AG 2007 07 23 - Laserfiche WebLink

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~~r~ SITE EVALiJATION +::t~~ -~onn Unified Development Ordinance Each of the four sites was evaluated for compliance with the Ciry of Concord's current Unified Development Ordinance (UDO), which will apply to all new construction. Article L 1.5 of the UDO contains supplemental design standards intended to encourage s'treet- front urban developmenq emphasizing pedestrian accessibility and a traditional "downmwn" feel for new construction. Notable issues presented by UDO requirements are: • All four sites are currently zoned CC (Center City) with an additional overlay of Center City Conditional Use (CCCU). Construction of governmental facilities is permitted under this desigrmtion, so any expansion of the existing courthouse, or any new courts cmtstructiuq would be allowed on azty of the sites identified. Sheriffs Departmem administrative offices, including any incidental holding areas not intended for actual xrrestee housing, would also fall under this definition and be a permitted use. • Jail construction would fall under the definitionof "correctional facility" according to the UDO, which is a conditional use only. This would require the County to submit a conditional use application before any expansion of the current jailor construction of any new jail facility on any of the identified sites. It is presumed by this study that such an application would be favorably reviewed by the City, since it would be an essential component of maintaining jail and courts functions in downtown Concord. Article 4 of the UDO addresses site requirements for new consauction, including setbacks, dimensional requirements for yards and planting or buffer areas, and parking requirements. These requirements are presented in Table 4.7-1. No significant diffindties are presented by these requirements, other than the LO'-0" front yard maximum limit, under certain circumstances, aesthetic or security concerns may dictate increasing this dimension and would require review with Ciry planning staff. • Article 11.5.2.1 indicates [hat surface parking is nor permitted in from of any new building. Ocher off-street parking must Follow appropriate screening guidelines, which may affect large staff parking areas for law enforcement vehicles. • Article 11.5.2.4 requires new <onsanction m maintain at least 50 percent of its street front fn either public entrances or windows, which may present a security concern for jail, law enforcement or courts construction. • A potentially significant concern for jail site evaluation is the height limit of 72 feet imposed on all new construction in the CC district As noted in the previous needs assessment, this limitation will have a significant limiting effect on site selection, particularly on Site L. • Section 11.5.2. L2 of the UDO requires that the first floor of all new buildings in the zoning district be devoted to retail, commercial, or service use. Compliance with this requirement should be carefully examined by the County, k may present a security concern for a law enforcement or jail function and would probably be inappropriate for any building housing court functions, but it may also provide a means of softening the impact of a large jail building on downtown. The design and planning implications of bringing a public function Tike a library, restaurant, or small retail group into an otherwise imposing and intimidating civic building should be carefully evaluated once the final program for any facility is developed. • Parking requirements preseoted in the L1D0 are not applicable m properties zoned CC, which removes the immediate requirement to provide on site parking. However, the lack of a legal requirement to provide parking does not remove the operational necessity fur a jail or a courts facility of providing public and staff parking. The latter will, a> noted in the comments mt each site, be a significant component of the jail site design and must he accommodated. April?004 3 ~` •~'~