported by the
City Manager, and astudy session for repurposing thegolfcourse wasplaced ontheCity Council's
agenda for10/21/2025.
There arealsotwo study sessions ontheCouncil'sagenda related to "neighborhood livability" before the
end oftheyear: One todiscuss Renter Protections inOctober 2025 andanother foraRental Housing
Registry on12/2/2025. Nothing isontheAgenda Forecast related to illegal fraternityoperations, even
though that issue was specifically mentioned when "neighborhood livability" was adopted asamajor city
goal inFY25-27. Ihave been trying togettheproblem addressed since 2022, and ithasbecome worse
each year.
We cannot continue tolive without sleep orpeace nearly every weekend that CalPoly isinsession. I
cannot imagine going through this hell foranother academic year, August 2025 - June2026. The situation
has already created amass exodus ofresidents from ourneighborhoods. When thelong-term residents
move out, theirproperties are often leased tofraternities. Thefraternity members rentahouse, plant a
flag, hold fraternity-related events, and theproperty becomes afull-fledged fraternity house. There are
multiple illegal fraternity houses onevery block ofourneighborhood! Themain chapter housesformost
fraternities areinourneighborhood. Ihaveattached alistofthe addresses.
The Tribune Editorial Board published anEditorial about thematter on1/21/2025, butneither theCity nor
Cal Poly hastaken action to solvetheproblem. Alink to thearticle ishere: https://archive.is/6Ipcg
Therefore, I (and many of myneighbors) ask that you, thePlanning Commission, place thematter on your
agenda toaddress theillegal landuse offraternity operations, theproblems created bythat illegal land
1
use, and thepossible solutions tobring land useinto compliance. Perhaps you can request astudy
session oranopen forum where theissue can beaddressed bythe City, Cal Poly, andthe public.
Otherwise, ifthat'stoomuch toask, you could request thatCommunity Development present the
situation, including theproperties identified byCommunity Development asillegal fraternity operations,
theNotices sent outtotheproperty owners, thecurrent status ofthose cases, and theplan todeal with
these land use violations inthelong term.
Here aretheissues that wearemost concerned about:
Illegal fraternity operations inthe R1and R2neighborhoods in San Luis Obispo. There are over50
documented illegal fraternity houses thathost fraternity events, when itisillegal to doso. The
number increases every fall when CalPoly'sacademic year begins.
Code Enforcement isnotavailable torespond tocode cases, even when they arereported
beforehand, because Code Enforcement staff donotwork weekends. Mostevents happen on
weekends. Italso takes several days fortheCity toprocess code cases reported through the
AskSLO app.
Code Enforcement isnotcommunicating with SLOPD, solaw enforcement does notknowthe
location of theillegal fraternity properties intheneighborhoods. Dispatch is oftensending SNAP
studentofficers, and theycan'tissue citations.
Cal Poly isnottaking responsibility foritsfraternity operations.
Code Enforcement isusing thewrong legal standard to cite events - using 'beyond areasonable
doubt' instead of 'preponderance oftheevidence' - which has resulted inmostcode cases being
dismissed as "unable toverify". Thelegal standard forthese code cases isthelower standard ofa
preponderance oftheevidence,' which means itismore likely thannot. Thelackoftraining and
knowledge ofCode Enforcement has resulted inacontinued lack ofaccountability forGreek life
atCal Poly and thecontinued demise ofourneighborhood.
Irecently resubmitted acase toCode Enforcement for themain chapter house for Kappa Sigma at281
Hathway (R1), butthecode enforcement officer would notopen acase. Ireported toCode Enforcement
on Friday, May 9, foranevent on Saturday, May 10, andmyrequest was closed onMay13as "unable to
verify" eventhough thefraternity held an event onMay10. The fraternity subsequently posted photos of
theevent at281 Hathway onInstagram onMay 13, and Isent those toCode Enforcement, asked the case
bereopened, buthedeclined.
The Community Development Director acknowledged that theCode Enforcement officer does not
understand thestandard ofproof heissupposed touse toopen acode enforcement case. This Code
Enforcement officer has been working onthefraternity issue since2023! Idon'tunderstand how the
officer was notproperly trained, and has been dismissing legitimate cases throughout that time. Code
Enforcement also lost about 20Notices sent toproperty owners forillegal fraternity operations. Ionly
discovered thiswhen Irequested public records fortheNotices, andthe Clerk responded thatmany of
the letters were lost bytheCommunity Development Department. Theyprovided aspreadsheet ofthe
addresses where Notices were sent, which allowed metocross-reference theNotices they provided to
determine those that were missing.
