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Everest Development, Ltd. Application to Amend Comprehensive Plan 2218 - 2240 North Hamline Avenue December 15, 1997 NARRATIVE INTRODUCTION Everest Development, Ltd., ("Everest~) submits this application on behalf of its affiliate, Hamline Avenue Properties, LLC, to amend the Comprehensive Plan land use designation for the subject properties from Medium Density Residential to Limited Business. The subject property and its redevelopment have been a subject of discussion between Everest and the City of Roseville dating from 1986. In reviewing and applying recognized land use planning principals to the Comprehensive Plan designation of the subject property. this narrative will refer to existing area land use patterns, the City's redevelopment plans and policies, existing land use and zoning provisions, traffic volume data, and the opinions of numerous professional planning and appraisal consultants who have commented on the subject property and its redevelopment characteristics over the years, These planning and appraisal professionals include individuals retained by Everest, the City of Roseville, and Ramsey County (in connection with the 1993 expansion of the Roseville library). A fair and unbiased review of these substantial accumulated planning comments leads to the inescapable conclusion that the subject property is clearly commercial in nature and that a land use designation of Limited Business supporting future redevelopment for office uses is appropriate and should be approved by the City. BACKGROUND AND ANALYSIS Surroundina Area Land Use Pattern The subject property, located on the east side of Hamline Avenue, consists of 3.2 acres of land and extends from the Brown-Wilbert Vault Co. property south to the existing Roseville public library site. The property comprises seven (7) separate legal parcels on which are situated four single family dwellings constructed from 1930 to 1949. This application DOES NOT include the Brown-Wilbert vault company property, which is designated for Industrial use under the Comprehensive Plan, and currently zoned 1-1. Formerly, the property included an additional three lots and 1.06 acres of land to the south, which property was acquired by Ramsey County in 1991 as a result of eminent domain proceedings to acquire land for expansion of the Roseville library, located in the northeast quadrant of Hamline Avenue and County Road B. The intersection of