1154 North Avenue
Site Plan Approval · Applicant: Hudson Vox LLC
Continued public hearing for Site Plan Approval at 1154 North Avenue. Architect Aryeh Siegel discussed revised plans and acoustic engineer's report. Building Inspector noted a separate sign permit is required. Attorney Gray noted a noise consultant has been secured for next month's review. Public comments were received. Board agreed to leave hearing open and authorize a draft resolution.
Board action
Documents18
- Comment Response Ltr (opens in a new tab)
2 pages · 334 KB
This letter from Aryeh Siegel, Architect, responds to comments from KARC Planning Consultant and Lanc & Tully regarding the site plan application for 1154 North Avenue, Beacon, New York. The responses address concerns about an easement agreement for modifications to adjacent property, signage compliance with zoning code requirements, NYSDOT permitting for highway work, and sprinkler system requirements for the proposed use.
- The Howl - Acoustic Report - WSDG v2.1 (opens in a new tab)
20 pages · 6.4 MB
This acoustic report evaluates the existing conditions at the proposed location of The Howl, a karaoke bar in Beacon, NY, and provides acoustic isolation design recommendations to comply with the City of Beacon's noise ordinance. WSDG recommends specific partition constructions (ranging from STC 43 to STC 65), suspended ceiling assemblies, acoustic door seals, and mechanical penetration details to isolate sound transmission between the bar/karaoke rooms and adjacent commercial/residential properties, with post-construction compliance testing required.
- Occupancy Mgmt Premises Monitoring and Emergency Egress Plan (opens in a new tab)
5 pages · 143 KB
This document outlines the Occupancy Management, Premises Monitoring, and Emergency Egress Plan for The Howl at 1154 North Ave, Beacon, NY, detailing operational procedures for managing patron capacity, preventing exterior congregation, controlling ingress and egress, and responding to emergencies. The plan establishes a reservation-based operating model with designated egress routes, staff roles during emergencies, pre-opening safety checks, and protocols for enforcing occupancy limits and preventing unsafe congregation outside the building. The procedures are designed to supplement existing regulatory requirements from the City of Beacon and applicable fire/building codes.
- Site Plan 4 260526 (opens in a new tab)
5 pages · 18 MB
This site plan for "The Howl" at 1154 North Avenue in Beacon, New York depicts a renovation/adaptive reuse of an existing two-story brick building into what appears to be an entertainment or music venue, showing site layout, existing conditions, building floor plans, elevations, roof plan, grading, lighting specifications, and architectural details including wood cladding, signage, and a sculpture element. The plan has been revised multiple times per Planning Board comments as of May 26, 2026.
- Lanc Tully 1154 North Ave 06-03-26 (opens in a new tab)
2 pages · 644 KB
Scanned document — no text preview
- PH public comment Haight 2 (opens in a new tab)
1 page · 15 KB
- PH public comment Montesano (opens in a new tab)
1 page · 22 KB
- KARC Review PB 1154 North Avenue 2026.06.04 (opens in a new tab)
2 pages · 389 KB
KARC Planning Consultants reviews the site plan application for a proposed karaoke suites and live-performance facility at 1154 North Avenue in Beacon, recommending conditions related to signage, emergency egress procedures, hours of operation documentation, and noise attenuation testing and monitoring. The consultant concludes that previous planning comments have been satisfactorily addressed and that remaining comments are ministerial in nature and may be incorporated as conditions of site plan approval.
- PH public comment Wilkes redacted2 (opens in a new tab)
2 pages · 30 KB
Scanned document — no text preview
- PH public comment Shipp (opens in a new tab)
1 page · 9 KB
- public comment Zellinger (opens in a new tab)
8 pages · 1.4 MB
This is a public comment letter from a resident adjacent to the proposed Hudson Vox LLC bar venue at 1154 North Avenue, raising detailed objections to the project based on proximity concerns (approximately 100 feet from his residence) and inadequate mitigation plans for noise, parking, and lighting impacts. The resident argues that the sound assessment relies on algorithms rather than actual testing, the soundproofing design is insufficient and improperly decoupled from exterior walls, the parking assumptions are unrealistic, and the proposed operating hours (midnight on weeknights) are incompatible with the residential neighborhood character, and requests that the Planning Board conduct independent professional evaluations and extend the public comment period.
- 84 Anderson PB 6.9.26 Cover Letter 2026-0526 (opens in a new tab)
Cover letter · 2 pages · 162 KB
Hudson Land Design submits a revised Subdivision Plan Set for 84 Anderson Street in Beacon, NY on behalf of applicant Sadhna Gupta, addressing comments from the Planning Board's consultants regarding lot line metes and bounds, dimensional callouts, sheet numbering, bulk table revisions, and tree protection details. The application includes a formal area variance request to the Zoning Board of Appeals for June 2026 consideration, with the subdivision project scheduled for Planning Board review on June 9, 2026.
- KARC Review PB 84 Anderson St 2026.06.04 (opens in a new tab)
1 page · 376 KB
KARC Planning Consultants reviews the subdivision application for 84 Anderson Street in Beacon, which proposes dividing a 0.526-acre R1-10 zoned parcel and adjusting the lot line with the adjoining property at 74 Anderson Street to create three residential lots with new single-family homes. The review identifies that proposed Lot A requires an area variance from the Zoning Board of Appeals due to its 81.4-foot width falling short of the required 85-foot width, which the applicant has already submitted for ZBA consideration.
- 84 Anderson St - SEAF Part 2 and 3 (opens in a new tab)
2 pages · 779 KB
This document is Part 2 and Part 3 of a Short Environmental Assessment Form (SEAF) for the project at 84 Anderson Street, in which a Lead Agency evaluates potential environmental impacts of a proposed action by responding to 11 impact questions and, where warranted, providing detailed analysis in Part 3 to determine whether an environmental impact statement is required or if the action will not result in significant adverse environmental impacts.
- 84 Anderson Street - Subdivision SEQRA Negative Declaration 4928-3094-8019.1 (opens in a new tab)
6 pages · 157 KB
This is a SEQRA Negative Declaration issued by the City of Beacon Planning Board for the subdivision of 84 Anderson Street (Parcel 6054-31-371850) into two lots and the construction of two new single-family residences following demolition of existing structures. The document provides detailed environmental impact analysis across 14 categories (land, geology, water, flooding, air, plants/animals, agriculture, aesthetics, historic resources, open space, transportation, energy, noise/odor/light, and human health) and concludes that the proposed action will not result in any significant adverse environmental impacts.
As written on the agenda
Continue Public Hearing and Review – Site Plan Approval, 1154 North Avenue, Commercial – Hudson Vox LLC