Brewster Theater plan for Carmel Hamlet wins conditional approval 

After months of reviews, variances and debate over where theatergoers will park, the Brewster Theater Company has received conditional site plan approval for its proposed new home at 69 Gleneida Ave. in Carmel. 

The Carmel Planning Board granted the approval Wednesday, Sept. 23, but the theater company still must resolve two issues: securing final relief from the Zoning Board of Appeals on parking requirements and addressing handicapped-accessible parking with the town Building Department and, if necessary, the state Department of State.  

The vote represents a significant step for the nonprofit theater company, which purchased the former Flory Kaye’s Tea Room building in February and plans to convert it into a roughly 100-seat theater. The company has operated for more than 25 years without a permanent home and currently stages productions at Drew United Methodist Church.  

As previously reported by Mahopac News, parking has been the chief obstacle facing the project. The theater initially required 57 spaces under town code while providing only 11 on the property, sending the applicant to the ZBA for several variances. 

The ZBA approved the project in August with a parking contingency, but exactly what that condition requires became the subject of a lengthy discussion Wednesday. 

Town attorney Joe Charbonneau said his understanding was that the ZBA required the theater to obtain a permanent easement for off-site parking. The theater company, however, has been working with nearby property owners on revocable license agreements — a legally different arrangement. 

“If they gave the condition of approval that you were going to get an easement, then you don't have a variance,” Charbonneau said.  

The theater company had been pursuing parking agreements with Putnam County Housing Corp. and another nearby property owner. But Bob Dumont, the theater company's fundraising director, said obtaining permanent easements has proved unrealistic. 

Dumont said Putnam Housing had initially indicated it could provide an easement, but its board subsequently decided against doing so. Charbonneau also questioned whether accepting spaces from another private lot could inadvertently leave that property out of compliance with its own approved site plan.  

Eventually, Planning Board Chairman Craig Paeprer questioned whether officials were making the matter more complicated than necessary. 

Dumont said the theater had documented more than 60 public on-street parking spaces within two relatively level blocks of the building — not including spaces available through the private agreements. Most performances would also take place when neighboring businesses are closed or less busy. 

“I think we're overcomplicating this,” Paeprer said.  

Dumont noted that a 100-seat community theater would not mean 100 cars descending on downtown Carmel. 

“I'll be candid, Nathan Lane's not coming to the Brewster Theater Company,” he joked, adding that patrons typically arrive as couples, families and groups rather than individually.  

The company told the board it expects to stage six or seven shows annually, generally at 7:30 p.m. Fridays and Saturdays and 2 p.m. Sundays. Rehearsals are predominantly held after 6 p.m., with about 95 percent of the volunteer-run organization's activity occurring after normal business hours.  

The board ultimately agreed to send the parking matter back to the ZBA with a positive recommendation that it allow the theater to rely on public parking rather than require private off-site spaces. Board members said the company had demonstrated to their satisfaction that more than 60 public spaces are available nearby.  

A second issue involves accessible parking. Building Inspector Ed Spadaro said there is no accessible route from the rear parking area and that a state variance may be needed to establish handicapped spaces in front of the theater. Architect Samantha Fox questioned how the requirement would apply given conditions at other businesses along Gleneida Avenue, but town officials said the theater must resolve the matter with the Building Department.  

Planning Board members stressed that they support the project but cannot overlook accessibility requirements. 

“We really want this to succeed,” Paeprer said. “We want to give you every opportunity to succeed.”  

Under the conditional approval, the theater company does not have to return to the Planning Board once those outstanding matters are resolved. 

The company has said renovations are expected to cost about $150,000 as part of a larger five-year capital campaign for its permanent home.