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HGl's summary Findings and Conclusions are as follows: 1. The subject site is within the sphere of influence of the Rosedale/Har Mar Mall retail district of Roseville. 2. The main reason for the heavy use of the existing library is its prime location within the Rosedale Center/Har Mar Mall area. 3, A headquarters library is a commercial use that generates significant traffic and requires the visibility and accessibility of a commercial site. The Ramsey County Library Board recognizes the need for the library to occupy a commercial corner location and believes the existing library site meets all of its locational criteria. 4. Because of a high trip generation rate and Saturday and Sunday patronage, a library is actually less compatible with residential areas than an office development where use is limited to weekdays, 5. All of the three non-library corners of Hamline Avenue and County Road Bare zoned for and occupied by commercial uses. If the library did not exist, it, too, would be zoned and used for commercial development. 6. Due to high traffic volumes combined with the aging housing stock, renter occupancy, direct driveway connections to Hamline Avenue and encroaching commercialization, the east side of Hamline Avenue is no longer suitable or appropriate for residential uses and must inevitably be redeveloped. 7. At a minimum, the City has acknowledged that an office project would be an appropriate use for the City to consider for that part of the subject property lying north of the condemnation site provided the building massing takes into account and is respectful of the Dellwood Heights neighborhood to the east. Assuming such were approved, the condemnation site would remain as a single-family residential island located between a business district on the north and a commercial library on the south. 8. The subject site will not be redeveloped or rehabilitated for single-family residential uses and should be valued in accordance with the existing and the present development potential for uses of adjacent sites. It is our opinion that the subject site should be valued as commercial office property. 9. A four-story office building is justified and appropriate for the subject property from a land use and massing standpoint. Based on the City's B-1 setback requirements, the only objective standard available, a three story office structure is permitted on the subject property without issuance of a special permit (three stories permitted by right with 150 feet of building separation). Given the significant additional distance existing between residential buildings and the proposed office building, a height of four stories built to satisfy the minimum rear i \