Item 8 - Corridor Planning Committee Report M E M O R A N D U M
February 3, 2022
To: Southlake 2035 Corridor Planning Committee
From: Kenneth Baker, Sr. Director of Planning and Development Services
Subject: Item #10 1963 W. Southlake Blvd.
Purpose
Review, discuss and make recommendations on proposed Green Acres Nursey & Supply
development on approximately 14 acres located at 1963 West Southlake Boulevard, currently
known as Green Oaks Tree Farm and generally located on the south side of W. Southlake Blvd.
between S. Peytonville Ave. and Players Circle.
Property Location
The property is located to the west of S. Peytonville Ave., south of W. Southlake Blvd., and east
of Players Cir. The Myers Meadow residential subdivision is immediately to the north across
from W. Southlake Blvd. Immediately to the south of the subject property is the Stonebury
residential subdivision, which has connectivity to the Southlake Woods residential subdivision.
This property is the location of the existing Green Oaks Tree Farm.
The property includes one (1) unplatted tract and is addressed as 1963 W. Southlake Blvd. See
the aerial exhibits on pages 5 and 6. The approximate size of the tract is approximately 14.2
acres.
Proposal Summary:
New modernized nursery/garden center with approximately 29,500 sf retail building, 21,500 sf
greenhouse, 36,400 sf lathhouse, 5,000 sf houseplant greenhouse, 48,000 sf outdoor display, 356
parking spots and 90,000 sf wholesale nursery.
Comprehensive Plan Analysis
This property is in the FM 1709 Corridor planning area. The
property has a Retail Commercial Land Use Designation on the
front portion of the tract, nearest to W. Southlake Blvd. The
southern portion of the property is designated as Medium Density
Residential, which was carried over from the Southlake 2030
Consolidated Future Land Use Plan.
Note: To the east, 190 S. Peytonville Ave. was previously
designated as Retail Commercial, and 200 - 280 S. Peytonville
was previously designated as Medium Density Residential in the
Southlake 2030 Consolidated Future Land Use Plan. These
properties 190 – 280 S. Peytonville Ave. were given the Office Commercial Land Use
designation as part of the Southlake 2035 Comprehensive Land Use Plan.
Future Land Use Map
Page 2 Item #10 – 1963 W. Southlake Blvd.
Retail Commercial Land Use Category – Approximately 6.8 acres of site
The purpose of the Retail Commercial land use category as defined by the Consolidated Future
Land Use Plan is as follows:
A lower- to medium-intensity commercial category providing for neighborhood-type
retail shopping facilities and general commercial support activities. It is intended to
provide limited local retail and/or office uses which serve neighborhoods in close
proximity. It is intended that all uses in this category will be compatible with adjacent
single family uses, thereby maintaining the character and integrity of existing
neighborhoods. This category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is adjacent to
residentially zoned properties or areas with a residential designation on the Land
Use Plan, lower intensity activities such as office or office-related uses should be
planned adjacent to the residential uses. Other suitable activities are those permitted
in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories
previously discussed.
Medium Density Residential Land Use Category – Approx. 7.4 acres of site
The purpose of the Medium Density Residential land use category as defined by the
Consolidated Future Land Use Plan is to promote a neighborhood setting primarily comprised of
single family detached houses.
The Future Land Use Plan also provides scale and context criteria for this land use designation.
These are shown below for reference.
Residential Uses:
• Single family detached dwellings.
Open Space:
• Open spaces should be designed to add value to the development and may include
parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas.
• Provide natural walking paths along stream and creek corridors.
• Preserve existing wooded areas and stream corridors when feasible.
• Emphasize environmental elements as “features” rather than constraints.
Civic Uses:
• Small scale government offices and facilities, schools, churches and related facilities
Page 3 Item #10 – 1963 W. Southlake Blvd.
Zoning
The current zoning on the property is “C-2” Local Retail
Commercial District. This district is a low to medium intensity
commercial category providing a uniform set of standards for
neighborhood type retail shopping facilities and general
commercial activities. It is intended that this zoning district be
served by appropriate thoroughfares and be of such size that all
parking and traffic maneuvering can take place on the
commercial site. It is intended to provide limited local retail and
service commercial uses which serve one or more neighborhoods
lying within a one and one-half to two mile radius of the site. Note: The Current tree farm use is
a legal nonconforming use, incompatible with the C-2 zoning district.