Regarding myrequest toopen thecase fortheillegal fraternity at281 Hathway, screenshots ofthe
emails from theCode Enforcement Officer and Director Tway arebelow:
2
Illegalfraternityoperations inourneighborhood have caused amass exodus oflong-term residents.
People have moved away because ofthenoise. Formany years, residents thought theproblem was
caused bycollege students having parties, until werealized in 2022 that theparties weren'tstandard
college parties - they were fraternity parties, which aremuch larger and more disruptive. They often
include DJs with blaring music. In Fall and Spring, whenit'swarmer, thefraternities rent large, inflatable
water slides for these events with hundreds ofpeople inbackyards intheneighborhood.
In June 2022, New Times published anarticle, "Nuisance ontheBlock," about afamily dealing with a
noisy neighbor nextdoor tothemon Hope Street. Itwas anillegal fraternity. That family later sold their
home and moved toanearby city. Aninvestor bought their property andrented ittoafraternity that held
fraternity-related events there! Many families havelefttheneighborhood inthepast few years because of
theincrease innoise caused byillegal fraternity operations.
There was anexponential increase innoise inthe Fallof2021, andthe problem was discussed among
members ofourneighborhood association via agroup email. People said fraternities had moved in
nearby, and theywere notable tosleep, could notopentheir windows, and had to runfans totryto
drown outthenoise. Officers routinely cleared noise complaints called into SLOPD forparties as
negative violations. Ibegan taking videos inFall 2021 and sending them toleadership atSLOPD. They
recognized theproblem, said thevideos clearly showed anoise violation, and said they would educate
theofficers.
The problem didnotgetbetter. In2022, morefraternities moved into ourneighborhood. Ispoke about
the issuewith Code Enforcement and theCity Manager, Derek Johnson. That'swhen Ilearned that itis
illegal forfraternities tohold fraternity-related events inR-1and R-2neighborhoods, and they must have
aConditional Use Permit tooperate inR-3andR-4neighborhoods. Istarted gathering documentation of3
theillegal fraternity operations and gave ahuge amount ofdocumentation tothenew Community
Development Director and Code Enforcement Supervisor during ameeting inNovember 2023.
St. Fratty'sDay isagood analogy ofwhat hashappened inour neighborhood. The event was afew
hundred people in 2021, butgrew to2,000 people in 2022; thengrew to 3,000-4,000 people in2023; then
grew to7,000 people in2024. The City'sapproach tohandling theillegal takeover ofourneighborhood
was tocontainitrather thantopreventitfrom happening. City leaders claimed they didn'thave the
money orresources toshut down thestreet party.
In2024, acomplaint was sent tothe Grand Jury, andthe problem was investigated. This spurred the City
totake more aggressive action, which prevented theblock party in2025. (The investigation isover. The
report should bereleased soon.) Thepoint isthat itshould nottake aninvestigation bytheGrand Jury to
getaproblem solved! And the "fraternity problem" willcontinue togetworse, asithassince 2021, unless
and until itisbrought into thepublic light and solutions arediscussed. Itisnotgoing tosolve itself.
Please place thematter on afuture agenda sothat wecan have apublic discussion aboutit. Some ofyou
have asked questions about theissue duringpreviousPlanning Commission hearings, and TylerCorey
has responded thatitcannot bediscussed because itis notontheagenda. Thesolution is foryou toask
that itbeagendaized. We need tobeable totalk about itpublicly and formulate plans tosolve it.
Thank you,
Kathie Walker
4
1
Total Number of Fraternities at Cal Poly: 19 – Cal Poly continues to recruit new fraternity chapters to its campus without any provisions
for the location of the fraternity houses. The main chapter houses for the most recently
recruited fraternity chapters are illegally located in rental houses in R-1/R-2 neighborhoods.
Fraternities with Valid Conditional Use Permits: 6*
Fraternity Address Year Established at Cal Poly
1. Alpha Epsilon Pi 280 California Blvd 1969
2. Delta Chi 1236 Monte Vista 1989 (On probation 10/25/2024)
3. Delta Upsilon 720 E. Foothill Blvd 1989
4. Lambda Chi Alpha 1264 E. Foothill Blvd 1978
5. Phi Kappa Psi 1335 E. Foothill Blvd 1966
6. Sigma Nu 1304 E. Foothill Blvd 1985
Sigma Nu has two CUPs, so there is a total of 7 CUPs for fraternity operations in SLO.
