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these two major roadways is within the sphere of influence of the Rosedale/Har Mar Mall central business district of the City of Roseville. Only an island of residential development lying westerly of Hamline Avenue divides the subject property from the Har Mar Mall shopping center and ancillary uses. One of the reasons that the Roseville library is so heavily used is because of its very close proximity to the super- regional Rosedale Center and Har Mar Mall. Land uses surrounding the subject property consist of Roseville Professional Center, a 6-story general office facility, built in 1969, immediately west of Hamline Avenue, and the adjacent Parson Orthodontics office building. To the south of the Roseville Professional Center on the west side of Hamline Avenue is Woehrles Addition, a subdivision of some 18-single family residential units, most of which front on Sandhurst Drive. Only three of these homes front on Hamline Avenue, facing the Roseville library. Generally speaking, the Sandhurst Drive properties are internalized to such a degree that they are not as adversely affected by traffic on Hamline Avenue as are the subject properties on the east side which all have access to Hamline Avenue and face directly on the street. Moreover, it has long been expected by the property owners and City staff that the Sandhurst Drive residential properties will be redeveloped for other uses at some point. To the north of the Roseville Professional Center on the west side of Hamline Avenue are the Roseville Memorial Chapel Funeral Home, the old Roseville post office building (currently being remodeled for a drive up bank-type use), and the Dayton's Home Store. These facilities are all commercial in nature. The Brown-Wilbert Vault Co. is located on the southeast corner of Trunk Highway 36 and Hamline Avenue. This property is zoned for industrial uses and has been occupied by the Brown-Wilbert (formerly Chandler-Wilbert) company for many years. The company manufactures concrete burial vaults and is essentially a concrete batching plant having all of the adverse characteristics of a heavy industrial use. The vault company owns one single family dwelling fronting on Hamline Avenue adjoining the vault plant. This parcel borders the Everest property on the north. Lands immediately to the east of the subject property comprise a portion of the Del/wood Heights subdivision. There are 16 houses on Dellwood Street and all have their access to this street. For whatever reason, the distance between Hamline Avenue and Dellwood Street is twice the width of the normal residential blocks further to the east. There is, therefore, a considerable separation between the homes on Dellwood Street and the properties which front on Hamline Avenue. The lots on Dellwood back to the subject property and are up to 331' in depth, Five (5) Dellwood Street parcels border the subject Everest land at their rear lot lines. The rear yards of these properties are also heavily wooded. These factors help insure the protection of this neighborhood from commercial and traffic influences. Because Dellwood Street is a cul-de-sac at its north end, it will not receive commercial traffic generated by development on Hamline Avenue. The existing Roseville library comprises approximately 37,000 SF of floor area and is the busiest library facility in the Ramsey County system. The library was doubled in '2..