Planning commission backs Downtown West preliminary plat, flags parking and tree‑preservation issues

The Victoria Planning Commission recommended City Council approve the preliminary plat, conditional use permits, site plan and building materials for Downtown West Third Edition, a mixed‑use redevelopment of two city‑owned parcels north of Highway 5 that the city envisions as an extension of downtown.

City planner Brian McCann described phase one as two condo townhome buildings (40 units), a mixed‑use building with nine upper‑level residential units, four retail/restaurant buildings and an activated public plaza; phase one residential intensity is roughly 28 units per acre in the areas counted as residential. The property is in the Shoreland District (within 1,000 ft of Stiger Lake and Lake Auburn) and staff said the proposal meets the 150‑ft ordinary high water setback and comes in at about 71% impervious surface for the shoreland portion (under the 80% threshold). Staff noted the mixed‑use building requests a conditional use permit for a 55‑ft height (50 ft is the default maximum) and estimated parking at 204 stalls (210 for a full retail/restaurant mix), with some residential parking provided under buildings.

Applicant representatives said lenders typically require pre‑leasing for commercial spaces and they have preliminary tenant interest in the west metro; the developer indicated further parking strategies are under study and that later phases could add covered or structured parking if demand requires it. Civil engineer Matt Pavoc described most changes since the sketch plat as technical (stormwater, grading and coordination with Stiger Lake Lane improvements) rather than major layout shifts.

Commissioners pressed the applicant on pedestrian and trail placement where the project abuts Highway 5; staff said the proposed trail connects to a Highway 5 project and the Lake Minnotonka regional trail and that staff favored the current south‑side alignment for continuity and to avoid a steep retaining wall. Commissioners also urged a tree inventory and consideration of preserving heritage trees on the city‑owned land; staff acknowledged the site will require many tree removals to create an urban plaza but said they understood the value of integrating nature into design.

Following discussion staff and the applicant answered detailed questions about loading access for restaurants, sequence and timing of phases (applicant estimated full buildout could be five to seven years under typical pre‑leasing and absorption assumptions), and the pending coordination with MnDOT for Highway 5 access. The commission moved, seconded and carried a recommendation to City Council to approve the requested preliminary plat, CUPs, site plan and materials. The motion is advisory; final approvals and any conditions will be decided by Council.