The Brewster Theater Company took another step in its effort to establish a permanent home in Carmel Hamlet during the June 24 Planning Board meeting, with town officials expressing continued support for the project while identifying additional work needed before it can move on to the Zoning Board of Appeals.
At the meeting, the Planning Board reviewed revised plans for the nonprofit theater company's proposal to convert the former Florie Kaye's Tea Room at 69 Gleneida Ave. into a live performance venue and community arts center.
While the project still faces parking-related variances, board members signaled a willingness to work with the theater company on a phased approach to site improvements, including paving the rear parking lot at a later date rather than requiring the expense upfront.
"This is a great use moving up the road," town planning consultant Pat Cleary said during the discussion. "It's a great use ... create vitality in the downtown."
The proposal would relocate the Brewster Theater Company from its longtime home at Drew Methodist Church farther down Gleneida Avenue into what organizers hope will become a permanent theater facility.
The largest obstacle remains parking.
Town officials reiterated that the theater technically requires 57 parking spaces under the town code but currently proposes only 11 on-site spaces, necessitating a variance of 46 spaces. Additional variances would still be needed for lot width and loading requirements.
Since the Planning Board's initial review in May, BTC treasurer Bob Dumont said the organization has continued pursuing off-site parking agreements and has secured a commitment for 20 spaces from a nearby private parking lot owner.
"We did reach out to a number of neighbors," Dumont told the board. "One person has a company...and he's agreed to provide us 20 parking spaces for our shows."
Dumont argued that the theater's operating schedule — primarily Friday and Saturday evenings and Sunday afternoons — coincides with periods when much of Carmel Hamlet's street parking sits underutilized. To support that claim, the company photographed parking conditions during typical show times and plans to provide additional documentation to the board.
The theater expects most productions to attract fewer than 100 attendees.
Board Chair Craig Paeprer directed the applicants to return with a detailed inventory of available public parking spaces within walking distance of the theater, including ADA-accessible parking accommodations.
"Give us the details," Paeprer said. "If you go a quarter mile in this direction, a quarter mile in that direction, you'll have 47 spaces."
Accessibility also remains a concern because patrons entering from the rear parking area would encounter stairs leading to the theater entrance. Dumont said all ticketing and public access would occur through the front entrance and that disabled patrons would be directed to accessible parking near the front of the building.
Another major point of discussion centered on the rear gravel parking lot.
Town code generally requires parking lots to be paved, but doing so would trigger additional engineering work and stormwater permitting requirements. Dumont told the board that paving, engineering and drainage improvements could cost approximately $75,000 — a substantial burden for the volunteer-run nonprofit.
The theater company asked whether paving could be deferred until after the theater begins operating and generating revenue.
Cleary appeared receptive to the idea.
"I don't want them to have a gravel parking lot," he said. "I want them to have a paved parking lot because it's going to be heavily used. So I think if we allow this to be phased and paved at a later date, I think that's a good solution."
Dumont told the board that the theater company has already purchased the building through seller financing and has two years to secure permanent bank financing. While a lender has expressed willingness to finance the project, Dumont said the bank will not close until all municipal approvals are obtained.
The company hopes to receive approvals this year, begin renovations soon afterward, and open the new theater in spring 2027.
The proposed renovation would largely involve interior work, including creating a performance space, dressing rooms, meeting areas and updated restrooms, while preserving the existing structure.
Planning Board members stopped short of forwarding the application to the Zoning Board of Appeals, saying they want additional parking and accessibility information before doing so.
Paeprer instructed the applicants to address consultant comments, provide a comprehensive parking analysis and refine their ADA parking plan before returning for further review.
"If we're satisfied," Paeprer told Dumont, "then we'll talk about going to the Zoning Board."
For now, the project remains in the Planning Board review process, but officials continued to emphasize that a community theater in the heart of Carmel Hamlet would be a welcome addition to the business district and a potential boost to downtown activity.
"We want people to come and see your show, and have dinner," Paeprer said. "It's good for the town."
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