Environmental
Legend for environmental map above:
• blue lines – 2-foot contours (elevations labeled in yellow)
• light green shaded areas represent existing tree cover
Current Zoning Map
Page 4 Item #10 – 1963 W. Southlake Blvd.
Si
Master Thoroughfare Plan / Transportation
Per the exhibits provided by the applicant, there is one (1)
proposed driveway along W. Southlake Blvd. See graphic
below.
Per the Master Thoroughfare Plan, W. Southlake Blvd. (FM
1709) is classified as an A6D – 130 - 140’ Arterial roadway.
The site also proposes four (4) internal driveway connections
to existing developments on the east and west, as shown on
the next page.
Master Pathways Plan
8’ sidewalks have been constructed at this site in accordance with the adopted Pathways
Master Plan.
Site
Page 5 Item #10 – 1963 W. Southlake Blvd.
Applicable Comprehensive Plan Recommendations:
Southlake 2035 FM 1709 – FM 1938 Corridor Plan
LU7 (Players Circle and Peytonville Properties)
Recommendations
• Extend the Office Commercial land use category to the north along Peytonville Avenue
to include the Varsity Orthopedics office building property.
• Future retail or possibly office uses on F.M. 1709 (Tree Farm) should be consistent with
the City’s identified target industries. (See Economic Development Plan Target
Industries on the following page)
• As the undeveloped office properties along Peytonville are developed ensure cross
access (north –south) between properties is provided. Limit the number of drives onto
Peytonville Ave. to a maximum of 2 by sharing driveway access.
• Provide internal cross access from Players Circle to Peytonville Ave. as the properties
are developed.
• Encourage residential development consistent with the medium density land use
category on the back (southern) portion of the tree farm. Office development may also
be considered as an appropriate use. The scale of the office development is intended to
be consistent with the surrounding area and uses.
• Development of the southern portion of this area should be approved in a manner that is
sensitive to adjacent residential properties in the Southlake Woods neighborhood,
particularly related to noise, traffic, building heights, lighting and views.
Page 6 Item #10 – 1963 W. Southlake Blvd.
Southlake 2035 Economic Development Master Plan
Page 7 Item #10 – 1963 W. Southlake Blvd.
Aerial – 1963 W. Southlake Blvd.
Close-Up Aerial – 1963 W. Southlake Blvd.
Page 8 Item #10 – 1963 W. Southlake Blvd.
Google Street View Images of Site
View looking southwest along FM 1709 toward the subject property.
View looking southeast along FM 1709 toward the subject property.
Page 9 Item #10 – 1963 W. Southlake Blvd.
View looking southeast along FM 1709 toward the subject property.
View looking slightly southwest along FM 1709 toward the subject property. Driveway access to
existing Walgreens shown.
Page 10 Item #10 – 1963 W. Southlake Blvd.
View looking southeast along FM 1709 toward the subject property.
View from the Walgreens parking lot looking southwest toward the subject property.
Page 11 Item #10 – 1963 W. Southlake Blvd.
View from the Walgreens parking lot looking northwest toward the subject property.
Applicants Narrative and Plans:
1
Rooted In Sacramento
2
2003
Roseville
2008
Sacramento
2012
Folsom
2014
Matsuda’s
2015
Elk Grove
2016
Rocklin
2020
Auburn
2022
Relocate
Roseville
2021
Citrus Heights
Growth Over Time
3
September 2022
Irving, Texas
•Trees, shrubs, specialty plants
•Annuals, perennials, vegetables, fruit
trees, succulents
•Houseplants
•Tools and irrigation supplies
•Plant Rx
•Garden gifts and décor
•Indoor and outdoor pottery
•Outdoor Living departments at four
locations and coming soon to a new,
relocated Roseville location
A Leader in the Local Market
•Family owned with seven locations and two growing facilities to supply our stores
•Each location unique whether recycled, upcycled or built from the ground up
Offering Products to Complete Landscape Projects
4
Layout and Merchandising for the Optimal Shopping Adventure
5
•We are not successful unless our customers are
•Offering good, old-fashioned customer service
•Personalized help by knowledgeable team members―otherwise
known as “Plant Nerds”―in each department
•Customer-and employee-centric culture
•We take care of our team and they take care of the customers
•Friendly, warm and helpful shopping environment
•Fully stocked shelves
•Wide aisles
•Open ceilings
•Diagonally-oriented, low indoor shelving for clear views
A cheerful shopping experience all around!
