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size in 1993 as a result of the acquisition from Everest of three lots fronting on Hamline Avenue. The other three corners of the intersection of Hamline Avenue and County Road a are occupied by office and commercial uses. Rosewood Opticians and Roseville Auto Repair are located on the southeast corner of the intersection. An office building is located in the southwest quadrant and Dave's Roseville 66 Station is located on the northwest corner of this high activity intersection. An apartment building is located west of Dave's 66 station. All of the remaining land on the south side of County Road a, except the two corners, is in single-family residential use. The residential properties lying northerly of County Road a and facing directly onto Hamline Avenue have for sometime undergone a degree of stress. The reasons for this are clear. This area is in a state of transition where traffic and commercial influences are causing irrevocable obsolescence. Over 80% of the west side frontage of Hamline Avenue between County a and Highway 36 is already commercially developed. The structures on the subject Everest property, built from 1930-1949, are beyond their useful lives. Traffic County Road B is classified is an "A-Minor Arterial" and Hamline Avenue as an "Other Minor Arterial" under the Roseville Comprehensive Plan. Hamline Avenue connects to Trunk Highway 36 via a grade separated interchange. As such, Hamline Avenue functions as the eastern gateway to the Rosedale/Har Mar Mall Central Business District of Roseville. County Road B represents the direct east entry to Har Mar Mall for a considerable part of the Roseville populace. Hamline Avenue carried an average of 10,500 vehicles per day in 1996 north of County Road B. County Road B . carried a volume of 12,000 ADT west of Hamline Avenue and 10,000 ADT east of Hamline Avenue in 1996. Highway 36 carried a volume of 82,000 ADT west of Hamline and 84,000 ADT east of Hamline Avenue in 1996 (traffic counts obtained from Minnesota Department of Transportation). City Redevelopment Efforts It would be a mistake to suggest that the City of Roseville's policy of protecting residential areas should apply to the four Everest residences which face directly onto Hamline Avenue. In 1989, the City of Roseville encouraged Ramsey County to acquire from Everest the three adjacent residences for library expansion, essentially a commercial use, which subsequently occurred. Historically, the City has been very aggressive in its redevelopment efforts in residential neighborhoods in the vicinity of Rosedale Shopping Center and elsewhere in the City. It has encouraged the redevelopment of substantial areas of existing residential homes in cases where a substantial majority of the owners within a prospective project support redevelopment efforts. Everest is of the opinion that the four residences that occupy the subject property between the library and the burial vault company have no remaining residential 3