Have Ideas on Walker's Bank Restoration?

A number of people have offered to submit suggestions regarding the future use of the Walkers Bank building. Approximate dimensions: the Walker’s Bank building is 44’ x 75’, with four units of approximately the same size.

The third floor sloped ceiling is more attic than useable office/residential space. With interior walls, the approximate square footage is about 1,500 s.f.

Note: The Owner has agreed to short-term stabilization of the building and not committed to any specific development project. However, as several people have offered to submit concept proposals, it's logical to provide some basic constraints that go with different uses, specifically the number and location of additional parking spaces.

As part of the evaluation of any suggested use, New Castle County’s Department of Land Use has provided the following information addressing the parking requirements that a proposed use must to meet under the UDC for consideration as these uses are suggested or considered:

"* 1,500 SF Artist Studio - An Artist studio is classified by the North American Industry Classification System (NAICS) under the code 541430. Article 33 of the Unified Development Code (UDC) classifies this as an Office Use under “Professional, scientific and technical uses (NAICS 54).” Please note that this is assuming that the space would be used for the creation of art as opposed to primarily a commercial retail entity that happens to deal in art. As such this would be considered a permitted use in the Office Regional zoning district carrying a 3.5 spaces / 1,000 SF or 5.25 parking spaces (Table 40.03.522)

* 1,500 SF Office – Assuming that this is a general office as opposed to Medical, Governmental or Bank/financial the parking rationale 3.5 spaces / 1,000 SF or 5.25 parking spaces (Table 40.03.522). Other office uses have higher parking requirements.

* 1,500 SF Retail/Restaurant – Commercial Retail and Restaurant uses are considered a Limited Uses (Table 40.03.110). The primary limitation is that they are limited to no more than 10% within any parcel (Table 40.03.210). Assuming that the Bank building is to remain on the same parcel as the Mill, 1,500 SF for the use could meet the Limited Use standards. General Commercial would carry a parking requirement of 4 spaces / 1,000 SF or 6 parking spaces (Table 40.03.522) a restaurant would require 9 spaces / 1,000 SF or 13.5 parking spaces (Table 40.03.522)

* 1,500 SF condo/apartment – As a use neither of these are permitted in the OR zoning district (Table 40.03.110), however Section 40.03.430.I permits the following:

* On-site residence. In the ON, OR, CR, CN, I, BP, HI Districts a building may be used, erected or altered for residential purposes for an owner, caretaker, watchman, janitor or employee employed on the premises.

If this were the intent the parking requirement is 2.0 spaces/ Dwelling Unit.

Assuming the above the site would require a minimum of 19 additional parking spaces assuming general office and commercial retail) to 28 additional spaces (assuming Medical Office and Sit Down Restaurant).

Please note that when the owner repurposed the Mill Building a variance was required to reduce the required parking from 161 required spaces to 35 spaces (Application 2002-1327-A) and therefore any change would require additional variances. Also note that providing additional parking may be limited by protected resources (steep slopes, flood plains and riparian buffer areas)."