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best use conclusion was based on analysis of the site location , amenities, and market factors." Quoting from the American Appraisal Associates appraisal: "Roseville officials say the zoning change (to B-1, General Business) is likely to occur... n "The appraised property is well situated for an office building use." "...the highest and best use of the subject site is as a 3-story office building, its parking lot, and grounds. n In January, 1989, the Roseville City Council passed Resolution 8416 officially encouraging Ramsey County to acquire three residential lots north of the library from Everest for expansion of the library. This resolution further indicated that because of existing zoning restrictions the County should value the Everest property as a residential property in its negotiations. The Council's action in passing Resolution 8416 was taken without regard to any specific plans for a commercial office development at the site or any objective application of land-use planning principles. In fact, the Council's resolution violated the City's established procedure for evaluating proposed development projects by preempting the entire process. Subsequent to the passage of Resolution 8416, the Library Board determined that it wOuld seek acquisition of three lots from Everest. Thereafter, the County obtained residential real estate appraisals for the three lots, apparently seeking to apply Resolution 8416 to limit the highest and best use to residential use. No analysis was done by either of the residential appraisers to determine the highest and best use of the property under objective land use principals. In 1990 the County commenced a condemnation action to acquire Everest's southerly 3 lots. The result of condemnation commissioner hearings was a determination that the Everest parcels should be valued as commercial based on applicable land use planninQ principals, notwithstanding their existing R-1 zoning classification. Ramsey County completed acquisition of the three parcels from Everest in 1991 after paying commercial price for the land. Everest commissioned two separate appraisals in 1991 in connection with the library condemnation case. These appraisals, performed by the firms of Bettendorf, Rohr & Knoche, Inc. and Johnson, Liedl & Bakken, Inc., both concluded, based on land use planning principals, that the highest and best use of the Everest property was commercial office development. In the condemnation matter, Planning Consultant Fred L. Hoisington, AICP, of the Hoisington Group, Inc., ("HGI") was commissioned by Everest to review and evaluate land use issues regarding the property that was the subject of the condemnation action. In making its evaluation, HGI studied existing area land use patterns, the City's 9