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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