Fraternity Operations Identified in the City of SLO: 85
Fraternity Properties Operating Legally with Use Permit: 7
Illegal Operations at Houses in R1 / R-2 neighborhoods: 67
Illegal Operations at Houses in other zones: 11
Fraternities with Main Chapter House in R-1/R-2 neighborhoods:
Fraternity Address Year Established at Cal Poly (Cal Poly continues to recruit new chapters 1)
7. Alpha Sigma Phi 1218/1220 Bond Street 2018
8. Delta Sigma Phi 1684/1688 Mill Street re-established 2023
9. Kappa Sigma 281 Hathway Avenue 2014
10. Phi Delta Theta 260 Chaplin Lane 2022
11. Phi Gamma Delta 1229 Fredericks Street 2021
12. Phi Sigma Kappa 348/350 Hathway Avenue 1991
13. Sigma Phi Epsilon 2090 Hays Street 1990
1 After Carson Starkey died of alcohol intoxication at a satellite fraternity house, Cal Poly President, Jeff Armstrong delayed recruitment/rush of freshman men until winter
quarter. In May 2013, Dr. Armstrong entered into an agreement with the Interfraternity Council called the Deferred Recruitment Compromise which allowed fraternities to
resume recruiting freshman in the fall 2014. The agreement states that Cal Poly will actively recruit new fraternity chapters to its campus. It also requires fraternities to register
their parties with Greek Life administration beforehand, listing the specific addresses of each event, which are approved by Cal Poly administration.
2
14. Sigma Pi 1525 Slack Street re-established 2008
15. Theta Chi 1820 Hope Street re-established 2000
Other locations of non-permitted Main Chapter Houses:
16. Pi Kappa Phi operates at 66 Rafael Way (R1) 2018
It also has a main house in the County at former restaurant “This Old House” at 740 W. Foothill Blvd
17. Beta Theta Pi operates main house without a CUP at 1327 E. Foothill Blvd 1986
18. Zeta Beta Tau operates main house without a CUP at 654/658 Graves Ave 2009
19. Alpha Gamma Rho is suspended and will likely re-apply for a CUP in 2025 1975-2023
3
CAL POLY SLO FRATERNITY HOUSES 2
Fraternity Address Status of Operation Documentation3 Response from the City
1 Alpha Epsilon Pi 280 California Blvd (R4) CUP U1099 (MAIN) AB 524 list + Re-review of CUP 11/13/2024 by PC
2 331 Hathway Ave (R2) AB 524 list + Notice of Violation – illegal frat
3 Alpha Sigma Phi 1218 & 1220 Bond Street (R1) MAIN CHAPTER AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
4 299 Albert Drive (R1) AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
5 Beta Theta Pi 1327 E. Foothill Blvd (R4) MAIN CHAPTER AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
6 1220 Fredericks St (R2) AB 524 list +
7 556 Hathway (R2) AB 524 list Advisory Letter – illegal frat
68 Chorro (R1) AB 524 list +
8 Delta Chi 1236 Monte Vista Place (R4) CUP U106-98 (MAIN) AB 524 list +
1270 Fredericks (R2) (formerly Theta Chi ’22-‘23) Rush events ‘23 - ‘24
9 Delta Sigma Phi 1684 & 1688 Mill St (R2) MAIN CHAPTER Rush Fall ‘24
10 589 Cuesta Dr (R1) Rush Fall ‘24
11 Delta Upsilon 720 E. Foothill Blvd (R4) CUP U36-09 (MAIN) AB 524 list +
12 1700 Fredericks (R1) AB 524 list + Notice of Violation – illegal frat
13 281 Albert (R1) AB 524 list + Advisory Letter – illegal frat (Still operating 10/24)
14 388 Chaplin (R1) AB 524 list +
15 1861 Slack (R1) AB 524 list +
16 1868 Loomis (R1) Rush Fall ‘24
2Main chapter houses for each fraternity are in bold. Houses located in residential zones R-1 and R -2 neighborhoods are highlighted. Properties in other zones are in blue.
3 “AB 524” means the address was listed on Cal Poly Greek Life website, AB 524 Sorority & Fraternity Transparency Act Report, where a ‘sanctioned event’ was held; “+” symbol
means that the fraternity advertised the address on social media for rush events and there are photos/documentation of fraternity with their Greek letters at the address.
