Victoria planning commission reviews sketch plat for former Dairy Queen site

The City of Victoria Planning Commission reviewed a sketch plat for the former Dairy Queen site at 2120 Arboretum Boulevard during a regularly scheduled meeting.

City planner Brian McCann told commissioners the 0.88-acre parcel includes a vacant building and 37 existing parking stalls and is adjacent to the Downtown West development. "We are considering a sketch plat application tonight for the former Dairy Queen located at 2120 Arboretum Boulevard," McCann said, adding the commission would provide feedback only and take no formal action.

McCann said the applicant's latest plans show two commercial buildings—about 1,900 square feet and 2,300 square feet—and 43 proposed parking stalls. He said the western building was previously shown with a dual-lane drive-through with stacking for up to 15 vehicles, but "the latest renderings" do not show a drive-through and staff expect the use mix to determine final parking demand. The site is zoned Central Business District and guided Downtown Mixed Use in the city's 2040 plan; McCann noted drive-throughs and permanent outdoor dining are conditional uses and that the site is in a Shoreland Overlay within 1,000 feet of Auburn Lake.

The presentation included impervious-surface figures: McCann said the property currently has about 67% impervious coverage and the latest plan shows 78.7%, under the code's 80% maximum. He also said landscaping concepts were provided but that the Central Business District is exempt from open-space planting minimums; the plan proposes removing all four on-site significant trees and the applicant intends to seek an exemption similar to a prior Downtown West decision.

Developer Karl Ronk of Monarch Development described the parcel as a gateway to Downtown West and said the team is aiming to knit the former Dairy Queen site into the larger development's circulation and design. "We thought it was really important for Downtown West ... to incorporate into the larger vision of Downtown West, especially as a gateway site," Ronk said, and added the team is talking with potential coffee and fast-casual tenants while final architecture will be presented at preliminary plat review.

Commissioners pressed the developer and staff on parking, traffic flow and safety. One commissioner raised concern that "if we already know that's gonna be two food options, the parking around that area" could be strained. Commissioners and staff recommended the applicant provide traffic-flow diagrams or a traffic study for the preliminary plat application to show how curb cuts, roundabout traffic patterns and drive aisles will perform during peak periods. Staff confirmed plans call for extending sewer and water to tie into Downtown West and that additional regional stormwater facilities are proposed with coordination through the MCWD.

On landscaping and sight lines, McCann said a previously shown tree was relocated to improve sight triangles near the roundabout and Victoria Drive. The developer also said power lines on the site will be relocated and buried as part of integration with Downtown West.

Because the sketch plat review is nonbinding guidance, commissioners did not take formal action on the application. McCann said the item is tentatively scheduled for the City Council workshop on Monday, May 11; if Council feedback is favorable the applicant will prepare preliminary plat plans for future Planning Commission review. The commission then moved to miscellaneous business, heard staff calendar notices and adjourned.

Votes at a glance

- Adopt final agenda: motion made and seconded; chair announced motion carries. - Approve minutes (04/07/2026): motion and second recorded; chair announced motion carries. - Adjournment: motion and second; chair announced motion carries.