Rod and Robin Torrence have applied to the village board of trustees for a special use permit that would allow them to convert an eight-unit Pioneer Street apartment house from month-to-month rentals to week-long stays.

The couple is seeking the change for the house at 29 Pioneer Street, next to a building they already own which houses their business, Stagecoach Coffee.

If granted by the board of trustees, the change would classify the structure as a hotel, according to the village's zoning law.

But that classification is not consistent with what they have in mind, Rod Torrence said. "Anything that is not owner-occupied has to be classified as a motel or hotel. It doesn't accurately characterize what we're applying for," he said. "All we're asking for is an exception to how it is rented."

And how the eight units are rented is a key factor in the plan because the current scheme would not provide the income necessary to make the project feasible.

"We are applying for a special use permit to operate a `hotel' because our mortgage financing for the purchase and extensive renovations of the building is contingent on the cash flow that only short term (weekly) rentals can currently generate," Torrence stated in May 7 letter to the board of trustees. "While our objective is to eventually establish long-term tenants, we necessarily need the flexibility for short-term rentals or the project is not financially viable."

Torrence does not currently own the house, but according to the letter, he and his wife entered into a contract to purchase the house from John Gedart prior to his recent death.

The eight apartments are not all currently rented, due, in part, to the condition of the house, which Torrence termed as being in "desperate need of extensive renovations."

Dave West, head of the Otsego County Code Enforcement office, said his office had cited the structure for code violations frequently and at one point had considered condemning it due to dangerous living conditions, but did not because the owner brought the major problems into compliance with the codes.

West said the house is in need of much work and would have to be entirely gutted and reconstructed with new plumbing, electrical, heating and fire detection systems in order to bring it up to current state codes.

The Torrence's special use permit application estimates the cost of the project at $400,000.

According to the county real property tax services office, the house sits on just under two-tenths of acre and is currently assessed at $128,900.

Because the house is surrounded on four sides by commercial enterprises it would not adversely affect a residential neighborhood and there is more than adequate space for at least eight parking spaces, the letter stated.

Although he has not yet hired an architect, Torrence said their intention is for the outside of the structure to have a traditional look consistent with a 19th century building. Those issues, he said, would be addressed by the planning board which would be the "guiding force."

Mayor Wendell Tripp said the board will discuss the special use permit application during its meeting Monday night.

Tripp has often spoken out against the loss of apartments in the village as they are converted to tourist accommodations of one sort or another, making it difficult for people to find year-around rental housing.

"There is a pronounced need for apartments in the village of Cooperstown," he said this week. "There are a number of young people, married and single who have a great deal of difficulty finding apartments."

According to the County code enforcement office, there are approximately 155 apartment units in the village. That estimate is based on the annual fire safety inspection reports. Fifty-two of those apartments are part of the Cooper Lane complex and the total does not include single- and two-family rental homes.

The mayor said the question of the special use permit is difficult - on the one hand he sympathizes with an entrepreneur who invests money and wants a return and on the other hand there is the concern about the loss of apartments.

The board of trustees meets on Monday, May 21, at 7:30 p.m. in the village office building.