4
17 Kappa Sigma 281 Hathway (R1) MAIN CHAPTER AB 524 list + Advisory Letter – illegal frat (Still operating 10/24)
18 322 Hathway (R2) AB 524 list + Advisory Letter – illegal frat (Still operating 10/24)
19 108 Crandall Way (R4) AB 524 list Advisory Letter – illegal frat (Still operating 10/24)
20 526 Kentucky (R2) AB 524 list + Advisory Letter – illegal frat
21 1990 McCollum (R1) AB 524 list Advisory Letter – illegal frat
22 311 E. Foothill Blvd (R1) AB 524 list Advisory Letter – illegal frat
23 293 Albert (R1) Social media post+
24 1861 Hope (R1) AB 524 list Advisory Letter – illegal frat
25 146 Stenner (R4) Social media posts
26 1142 Montalban (T-C) AB 524 list Advisory Letter – illegal frat
27 618 Felton (R1) AB 524 list Advisory Letter – illegal frat
28 Lambda Chi Alpha 1264 Foothill Blvd (R4) CUP 0331-2023 (MAIN) AB 524 list +
1241 Monte Vista (R4) (included in CUP) AB 524 list
1243 Monte Vista (R4) (included in CUP) AB 524 list
1245 Monte Vista (R4) (included in CUP)
1251 Monte Vista (R4) (included in CUP)
29 171 Orange (R1) AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
30 12 Hathway (R1) AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
31 253 Albert Drive (R1) New 2023- Rush+
32 278 Albert Drive (R1) AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
33 285 Chaplin (R1) Social media post
34 178 Chaplin (R1) AB 524 list
35 220 Kentucky Street
36 Phi Delta Theta 260 Chaplin Ln (R1) MAIN CHAPTER New 2023 – Rush+
37 470 Grand Ave (R1) Social media post +
38 251 Highland Dr (R1) Rush Event +
39 568 Ellen Way (R2) Rush Event +
40 Phi Gamma Delta 1229 Fredericks St. (R2) MAIN CHAPTER New 2023, Rush+Notice of Violation – illegal frat (Still operating 10/24)
1254 Bond (R1) AB 524 list + Advisory Letter – illegal frat
1256 Bond (R1) AB 524 list +
5
41 Phi Kappa Psi 1335 E. Foothill (R4) CUP 47-10 (MAIN) AB 524 list+
42 237 Albert Drive (R1) AB 524 list + Advisory Letter – illegal frat
43 2061 Hope St (R-1) New 2023, Rush+
44 1271 Stafford (R2) New in 2023 +
45 1273 Stafford (R2) New in 2023 +
46 1275 Stafford (R2) New in 2023 +
47 346 Grand (R1) AB 524 list Advisory Letter – illegal frat
48 1740 Fredericks (R1) AB 524 list Advisory Letter – illegal frat
49 1276 Bond (R1) Rush Fall ‘24
50 Phi Sigma Kappa 348 & 350 Hathway (R2) MAIN CHAPTER AB 524 list +
51 1908 Loomis (R1) AB 524 list +
52 Pi Kappa Phi 740 W. Foothill Blvd (R4) COUNTY LOCATION AB 524 list +
53 66 Rafael Way (R1) MAIN CHAPTER IN CITY 2023 Rush Event +
54 447 N. Chorro (R1) 2023 Rush Event +
55 Sigma Nu 1304 Foothill Blvd (R4) CUP U1484 (MAIN) AB 524 list
56 1292 Foothill (R4) CUP U-109 Social media post +
301 Hathway (R2) AB 524 list + Notice of Violation – illegal frat
57 1621 McCollum (R1) AB 524 list Advisory Letter – illegal frat
58 290 Chaplin (R1) Social media post +
59 1841 Slack (R1) (Zeta Beta Tau until 2024) AB 524 list Advisory Letter – illegal frat (Still operating 10/24)
60 1632 Fredericks (R1) Rush Fall ‘24
61 1541 Slack (R1)
62 385 Chaplin (R1) previously Phi Gamma Delta AB 524 list + Advisory Letter – illegal frat
63 Sigma Phi Epsilon 2090 Hays (R-1) (Pi Kappa Phi until 2023) New 2023 Rush+ Notice of Violation – illegal frat (Still operating 10/24)
1725 Santa Barbara AB 524 list Advisory Letter – illegal frat
64 Sigma Pi 1525 Slack (R1) MAIN CHAPTER AB 524 list + Notice of Violation – illegal frat
6
65 124 Stenner (R4) AB 524 list + Notice of Violation – illegal frat (Still operating 10/24)
