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If the City allows residential in-fill development at the City's present average of 28 • units/acre, then 7.7 acres, or approximately one fourth of the existing commercial acreage, will be needed to accommodate the expected demand for housing in the community by 2030. Acrea a needed for 208 units Acres Needed % of total At 12/acre 17.33 56.9% At 20/acre 10.40 34.1 At 24/acre 8.67 28.5% At 28/acre 7.43 24.4% Not all of the sites presently zoned for business are likely candidates for multi-use redevelopment by 2030. The northeast and southeast quadrants of the Snelling/Larpenteur core are comparatively new and in good condition. The B-1 properties are unlikely to attract residential development because of their small size and proximity to residential properties. They are more likely to continue serving neighborhood retail needs, with or without rebuilding. In any case, there is sufficient private land to accommodate the forecast housing need to 2030, if the City provides in its land use controls for additional housing or mixed residential/commercial use on some or all of the land that is presently zoned for business. Where this redevelopment actually will occur will depend on the plans of individual property owners. • Snelling Larpenteur Commercial Core The Snelling/Larpenteur commercial core was originally developed in the 1940s and is the only large retail area in Falcon Heights. By the 1980s, due to outdated design and amenity standards and access limitations imposed by the high traffic volumes on Snelling and Larpenteur Avenues, it was functioning poorly in its original use as an auto-oriented shopping center. The Snelling and Larpenteur thoroughfares impose severe limitations on the extent to which the area can be made to accommodate pedestrian traffic or function as an integrated retail center. As a result the four quadrants of the district have evolved somewhat independently over the last several decades. The northeast quadrant, known as Falcon Crossing, was redeveloped in the mid 1980s utilizing tax increment financing for public improvements in support of private investment. The redevelopment replaced retailer Flower City, which burned in 1982, and a row of older neighborhood businesses. An aging restaurant was replaced by Dino's Gyros in 2004 as part of the redevelopment on the southeast corner. Dino's and Falcon Crossing share parking and access. Falcon Crossing has a history of full occupancy. The quadrant is expected to remain relatively stable, although traffic, parking and pedestrian safety will continue to be a challenge. The northwest quadrant, occupied by a small shopping center, a restaurant, furniture store and gas station, underwent some significant cosmetic upgrades in between 2003 and • Assembled Elements, Draft 1 FH Comp Plan 2007 Page 21 of 42