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X~ S[TE EVALUATION
<br />ile..-~ aatae~i "iw
<br />Effects on Downtown Concord
<br />While it is na dte charge of thisanalysis to examine the immediate or potential economic implications of any paaicular site, it should
<br />be noted that, historically, removal of comtry government lunctions, coutts in particulaq to remote sites tends to have a significant
<br />negative economic impact on the traditional urban environments that are left behind. The most immediate effect of removal of coca
<br />(unctions hum any downrown is, obviously, the removal of all those persons who world have driven, walked, or otherwise traveled inro
<br />the area. l3usinesses that arc dependent on courts for their customer bases, particularly attorneys and bail bondsmen, Gave a significant
<br />economic and operational interest in being locaced close ro their primary source of clientele and tend to follow the courts out of rown.
<br />This, in turn, can affect private businesses, such as restaurants, shops, gas stations, and dntg srores, and may also reduce the cusmmer
<br />base of government hmaions, such as post offices or libraries. If this reduced usage, in mm, causes these agencies to leave the
<br />downtown, a major reason for citizens ro come to [he downtown is removed.
<br />A significant concern of downrown business owners is this potential loss of the exixing client base should county government facilities,
<br />particularly courts, be removed to a site away from the traditional center of town. As a component of the general shared interest
<br />between county and city iti preventing any negative economic impact nn downrown, planners from both governmental organizations
<br />are currently aaempting m quantify the potential economic impact of moving jail and court functions to a remote site.
<br />At this stage of the sire evaluatioq it is difticul[ ro present specific information on the architecture of any proposed building. However,
<br />it is possible to make some general statements on the overall character of any construction that may follow this evaluation, based
<br />primarily requirements of the UDO.
<br />• New construction should create a strong street edge. The iJDO zoning designation of CC is intended to preserve and
<br />encourage the development oFtraditional urban streetscape. Retail, commercial, and civic functions should be designed to
<br />follow the traditional urban or "downtown" model, with buildings located close to the sweet, broad sidewalks, and pedestrian
<br />access given precedent over vehicle access. Parking is restricted ro on-street or located behind buildings or other solid
<br />screening elements. ,
<br />Material selection should complement the character and fabric of downtown Concord. While ehe UDO does not make
<br />specific requirements for material selection, and none of the sites evaluated are within a designated historic district, it should
<br />be anticipated that material choicres for the new jail should complement in alloy mass, and texture the overall character of
<br />downtown. This suggests that some form of masonry wnsauctioq probably brick, should be employed.
<br />The scale of buildings at street level should address the scale of the walking human figure. As noted above, in an urban environmen[,
<br />regardless of size, emphasis is' placed nn pedestrian access and scale, in large part because parking in an urban setting may not be
<br />available immediately adjacent 5o a building site. This will be true fur construction in downtown Concord, since most public parking
<br />for the jail/courts is already located either on-street, or in designated lots. New construction should be designed [o complement this
<br />pedestrian scale, and to conaibrite to the urban character of downtown.
<br />Reuse of the existing couahouse is also a potential issue of concern for the County, depending nn the final master plan developed for jail
<br />and courts. The building is structurally limited ro its current configuration, but interior spaces could be rearranged within the existing
<br />structural grid to accommodate almost any funs[ion. Reuse of the building as a performing arts center has been specifically mentioned
<br />as a potential applicatim, bur the structural arrangement of the building does not allow an easy change to this application Creation of
<br />any kind of auditorium space larger than the largest of the current courtrooms would require substantial engineering elforq and any
<br />work of such magnitude could also, under North Carolina's current building code, require the entire structural system, as well u abet
<br />components such as public and sraff restrooms, to be completely upgraded to meet standards fur new construction. Reuse of the
<br />courthouse a, a museum, additional office space, a community college building, orother function similar to its cuaent use would be
<br />more practical. A detailed analysis of the renovation cost and any code implications could be prepared wxe same specific use is
<br />identified.
<br />April za>a a
<br />G-H
<br />WB.1
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