66 1555 Slack (R1)
67 Theta Chi 1820 Hope (R1) MAIN CHAPTER AB 524 list Notice of Violation – illegal frat (Still operating 10/24)
68 496 Kentucky (R2) New 2023 Rush+Notice of Violation – illegal frat (Still operating 10/24)
69 1350 Stafford (R2)4 New 2023 Rush+Notice of Violation – illegal frat (Still operating 10/24)
70 1238 E. Foothill (R4) AB 524 list Advisory Letter – illegal frat
71 1441 Slack (R1) AB 524 list Notice of Violation – illegal fraternity
72 410 Grand Ave (R1) New in 2023 +
191 Kentucky (R1) AB 524 list Advisory Letter – illegal frat
2149 Santa Ynez (R1) AB 524 list Advisory Letter – illegal frat (Still operating 10/24)
73 1661 McCollum (R1) AB 524 list Advisory Letter – illegal frat
74 248 & 250 Grand (R2) (Sigma Nu until 2024) Rush events+2024 Notice of Violation – illegal frat (Still operating 10/24)
75 1844 McCollum
76 Zeta Beta Tau 654 Graves (R4) MAIN CHAPTER AB 524 list +
77 658 Graves (R4) AB 524 list + Advisory Letter – illegal frat (Still operating 10/24)
78 1928 Garfield (R4) AB 524 list Advisory Letter – illegal frat (Still operating 10/24)
79 244 Albert Drive (R1) AB 524 list +
80 2044 Loomis (R1) AB 524 list Advisory Letter – illegal frat (Still operating 10/24)
81 286 California (R4) Social media post
82 212 Albert Dr (R1) AB 524 list Advisory Letter – illegal frat
83 2044 McCollum (R1) AB 524 list Advisory Letter – illegal frat
84 1646 Fredericks St (R1) Rush Fall ‘24
85 Alpha Gamma Rho 132 California Blvd (R4) USE PERMIT (U 144-97) - CUP Revoked*
Not in good standing with Cal Poly, Suspended until Fall 2025
1130 Olive (CC) AB 524 Advisory Letter – illegal frat
4 Located next to 496 Kentucky, 1350 Stafford is the 2-story building with Greek letters (for Theta Chi) mounted on top level of building as shown in photos in the Cal Poly
Fraternity Neighborhood Impact Report given to Community Development on 11/8/2023.
7
Fraternity Recruitment/Rush Events during Fall 2024 were documented at the following addresses. Not all events are listed because Cal Poly & fraternities
did not publish the addresses starting this academic year:
Friday 10/4/2024:
1684-1688 Mill Street (Delta Sigma Phi) MAIN CHAPTER HOUSE
281 Albert Drive (Delta Upsilon) MAIN SATELLITE HOUSE – Permitted house at 720 E. Foothill
248-250 Grand Ave (Theta Chi) MAIN CHAPTER HOUSE WITH 1844 MCCOLLUM (Shared Yards)
281 Hathway Ave (Kappa Sigma) MAIN CHAPTER HOUSE
348-350 Hathway Ave (Phi Sigma Kappa) MAIN CHAPTER HOUSE
1525 Slack St (Sigma Pi) MAIN CHAPTER HOUSE
2090 Hays (Sigma Epsilon) MAIN CHAPTER HOUSE
1218-1220 Bond St (Alpha Sigma Phi) MAIN CHAPTER HOUSE
1229 Fredericks (Phi Gamma Delta aka FIJI) MAIN CHAPTER HOUSE
654 & 658 Graves (Zeta Beta Tau) MAIN CHAPTER HOUSE
Saturday 10/5/2024:
654 & 658 Graves (Zeta Beta Tau) MAIN CHAPTER HOUSE
299 Albert (Alpha Sigma Phi)
12 Hathway (Lambda Chi Alpha)
1841 Slack St (Sigma Nu)
66 Rafael (Pi Kappa Phi) MAIN CHAPTER HOUSE IN THE CITY
1820 Hope (Theta Chi) MAIN CHAPTER HOUSE last year
322 Hathway (Kappa Sigma)
1908 Loomis (Phi Sigma Kappa)
1276 Bond St (Phi Kappa Psi)
589 Cuesta Drive (Delta Sigma Phi)
1555 Slack St (Sigma Pi)
Sunday 10/6/2024
237 Albert Dr (Phi Kappa Psi)
124 Stenner (Sigma Pi)
171 Orange (Lambda Chi Alpha)
1646 Fredericks St (Zeta Beta Tau)
1868 Loomis (Delta Upsilon)
260 Chaplin (Phi Delta Theta) MAIN CHAPTER HOUSE
1632 Fredericks (Sigma Nu)
255 Chaplin (Alpha Sigma Phi)
1868 Loomis (Delta Upsilon)