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M Discussion arose about the criteria to be used in reaching a decision whether to grant a special exception, and Commissioner Wodtke asked how we can be sure we can deny a special exception in 12M-6, 8 and 10 areas on A -1-A, for instance. - - Vice Chairman Scurlock concurred that the Commission would hope the criteria is strict enough so it just wouldn't be carte blanche. Planner Shearer read the Board the requirements set out in the criteria, and Attorney Vitunac stated that if the applicant meets all the requirements, the Board would have to say yes. Vice Chairman Scurlock emphasized that his main concern would be the traffic impact. Director Keating noted that the Site Plan Ordinance has a lot of specific criteria about traffic, and the Board would look at this when they look at a special exception use. He further noted that if the project is of sufficient size, they would have to do a traffic impact analysis and make the necessary improve- ments to the road system. Commissioner Wodtke pointed out that we have our commercial node system and neighborhood nodes, and now with this, they could fill in between. While he believed there are areas which would be very compatible to this type of development, it -seems we would be opening up all A -1-A, for instance, to special exceptions. Commissioner Bird stated that he had envisioned this would work in areas where it was no longer really practical to have residential fronting on that street; he had not anticipated that we were going to extend this out into all areas of the county. The Vice Chairman agreed that this is a little bit too broad. Commissioner Bowman had questions about the formula for the floor area ratio, and Planner Shearer explained that floor area ratio is the ratio of the floor space in the building to the land area. A ratio of 1.0 means that you could cover the entire site 33 JUL 24 1985 BOOK F��,�L 678