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5 C H A P T E R 2 E X I S T I N G S ET T I N G A N D F U T U R E V I S I O N Chapter 2: Existing Setting and Future Vision 2.1. Existing Setting The Scarlett Court area is located between Dougherty Road to the west, Dublin Boulevard to the north, the Iron Horse trail to the east, and I- 580 to the south. 2.1.1. Surrounding Uses A variety of commercial and residential uses are located near the Scarlett Court area. A mix of restaurants, a hotel, auto-service/retail businesses, dental offices, retail stores, and gas stations are located north and west of the Scarlett Court area. These businesses are located in a variety of different commercial buildings setback from Dublin Boulevard. This area does not have a common or unifying architectural theme or style. A large portion of land under the jurisdiction of the U.S. Army, referred to as Parks Reserve Forces Training (Camp Parks), is presently left as open space to the northeast of the area. The Iron Horse Trail and the Dublin/Pleasanton Bay Area Rapid Transit (BART) station and associated parking lot are sited immediately to the east of the Scarlett Court area. Multi-family residential units are located just north of the BART parking lot, within approximately 300 feet of the Scarlett Court area. An electric power substation and City’s corporation yard are also located east of the Scarlett Court area. Views of commercial uses to the north of the Scarlett Court area. (photos are from outside of the plan area) Views of BART parking lot and multi-family residential units located to the east of the Scarlett Court area. (photos are from outside of the plan area) ---PAGE BREAK--- 6 The Iron Horse trail, located just outside of the Scarlett Court area’s eastern boundary, is a 33-mile regional trail connecting several cities throughout the Counties of Alameda and Contra Costa. This multi- functional trail is used for a range of recreational activities, including walking, biking, and horseback riding. The trail is elevated above the grade of the adjacent properties within the Scarlett Court area. As a result, trail users have clear views of the adjacent properties within the Scarlett Court area. Office and commercial uses (within the City of Pleasanton) are located to the south of the Scarlett Court area and Interstate 580. 2.1.2. Scarlett Court Area In the 1960s, light-industrial businesses began locating within the Scarlett Court area. Many of the properties were developed under Alameda County regulations before the City of Dublin was incorporated. Today, the area has been subdivided into approximately 22 properties that vary in size from less than a half acre to over five acres. The properties have a variety of different types of buildings, including warehouses, large service garages, auto dealership showrooms, and mini-storage facilities. Exterior building materials include corrugated metal, wood siding, stucco, and concrete. The buildings within the Scarlett Court area do not have a common or unifying architectural theme or style. Building setbacks and landscaping treatments vary from parcel to parcel. Views of the Iron Horse Trail. The Scarlett Court area is located on the left side of the photos. (photos are from outside of the plan area) Buildings within the Scarlett Court area. ---PAGE BREAK--- 7 C H A P T E R 2 E X I S T I N G S ET T I N G A N D F U T U R E V I S I O N Scarlett Court Scarlett Drive A variety of light industrial uses are located in the area. Most businesses are automobile-related, including auto and dealerships, mechanics, and auto-body shops. The area also includes a lumberyard, storage facilities, and vehicle and equipment rental businesses. The Scarlett Court area has two main streets. Scarlett Court extends from Dublin Boulevard and runs parallel and adjacent to Dougherty Road and I-580. Scarlett Court terminates as a cul-de-sac near the BART parking lot. The second street, Scarlett Drive, bisects the project area and connects Scarlett Court and Dublin Boulevard. An uncovered drainage channel runs down the middle of Scarlett Drive, separating the northbound and southbound lanes. The edges of the channel are lined with chain-link fencing. Some segments of Scarlett Court and Scarlett Drive contain sidewalks, many of which are not ADA accessible. Where sidewalks are provided, they primarily occur on private property, outside of the public right-of-way. Vehicle access to the properties within the Scarlett Court area is primarily provided from Scarlett Drive and Scarlett Court. Access from Dublin Boulevard is limited because of traffic safety and traffic flow concerns. Access to properties from Dougherty Road is prohibited. A few of the parcels within the area do not have direct access from a public street. Driveways through an adjacent parcel provide access to these parcels. The Scarlett Court area is situated at a major gateway to the City of Dublin and is highly visible from I-580 and the Dougherty Road/I-580 on- and off-ramps. This location provides excellent freeway visibility to the properties, businesses, and signs within the Scarlett Court area. Other attributes of the area, such as access to and from Interstate 580, proximity to BART, and the surrounding retail and commercial uses, help define the area as a viable light-industrial business park. Views of the Scarlett Court area from I-580. ---PAGE BREAK--- 8 The Scarlett Court area is an attractive and highly visible light-industrial district that serves the City of Dublin and its surrounding communities. The area contains a variety of attractive buildings with unifying architectural design treatments, enhanced landscaping, improved sidewalks and pedestrian connections, and consistent signage, all of which supports the economic health of the light industrial and auto- oriented businesses within the district. As a highly visible district from Interstate 580, Dougherty Road, and Dublin Boulevard, the enhanced Scarlett Court area has greatly improved the overall image of the City of Dublin. 2.1.3. Applicable Regulations & Guidelines The City of Dublin General Plan has designated most of the Scarlett Court area as Business Park/Industrial and Outdoor Storage (one property is designated as Retail/Office and Automotive). The properties are zoned M-1 (Light Industrial) with the exception of one property, which is zoned C-2 (General Commercial). This document does not change the area’s current land use or zoning designation. Applicable sections from the City of Dublin Zoning Ordinance and Municipal Code also apply to projects within the Scarlett Court area where not changed by these design guidelines. 2.2. Future Vision Prior to the preparation of this document, City staff and RBF Consulting conducted walking tours and a public workshop to discuss the design guidelines, various design issues and concerns related to the Scarlett Court area, and potential ways to improve the physical design of the area. Based on the input and feedback received, the following vision statement for the Scarlett Court area was prepared: The graphics on the following pages show how the vision could be implemented at several sites within the Scarlett Court area. These are conceptual sketches for demonstration purposes only. They are not intended to represent absolute solutions for properties in the area. ---PAGE BREAK--- 9 C H A P T E R 2 E X I S T I N G S ET T I N G A N D F U T U R E V I S I O N Existing view along Scarlett Court looking southeast Potential Future View ---PAGE BREAK--- 10 Potential Future View Existing view along Dublin Boulevard looking east ---PAGE BREAK--- 11 C H A P T E R 2 E X I S T I N G S ET T I N G A N D F U T U R E V I S I O N Potential Future View Existing view from Scarlett Court looking east ---PAGE BREAK--- 12 This page intentionally left blank.