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Analysis Background On November 12, 2002, the San Joaquin County Board of Supervisors adopted Board Order B-02-1443 and Ordnance No. 4181 for a Development Title Text Amendment to create a Veterans Organization use type. The Text Amendment provides that Veterans Organizations may be conditionally permitted in the Agricultural zones with an approved Site Approval. The Board of Supervisors directed the Community Development Department to report back to the Board of Supervisors in one year with a report concerning the Text Amendment and any permitted veterans organization. This is the first Site Approval application for a Veterans Organization to be processed since the approval of the Development Title Text Amendment. Land Use The proposed use will occupy an existing structure that was previously used for religious assembly purposes. The surrounding properties range in size from less than one-half acre to greater than 18-acres and consist of orchards and residences. Parking Proposed Condition of Approval 1.d.(1) requires that parking areas be paved with asphalt or Portland cement concrete. The parking area is not currently paved. The applicant has expressed concern about this requirement because there are numerous olive trees on the site. The applicant is concerned that the trees may die if the parking area is paved. The applicant has submitted a revised Site Plan showing a paved driveway area with parking spaces surfaced with gravel_ The applicant is requesting modification of the parking requirements under Development Title Section 9-1015.9, which permits the Director to modify the requirements of the parking chapter under certain circumstances. The Community Development Department has reviewed the revised Site Plan and recommends that the surfacing requirements be revised because the site has an unusually large number of olive and other trees that could potentially be damaged by paving within the dripline. The gravel is not expected to be carried off the property onto the roadway by cars because the driveway will be required to be paved, and there is sufficient paved area between the parking spaces and the roadway. At the Board of Supervisors hearing for the Development Title Text Amendment, neighbors raised concerns about people using the parking area on occasions when the VFW is not meeting. The VFW agreed that when the site is not being used for VFW functions, the parking area will be closed either by a gate or chain across the driveways to prevent it from being used. Neighborhood Opposition The Community Development Department has received fifteen letters, two phone calls, and a petition from neighbors in opposition to the proposed project. The issues raised in the letters include consumption and abuse of alcohol on the site, use of the facility for parties, and increased traffic and noise. The Community Development Department has reviewed the issues raised by the neighbors and has determined that consumption of alcohol on the site by members of the VFW and their guests may be permitted as an accessory use. The Development Title Text Amendment specifies that the facilities may not be rented. The Department of Public Works reviewed the project and determined that the traffic generated by the project is not sufficient to require a traffic study, and the potential traffic impacts are less than significant. The Initial Study prepared for the project determined that noise would not be a significant impact. San Joaquin County PA-02-625\VFW Post 1051 Community Development Page 3