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Future Land Use Pattern Currently, the Comprehensive Plan designates the subject property and all land north, south, east, and west as MXD, Mixed -Use District (up to 6 units/acre). The subject property also lies within the area included in the Winter Beach Small Area Plan (SAP). Incorporated into the SAP is a Precise Land Use Map (PLUM). The PLUM is a land use map designed to act as a guide for future development in the Winter Beach Area. Currently the PLUM designates the subject property as residential. North and east of the subject property is designated as commercial. South of the subject property is designated residential. West across the FEC is designated as industrial. C Consistency Though the OCR zoning is considered -consistent with the MXD land use designation, it does not appear consistent with the SAP and PLUM. However, staff feels that after a closer examination of the OCR district, such zoning could be considered as consistent. Staff feels that there are two major reasons why the OCR district is consistent with the residential designation of the SAP and PLUM. First, the OCR district is a district intended to provide, by right, the same residential uses as RM -6. In other commercial districts, multi -family residential uses require administrative permit approval. Administrative permit approval requires that the use must meet specific criteria before it can be considered compatible to the uses in that district. The OCR district, however, permits residential uses consistent with the residential use requirements in the RM -6 district. The second reason why OCR is consistent with a residential designation is OCR's similarity with the PRO, Professional Office District. As with the PRO district, the OCR district is intended to be a transitional and buffering district. This district is intended to act as a buffer between intense commercial activities and established residential areas. Furthermore, as with the PRO district, the OCR district could be used as a redevelopment tool. As previously stated, several of the homes are showing signs of age. The two blocks of the Quay Subdivision are beginning to show signs of decline. The OCR zoning could provide an attractive method of restoring aging housing stock, instead of allowing it to continue to decline. In reference to the commercial aspects of OCR district, commercial is listed as an accessory use. The portion of a building permitted to be utilized for commercial activity is limited to only 20% of the ground floor area. Those commercial uses permitted in the OCR district are limited in scale, and are more similar to uses traditionally considered neighborhood services such as beauty and barber shops, novelty and gift shops, laundromats, etc. As indicated, commercial activities are actually accessory uses to the permitted residential and professional office uses. Transportation Impacts The subject property has access to 69th Street on the north, classified as a minor arterial on the County Thoroughfare Plan, Old Dixie Highway to the west which is classified as a collector, and to Palm and Citrus Avenues classified as local roads. Currently, all roads are operating at a Level -of -Service (LOS) 64 BOOK 14rl GE D 14