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diversified and readily accessible commercial areas in the adjacent cities of St. Paul and Roseville as well as nearby Minneapolis. The plan also intends to include only businesses that are compatible and complementary to the adjacent residential areas, and to exclude uses that are not fully compatible with adjacent residential uses or are not consistent with the community focus of the city's commercial districts. This is especially important because given the limited land supply and corresponding limited buffer areas all commercial structures are within 270 feet of residential structures; and many commercial buildings are within 40 to 50 feet of residential buildings and homes. An exception may include the expansion of the Prior Avenue Limited Business area westerly to Cleveland Avenue should the University choose to divest itself of these agricultural lands. This would provide for an additional 20 acres of limited commercial development. The Land Use Plan establishes three categories of commercial/business use including the Snelling/Larpenteur Commercial Core, Neighborhood Convenience and Limited Business as follows: • Snelling/Larpenteur Commercial Core This embraces all four quadrants of the intersection of Larpenteur and Snelling Avenues where it is the intent of the City to see the core improved as the community's only major commercial/shopping center. It is intended that the core maintain its mixed use character, that it be substantially upgraded and redeveloped, as appropriate, to improve its commercial viability as a community retail area and accessibility while meeting standards of design that are consistent with the City's goals. It is the intent of the City that the core provide limited retail trade, business services and offices to satisfy the needs of the immediately surrounding community and complement the adjacent residential areas. Some uses which draw from a larger market area may be permissible provided that they do not have the potential for negative impacts on adjacent residential property. It is further intended that each individual quadrant of the core be planned and developed as an integrated unit or cluster of shops and businesses that are capable of functioning as a unit and sharing parking to the maximum degree possible. Activities and improvements that will be considered for the Snelling/Larpenteur Commercial Core include: • Redevelopment of the southeast quadrant for mixed use. • • Storefront and sign improvements for the northwest quadrant. • Establishment of sign and design guidelines for improvements throughout the Core.