How it works
How Beacon approvals work
When a project comes before the City of Beacon Planning Board, it moves through a set series of stages — each with its own deadlines, required public notices, and points where residents can speak. These guides walk through the most common kinds of application in plain language.
New to the vocabulary? Browse the civic glossary.
These plain-language summaries are unofficial guides to help residents follow the process. The linked provision text and the City of Beacon's official code are the authoritative sources.
Site plan review
6 stagesA project that needs Planning Board approval of a site development plan before a building permit issues or a use changes — most new construction and changes of use in Beacon. SEQRA environmental review runs alongside and must be concluded before the Board decides.
Special use permit
7 stagesA use that the zoning allows only by special permit. The approving authority is the City Council or the Planning Board per the Schedule of Use Regulations (§ 223-18B(1)); when the Council decides, the Planning Board reviews first as its agent. SEQRA must be concluded before the decision.
Subdivision of land
8 stagesDividing a parcel into two or more lots. The optional sketch conference precedes a preliminary plat and then a final plat, each reviewed by the Planning Board. SEQRA must be complete before the decision clocks — and their default-approval consequence — begin.
Certificate of appropriateness
4 stagesA building permit to alter, construct, or demolish a designated historic feature in the Historic District and Landmark Overlay. Where site plan, special permit, or subdivision approval is also needed, the certificate review runs simultaneously with it.
SEQRA environmental review
2 stagesThe environmental review that overlays a site plan, special use permit, subdivision, or certificate of appropriateness. It must be concluded before the host process can be decided (6 NYCRR 617.3(a)).