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In 2017 and 2018, the City Council considered two Concept Plan Review applications for the development of senior living housing which would have comprised of independent, assisted, and memory care units on this same property. Both of those concept proposals had the placement of the building on the south side of the property with the primary access to the site from Snelling Avenue north of the intersection with Royal Hills Drive. At that time, the Council expressed concerns about building height, massing, traffic, and the required property rezoning. Additionally, the Council provided direction that the northwest corner of the property should be considered for the development. The minutes from those two Work Sessions are included with this report as Attachments E and F. The former Applicant evaluated this site and determined that development would not be feasible due to the presence of several large wetlands and additional construction costs. In the end, the former Developer made the decision not to move forward with a formal land use application. Most recently, the Applicant received City Council feedback on this proposal at a prior work session on February 22, 2022. At this work session, the City Council noted their support of the project but expressed concerns over building height, site access, stormwater management, and floor area ratio. The Council also encouraged the Applicant to investigate including affordable units and outdoor amenities in the proposal. Following this meeting, the Applicant applied for two Comprehensive Plan Amendments to Chapter 6, Land Use. The Applicant requested to change the future land use designation of approximately 10.75 acres in the northwest corner of the Subject Property to High Density Residential (HDR). The 30+/- acres of development land on the Subject Property remains guided as Public and Institutional (P/I). The Applicant also requested a Comprehensive Plan Text Amendment to Section 6.4.10 to increase the maximum housing unit density as part of a Planned Unit Development. The Planning Commission had concerns with traffic, access, noise, neighborhood character, and the potential for additional high density units in this neighborhood and recommended denial by a 5-1 vote. Both Comprehensive Plan Amendments were approved and adopted as requested by the City Council on July 11, 2022. Discussion Existing Conditions North Heights Lutheran Church owns the approximately 41 acre parcel with an address of 1700 Highway 96 West located on the south side of Highway 96 and directly east of U.S. Highway 10. The church chapel and education wing are located roughly in the center of the property. The chapel of the North Heights Lutheran Church was constructed in 1986 and the education wing was completed in 1998. Two large surface parking areas are located on the north and east side of the chapel and educational wing. The remainder of the site is wooded and includes wetland areas and stormwater infrastructure required for the existing development. Page 2 of 8