Victoria, MN Condos Mixed-Use Development

The City of Victoria is considering a sketch plat for a proposed mixed-use development that could bring new condos and commercial spaces to its downtown area. Monarch Development and Gonyea Homes are the applicants behind the "Victoria Condos" project, which aims to construct a 10-unit condominium building with three ground-floor commercial spaces.

Project Overview

• Location: The development is planned for a 0.63-acre site north of Tower Boulevard and The Victoria Burrow, east of Randy's Way and Winchester & Rye, south of Vic's, and west of Quamoclit and the Victoria Flats. The site includes the city-owned parking lot adjacent to Vic's.
• Proposal: The sketch plat proposes a 10-unit condominium building with three commercial storefronts on the ground floor. The plans also include modifications to the city-owned parking lot and additional on-street parking. A private, underground parking garage is planned for condo residents.
• Units: The condominium units will range from 1,389 to 2,202 square feet, each featuring two bedrooms and a balcony. The top floor will include an amenity deck for residents.
• Commercial Spaces: The ground floor will host three commercial spaces ranging from 2,015 to 2,274 square feet.

Zoning and Comprehensive Plan Compliance

The property is in the Central Business District (CBD), which is guided as Downtown Mixed Use in the 2040 Comprehensive Plan. This allows for a density range of 24-75 units per acre. The proposed development, with a density of approximately 33.33 units per acre, aligns with the Comprehensive Plan.

The Central Business District has specific design standards, including variations in building facades, ground-level improvements, and high-quality exterior building materials. The proposed building materials include brick, lap siding, metal panels, and storefront glass.

Parking and Pedestrian Connections

The project aims to improve parking in the area. The development plans include:

• 66 public parking spaces upon completion, a net increase of approximately 23 spaces.
• 20 private underground parking spaces for condo residents.
• Additional on-street parking on Quamoclit and Tower Boulevard.

The proposal also includes concrete sidewalks around the entire structure and along the east side of the city-owned parking lot, enhancing pedestrian connections in the downtown area.

Shoreland Overlay District Considerations

The development site is within 1,000 feet of Stieger Lake, placing it in the Shoreland Overlay District. Since the project proposes more than four units, it is subject to the Residential Shoreland Planned Unit Development (RS-PUD) process. However, it appears to meet the criteria for exclusion from the RS-PUD process, provided it does not offer riparian access, remains consistent with the density range in the Comprehensive Plan, and adheres to other Shoreland Overlay District requirements. A Shoreland conditional use permit will be required for commercial uses.

Next Steps

The Planning Commission reviewed the proposal on August 19, 2025. The City Council will also review the sketch plat. City staff recommend that the Planning Commission and City Council provide feedback to the applicant to guide them in future applications. No formal action will be taken during this sketch plat process.