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24 Goals and Policies • Housing and Neighborhoods Plan Elements The land use plan establishes ~e four broad categories of residential use as follows: Traditional Neighborhoods (R-1 and R-2). These areas correlate with established single-family residential neighborhoods (University Grove, Falcon Woods, Northome, Northeast and Maple Knoll) where only very limited in-fill residential development is possible due to the absence of vacant land. These are neighborhood conservation areas where it is the City's intent to preserve neighborhood values, encourage the continual upgrading of the housing stock and maintain existing development densities of six or fewer units per gross acre. At neighborhood edges, only where irreversible blight can be demonstrated, it is the City's intent to consider compatible residential redevelopment at higher densities. Traditional Medium Density Residential (R-4). These long-established multi-family buildings are generally located along Larpenteur and Snelling Avenues in close proximity to areas of higher activity such as the Snelling and Larpenteur Commercial Core and to the two main bus transit routes that cross the City. Densities range from 12 to 40 units per gross acre. Off-street parking is limited. The City's policy for the last 20 years has been • to limit new medium density residential development to 12 units per gross acre. As this is unlikely to meet projected needs for housing by 2030, the City will consider compatible redevelopment at higher densities, should opportunities arise, especially in the Larpenteur Corridor. Transit-Oriented/Mixed-Use Residential (R-M). The new Falcon Heights Town Square at the southeast Corner of Snelling and Larpenteur Avenues is an example of a kind of housing that is becoming more common in the inner suburbs of the Twin Cities. Retail space may occupy the ground floor, while upper floors are residential. Buildings are set forward toward the street, and parking is moved underground or to the interior of the property. Falcon Heights Town Square's largest building, and the closest to Snelling, is one story taller than any other multi-unit building in the city. To meet projected housing needs, the City intends to consider similar mixed use development, with increased height limits and housing densities up to 40 [?] units per gross acre, along the Larpenteur corridor, should any of the larger properties, presently zoned for business or medium density residential, become available for redevelopment. Conservation Neighborhoods (R-C). Although it is unlikely that the University of Minnesota will release any of its agricultural land for private development, it is the City's responsibility to take that remote possibility into account in its planning. If land should become available, future neighborhoods in these areas will be designed to conserve public open land, to include pedestrian and bicycle paths and access to transit, and to • provide a variety of housing types and prices, including both multi-family and compact single family residential use. [Hollywood Court example?]