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BOOK 90 PAGE 274 Note: The PSAC recommends that the Board of County Commissioners adopt these amendments, as well as allowing limited utilities uses in certain residential districts, and gas stations in the IG district, as administrative permit uses rather than special exception uses. The PZC recommends that the Board adopt the amendment as proposed, which leaves as special exception uses limited utilities uses in certain residential districts, and gas stations in the IG district. •Expansion of Special Exception Uses (Section 6) In 1990, the Board of County Commissioners directed staff to amend the LDRs to require any expansion of a special exception use to be approved through the. special exception use process.. Thus, a 150 square foot building expansion of a special exception use (e.g. a church in- a single family district) requires complete special exception review and approval under the current LDRs. The proposed ordinance would allow existing and approved special exception uses to be expanded by up to 10% or 10,000 square feet (whichever threshold is less) via a conventional site plan approval process; the conventional site plan approval process for special exception use expansion would apply the specific land use criteria established for the use. With such an LDR modification, approval of minor expansions can be expedited, and the appropriate specific land use criteria can still be applied. Also, it should be noted that planned development (P.D.) projects would not be affected by the proposed. changes. Furthermore, the proposed change specifically gives the Board of County Commissioners the authority to place conditions on new special exception requests to require special exception approval for any size expansion. Note: The PSAC recommends that the Board of County Commissioners adopt an amendment to allow expansions of special exception uses of up to 25% without going through the special exception process. The Planning and Zoning Commission recommends that the Board adopt an amendment (as proposed: see attachment #5) to allow expansions of up to 10% or 10,000 square feet (whichever is less) without going ____ _Wough the special exception process. •Site Plan Review Thresholds (Section 7) Current site plan review thresholds are generally tied to the amount of new impervious surface area proposed with any site plan development or redevelopment project. These thresholds are as follows: (1) Administrative Approval: less than 1,500 square feet of new impervious surface. (2) Minor Site Plan: more than 11500 square feet but less than 5,000 square feet of new impervious surface OR multi -family residential projects consisting of 1-2 units. (3) Major Site Plan: 50000 or more square feet or 10% of site area covered by new impervious surface OR 3 or more residential units OR 21000 or more square feet of new building area (non-residential projects). In staff's opinion, none of these threshold standards should be changed, and the proposed ordinance would not amend any of these thresholds. However, in staff's opinion, the less substantial major site plan projects could be approved by staff rather than having to be reviewed and approved by the Planning and Zoning Commission. Thus, the proposed changes would save time for developers and county staff. Therefore, the proposed ordinance modifies the site plan ordinance to allow the following types of major site plan projects to be approved by staff in the same manner that staff approves minor site plans: 14