A proposed makeover of a downtown Mahopac commercial building could bring three new apartments, add new businesses and provide a much-needed facelift to a prominent stretch of the hamlet's business district.
The Carmel Planning Board reviewed preliminary plans Oct. 28 for renovations to the building at 936-942 South Lake Boulevard, which extends through the block to Route 6. The project would include a roughly 2,800-square-foot second-floor addition, three new apartments and exterior improvements designed to give the building a more attractive appearance.
Although the proposal faces several zoning hurdles, Planning Board members expressed enthusiasm for the project, suggesting it could serve as a model for other downtown property owners looking to upgrade their buildings.
"We all know downtown Mahopac needs a facelift," said board Chair Craig Paeprer. "This could be a good start for us."
The property is owned by Dan Lampropoulos of DTL NY Ventures LLC, who appeared before the board with architect J.B. Hernandez, president of ARQ in Ossining.
Hernandez explained that the project would add two two-bedroom apartments and one one-bedroom apartment to the building, which already contains two legally established residential units. The new apartments would be accessed primarily from the Route 6 side of the property.
The renovations would also remove the building's dated stone veneer and replace it with a stucco finish designed to complement neighboring buildings. New storefront windows and doors would be installed, and the existing artificial second-floor facade facing Route 6 would be eliminated.
Lampropoulos said he has already completed substantial improvements to the South Lake Boulevard side of the building after discovering that the old stone facade was deteriorating.
He said water had gotten behind the stonework, causing portions to loosen and fall during the past winter. After consulting with the Building Department, he removed the material and replaced it with stucco matching the neighboring building.
He now hopes to give the Route 6 side a similar treatment.
"I recommend that you pass by and look at the rear. It's really horrible," Lampropoulos told the board, describing the deteriorating artificial facade and covered windows.
He said the improvements would include new windows, doors, and a two-tone gray exterior.
Board members encouraged him to consider additional architectural details, including peaked roof elements or decorative parapets, to give the building more character and better integrate it with surrounding structures.
Lampropoulos said he was willing to work with the board on those suggestions.
The owner also discussed plans to fill the vacant commercial spaces on the South Lake Boulevard side of the building.
He said a dentist has expressed interest in one storefront, while another could become a small grocery or convenience store. Neither tenant has been finalized.
The spaces previously housed a massage business and a smoke shop, both of which have closed.
Meanwhile, an existing hair salon and a coffee, bubble tea and dessert shop on the Route 6 side are expected to remain, although the latter has changed ownership.
Despite the enthusiasm, town officials cautioned that the proposal has significant obstacles to overcome.
Planning consultant Pat Cleary said the property is located in the Hamlet Mixed-Use Commercial zone, where apartments above ground-floor commercial establishments are permitted subject to special-use permit requirements.
However, under the applicable zoning codes, the property would be allowed only two residential units. The proposal calls for five, including the two existing apartments.
Parking presents another challenge.
Cleary said the project would require approximately 27 parking spaces, while the submitted plans show only five, a deficiency of 22 spaces.
Lampropoulos disputed the parking count, saying a recent property survey indicates that six spaces could be accommodated by reconfiguring the parking layout.
Cleary acknowledged that parking shortages are common in the hamlet but said the issue would still have to be addressed.
Town Engineer Richard Franzetti requested additional information concerning water and wastewater service, installation of a new water meter, and parking arrangements. He also said the project's environmental assessment needed to be corrected to reflect previous remediation activity in the surrounding area
Assistant Building Inspector Ed Spadaro said the applicant must document any previously granted variances and demonstrate compliance with the town's special-use permit standards.
Complicating matters further is the Town Board's temporary moratorium on multifamily residential approvals in the Hamlet Mixed-Use Commercial zone.
The moratorium, which is scheduled to expire Nov. 30, prevents the Planning Board from granting approvals while it remains in effect.
Cleary said the applicant could continue revising plans and addressing technical comments in the meantime, although it remains uncertain whether the Town Board will extend or modify the moratorium.
The project will also require review by the Zoning Board of Appeals for relief involving residential density and parking, among other potential zoning issues.
Planning Board members urged the applicant to use the waiting period to resolve as many outstanding questions as possible.
They also emphasized that the building's appearance is especially important due to its prominent downtown location, and suggested that the town involve its architectural consultant to help refine the design.
"We get one shot at this," Paeprer said. "We need to do this right."
The hope, board members said, is that a successful renovation could encourage neighboring property owners to undertake similar improvements.
"If this project goes through, all those other stores in that whole row should say, 'Geez, I want to do that,'" a board member said.
Lampropoulos is expected to return after addressing the board's comments and receiving an update on the moratorium's status.
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