The developer who bought an abandoned gas station beside the Pelham Picture House and responded last year to the Village of Pelham’s request for qualifications to redevelop the area–only to lose out to another local developer–revealed his vision for the property today.
James Smithmeyer of JMJ Contracting & Development posted a statement on social media this morning reciting the history of his property at 163 Wolfs Lane, and responding to criticism that his purchase of the property in December was “opportunistic.”
Smithmeyer closed on the deal while the Village of Pelham Trustees were weighing whether to select him as the “preferred developer” for the area or Patrick Normoyle, who is currently erecting an apartment building at 217 Fifth Avenue. Smithmeyer built the new apartment building at 139 Fifth Avenue.
“The truth is, I began negotiations with the previous owner when the property was on the open market in 2024,” Smithmeyer wrote. “We came to terms in the Spring of 2025, well before I or my neighbors were aware the Village was contemplating eminent domain. My deposit was non-refundable long before the current process began, and we closed in December. I bought this property for one reason: to build.”
Smithmeyer then recounted the history of the property, which has sat abandoned for almost a decade. “The property was approved for 27 units in 2019, but it sat stalled for years because the previous plan didn’t work,” he wrote. “The layout was not ideal and the project couldn’t secure financing. I bought it to fix those mistakes. As a builder, my redesigned plan calls for a more efficient building with fewer units and more parking, while respecting the needs of the Town and Picture House.”
The request for qualifications (RFQ) that the Village issued last May called for ideas involving the the redevelopment of the entire block, including two gas stations whose owners had no plans to sell. Smithmeyer did not follow that request. Instead he spoke with the gas stations owners and came up with a smaller vision involving only his lot and the Picture House.
“Throughout the process, I spoke with my neighbors, Rose and Paul (the owners of the other gas stations), about partnering on a unified response,” he wrote. “They were adamant that they want to keep their businesses. I respected their decision.”
As a result, Smithmeyer’s proposal to the trustees involved a phased approach to redevelopment, starting with his property and the 105-year-old cinema. “Working with historic theater architects, my submission included providing the PH [Picture House] with two new screening rooms, a new lobby/bar, 1,500 SF of education, and more parking, without tearing down the historic structure or building on top,” he wrote.
Smithmeyer’s proposal for the two parcels calls for a five-story building with 27 units. His proposal also raised the possibility of a second phase of expansion, if the next generation of owners of the local gas stations wanted to sell.
The trustees’ decision on February 10 to enter into a Memorandum of Understanding with PHP Partners, headed by Normoyle, generated fierce opposition from the two gas station owners–Nick Staropoli and Paul Bencivegna–along with neighbors on Manning Circle and residents of the village as well as Pelham Manor. At the heart of the opposition was the threat that the Village could potentially exercise the power of eminent domain to seize the gas stations and fold the properties into a much larger development with the goal of beautifying the area and increasing the local tax base. Residents also expressed concern that the grand redevelopment project supported by the trustees involved tearing down the historic movie house and relocating it into a new apartment complex.
Normoyle’s proposal, which was posted on social media last week, followed the RFQ instructions to the letter.
The PHP proposal envisions a “Picture House Plaza” with a new movie theater between two separate apartment buildings, each of which are four stories. One would have 60 apartment units, along with commercial and retail space and the other would have 20 units, also combined with commercial and retail space. There would be two levels of underground parking beneath each structure.
“I am not looking to relitigate the Town’s decision on who it selected as the Master Developer.” Smithmeyer wrote. “Rather, I want to show that there is another way. The Village’s current path involves the threat of eminent domain, which is a slow, expensive, and divisive legal process. My property does not need to be “seized” for the community to get a beautiful, functional project. I already own the land, I have a track record of finishing tough projects, and I am ready to start immediately.”
The board of the Pelham Picture House is planning to hold an open house tonight starting at 6:30 PM to discuss the current plans for possible redevelopment and the changing economics of the movie distribution business.
“I want to look at my proposal in a flexible way and make something that works for the community,” Smithmeyer said in an interview Tuesday morning. As for the proposed five-story building with 27 units, he said the plan was not set in stone. “I welcome discussion from the community, the Picture House and the Village to figure out what’s best for the community.”
Smithmeyer said he plans to attend the open house at the Picture House this evening.
