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2. SITE APPROVAL NO. PA-02-625 OF OLD GERMAN BAPTIST CHURCH (C/O VFW POST 1051)to change the use type of an existing structure from Religious Assembly to Veterans Organization for use as a VFW meeting hall. The project site is located on the northeast corner of West Ripon Road and Olive Avenue, Ripon (Supervisorial District 5). Leanne Mueller, Associate Planner, introduced the staff report into the record. PUBLIC HEARING OPENED: PROPONENTS: Don Moyer, representing VFW Post 1051, said he agrees with all the conditions in the staff report. They will put up a sound wall. On Friday they will be open between 11 a.m. and 6 p.m., and on Saturday they will be open between 11 a.m. and 11 p.m. On Sundays they will have a morning breakfast and will be open between 6 a.m. and mid-afternoon. This is for members and guests only. They all have to sign a guest book. Also, they will serve dinners on certain holidays. They have no plans to rent the hall to other people. The bar is only open to members or guests. They don't play loud music late at night. Albert Sneed (2216 Lawson, Modesto) said he is the present commander of Post 1051. Their post is a fraternal and patriotic organization devoted to commemorating the memory of veterans around the world. Adrian Fondse said they have needed a new site for the last nine years. He said Ripon was going to condemn their property. They looked at sites in Manteca and Lathrop but could not find one. A site in Ripon was too expensive because of all the permitting fees. The post is a meeting place and is almost like a church because of the memorials they have. They also have memorials in the Ripon cemetery. They have weddings also, but they are for members only. They will not rent the hall out to others. John Serpa (14525 Pinewood Drive, Lathrop)said he is not a member of the post, but he said that some perceptions of the veterans are not correct. They are not the wild people that some may think. Carl Stappenbeck(1187 N. Main, Manteca) said he is a member of the Manteca post but it associated with this post also. He said the members perform community services, and he thinks this post should have a new home. OPPONENTS: Glenn Spyksma (617 Topaz Lane, Ripon)said he is concerned about what they are going to do with this property. The term"guest" is very vague. He has a problem with that. Also, not all veterans are old. Many from Desert Storm are still young. He wants to keep the property as a church. Six houses are located within 75 feet of the building. There are noise issues concerning the activities at this site. He has concerns about RV's parking at the site and using generators. There are traffic issues also. He said there is a local group looking to buy this site and use it as a church. Kerry Sullivan, Deputy Director, said their intent is to not allow RV parking at this site. An RV campground would require a Use Permit. She said they do not regulate their guests,just like they do not regulate a church having their guests. Ron Leachman (924 Central, Tracy) said he is an attorney representing some of the neighbors. He said there is a law that states that you must maintain church use on land that has been used by churches. He said there is a chance that this site could be maintained as a church. Shelley Green said she reviewed information about that case. The issue was whether it was an administrative or legislative act. It did not have anything to do with religious issues. PC MINUTES -4 - PC: 2-6-03