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Mr. Dahlgren goes on to say: "The residences fronting on Hamline Avenue on the east side between the burial vault manufacturing building and the Ramsey County library site to the south will ultimately be replaced with other uses. Whether that happens in the near future or the more distant future, this replacement will ultimately occur. The important thing is to make sure that it occurs in a manner that protects the single-family neighborhood to the east. Fortunately, the block between Hamline Avenue and Dellwood Street is twice the depth of a typical block section. If properly done, there is space in which to create a well landscaped buffer zone to effectively make the transition from the uses fronting on Hamline to the residential to the east. As a matter of planning principal, such transition can be more readily accomplished in a rear lot line rather than on a frontage street. This should be the objective. " To further quote Mr. Dahlgren: "As long as the houses remain on Hamline Avenue, their ultimate disposition tends to devalue the neighborhood as it exists. It should therefore be the neighborhood's objective to have the houses redeveloped in an attractive and successful way, and have the problem solved so that the questionable unknown nature of the solution is eliminated as a concern." Mr. Dahlgren's report concluded: "It would appear that the substitution of the vault manufacturing facilities (with its non-conforming billboard on the top) and solving the residential use question to the south, with the construction of a new office building is a desirable objective in and of itself. The important thing is to make sure that it is done properly so that all of the beneficial impact will occur to the neighborhood. This, then, is a matter of scale, function, and aesthetics. Theoretically, this problem should be solvable to mutual satisfaction. In his comments to the PFS study, Mr. Dahlgren made no distinction between the Chandler-Wilbert site and remaining property lying between the existing Roseville library and Chandler-Wilbert. As Everest presented floor plans for an office redevelopment on the east side of Hamline, Mr. Dahlgren counseled Everest, from 1987 through 1988, that an office development of an appropriate mass that relates well to the residential area to the east on Dellwood Street could be acceptable. He commented that office could be a very appropriate use adjacent to residential, in that office facilities are generally unoccupied and quiet on evenings and weekends. ExistinQ ZoninQ The subject property is zoned R-1 r Single-Family Residential District, as are lands to the south (library) and east (Dellwood Street). A single parcel lying to the north of the subject property is zoned R-1, but is an integral part of the Brown-Wilbert Vault Co. 5"