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redevelopment plans and policies, existing land use and zoning provIsIons, traffic volume and pattern data, City Planner memoranda, the depositions of the former City Planner and Community Development Director and the Ramsey County Library Board's plans and criteria for library expansion. In addition, HGI had discussions with City staff regarding zoning and planning issues. HGI came to the following conclusion: "Applying recognized land use planning principals to the facts of this situation, HGI concludes that the subject parcel is clearly commercial in nature and that The Everest Group office project is an appropriate use of the parcel from both land use and building massing standpoints. The residences that now occupy the parcel are irrevocably obsolete as the result of traffic and commercial influences. The present single-family use of the property is inappropriate and redevelopment for single family homes is neither feasible nor desirable," In its Land Use Study of October, 1990, HGI noted that serious consideration was given in 1988 by some City staff and Council Members to relocate the U.S, Post Office from the corner of Albert and Commerce Streets to the Everest property on the east side of Hamline Avenue. HGI sited this as another example of the City's patent acknowledgment that the Everest property was not destined to remain residential. The report notes: "A modern-day post office is, in fact, a trucking/warehouse operation which generates substantial traffic. It is every bit an industrial use which is borne out by its eventual relocation to an industrial area. This was an indication that some City decision makers did not revere The Everest Group land as single- family residential property and were willing to introduce industrial-type development to the east side of Hamline Avenue." The HGI land Use Study, commenting on the seven homes then owned by Everest. noted: "They are neither related to the residential area to the east (Dellwood) nor are they connected to the Sandhurst Drive subdivision to the west across Hamline Avenue. While they are maintained fairly well by The Everest Group, the environment could only be improved for residences if there was a substantial reduction in traffic on Hamline Avenue and existing industrial and commercial developments were eliminated. Since there has already been an incursion of commercial development on the west side of Hamline Avenue in the form of Dave's 66 Station, the small office building and the Roseville Professional Center, this is not going to occur. The pattern has been established and a responsible redevelopment of the east side of Hamline Avenue is both inevitable and in the best interest of the remaining Dellwood Heights neighborhood. n \0