Customer Experience
Come On In!
Elk Grove Rocklin
New Roseville
6
Trees and Shrubs
Acres of Trees and Shrubs Including a Lathhouse for Shade Plants
7
Annuals, Perennials and Vegetables
Climate Controlled Greenhouses for Plant Sustainability
8
Houseplants
Houseplant Greenhouses for Optimal Humidity and Light
9
Irrigation and Garden Supply
Wide Aisles and Fully Stocked Shelves
10
Plant Rx
A Department Dedicated to Plant Health
11
Gifts and Garden Décor
Unique Garden Art and Gifts
12
Indoor and Outdoor Pottery
Pottery for Every Style and Budget
13
Offering custom sets and sets to take home the day of purchase, a full line of grills from big
brands, umbrellas, pillows, cushions, and more.14
Everyone Has Fun at Green Acres Nursery & Supply
Friendly Vibes
Committed to Customer Success
An average day at the “office”
Our garden gurus are covering the beat with the latest growing tips
15
Matsuda’s•Purchased in 2014
•Continuous operation since 1957
•Planting over 2M units annually
•One of the most automated nurseries in California
•160 acres of growing grounds
•100,000 ft2 of greenhouses
•32,000 ft2 of propagation space
•35 acres of shade
•Added growing grounds from the Eisley Nursery acquisition in 2020
•Azaleas
•Camellias
•Rhododendrons
•Trees and woody ornamentals
•Annuals
•Perennials
•Succulents
•Vegetables
Growing Over 1,500 Varieties
Growing Our Own at Matsuda’s
16
Matsuda’s in Sacramento
17
Matsuda’s in Auburn
Specializing in vegetables, annuals and perennials.
18
Why the DFW Region?
•Homeowners are the target market
•Homeownership Sacramento ~ 48%
•Homeownership Dallas-Fort Worth ~68%
•Metropolitan Statistical Area (MSA) is 3.3x larger in Dallas-Fort Worth
•MSA in Sacramento is 2.3M
•MSA in Dallas-Fort Worth is a robust 7.6M
•Compatible Climate
•USDA Hardiness Zone Sacramento is 9b
•USDA Hardiness Zone Dallas is 8a
•Plant experience and knowledge
is directly transferable from
region to region
•Matsuda’s grows many products relevant to
the Dallas-Fort Worth market
Why Dallas-Fort Worth Metro Area?
19
Why the DFW Region?We’re Coming to Dallas
20
We Weren’t Born in Texas, but We’re Gettin’ Here as Fast as We Can
Why the DFW Region?
Southlake Site Plan
21
•New modernized
nursery/garden center
•29,500 ft2 retail
building
•21,500 ft2 greenhouse
•36,400 ft2 lathhouse
•5,000 ft2 houseplant
greenhouse
•Over 48,000 ft2
outdoor display
•356 parking spots
•90,000 ft2 wholesale
nursery
1963 W. Southlake Blvd.
22
RETAIL
+/-29,500 S.F.
STORAGE
+/-25,650 S.F.WEST SOUTHLAKE BOULEVARD"GREEN ACRES"
WATER TOWER
"GREEN ACRES"
WATER TOWER
PARKING
+/-356 SPACES
EXISTING POND
WHOLESALE NURSERY
+/-90,000 S.F.
OFFICE
+/-12,000 S.F.
PATIO
GREENHOUSE
+/-21,500 S.F.
HPGH
+/-5,000 S.F.
LATH HOUSE
+/-36,400 S.F.
SUN AREA /
OUTDOOR DISPLAY
+/-48,300 SF
180'
120'
140'165'345'125'40'
80'
CONTEXTURAL IMAGES01-31-2022