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(EAW) or Impact Statement (EIS) is required by state regulation, 2.0 BACKGROUND 2.1 General Background. Everest Development, Ltd. and its affiliates owns the seven parcels properties located along the east side of Hamline Avenue (addressed as 2218, 2234, 2236, and 2240 Hamline Avenue North). The seven properties include a total of 3.2 acres and are occupied by four single family homes. The six parcels fronting on Hamline Avenue are designated as Medium Density Residential in the City's Comprehensive Plan, and the interior parcel is designated as Low Density Residential. All seven properties are located in an R1, Single Family Residential District for zoning purposes. 2.2 Adjacent Land Uses. The land uses directly surrounding the site include professional office uses and Dayton's Home Store to the west, the Ramsey County Library to the south, single family housing to the east along Dellwood, and the Brown-Wilbert Vault Company Industrial use to the north. To the south, the intersection of Hamline Avenue and County Road B has been designated as one of the three Cornerstone Project areas where the long range plan is to clean up the corner uses by creating small residential and/or mixed uses with orientation to, and design in keeping with, the residential neighborhood. 2.3 Area Lot Characteristics. The Everest parcels as well as the single family areas to the east fronting on Oellwood have extraordinarily deep wooded lots, in excess of 500 feet between Hamline and Dellwood. The applicant states that this distance (perhaps a 150 foot buffer) and the existing and required vegetation create an adequate buffer for new business development along Hamline Avenue. 2.4 Market Demand. No office market study was submitted with the application that would demonstrate a need for more business property designations within this portion of Roseville. In 1996, the City reviewed proposals for the 14-acre State Farm site, two block west of the Everest site. The property owner and potential developers stated they could find little demand for re-use of the office space which is described as two 50,000 square foot floors of offices. According to the 1997 Towle Office Reports, the downtown areas of Minneapolis and St. Paul, as well as the southwest and western suburbs have been absorbing the demand for Class A office space. 2.5 Supporting Documentation. Everest provided an exhaustive narrative on the history of this parcel from the 1986 Public Financial Systems (PFS) study to the actions taken by Ramsey County prior to the construction of the new library in 1993. The majority of the narrative in support of an office building or similar use on this site relies on 1) comments made by former City Planning Consultant Howard Dahlgren in response to the 1986 PFS study; 2) two appraisals commissioned by Everest in response to Ramsey County condemnation proceedings; and 3) the results of a PF#2978 - (01/14/98) - Page 2 of 11