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Site Plan

1113 Wolcott Av

Applicant: Prophecy Theater, LLC

Aryeh Siegel discussed proposal to utilize the church as a restaurant instead of an event space; no changes to hotel. Rich D'Andrea discussed traffic and parking analysis. Jennifer Gray suggested board consider an easement for off-site parking. Board voted to circulate for lead agency.

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1113 Wolcott AvOpen in Google Maps
Applicant
Prophecy Theater, LLC
Board
Planning Board
First seen
July 13, 2021
Appearances
30 meetings

Where this stands

Special use permit

Outcome on record: Permit granted

  1. Application and Planning Board report
  2. Environmental review (SEQRA)
  3. County planning referral
  4. Public hearing
  5. Decision
  6. Filing
  7. Exercising the permit

What we've seen

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.

See the full Special use permit guide

Across meetings

  • July 13, 2021
    DiscussedSite Plan Approval

    Proposal for former Dutch Reformed Church and parsonage at 1113 Wolcott Avenue: demolish parsonage, build 2.5-story 30-room hotel; renovate church as event space and café. Board discussed concerns about parsonage demolition, ADA, parking, traffic study, cemetery, and HDLO standards. No vote taken; applicant directed to resubmit.

    View meeting recap
  • October 13, 2021
    DiscussedSite Plan Approval

    Gavin Hecker returned to continue review of the proposal for a hotel and event space in a former church. Discussed zoning permissibility of event space as accessory use to hotel. City Attorney advised applicant may need to seek a use variance from ZBA or a zoning code amendment from City Council. Building Inspector must provide written confirmation that uses are acceptable and accessory to the hotel. Traffic and parking study underway.

    View meeting recap
  • December 14, 2021· Continued review
    Discussed

    Continued review of hotel and event space application at 1113 Wolcott Avenue. Team presented updated drawings, traffic study, and landscape plan. Board declared intent to act as Lead Agency for SEQRA and referred application to Architectural Review Subcommittee.

    • approveddeclare Planning Board's intent to act as Lead Agency in SEQRA environmental review
    • approved6–0 · unanimousrefer application to the Architectural Review Subcommittee
    Documents16
    • Cover Letter (opens in a new tab)

      Cover letter · 7 pages · 1.8 MB

      Scanned document — no text preview

    • Exhibit D - Site Plan Application (opens in a new tab)

      15 pages · 1.5 MB

      This is a Site Plan Application for Site Plan and Special Use Permit Approval filed by Prophecy Theater, LLC for a proposed Hotel & Accessory Uses development at 1113 Wolcott Avenue in Beacon, New York on 2.28 acres zoned R1-40 and located in the Historic District and Landmark Overlay Zone. The application includes the property owner identification, representative information, required documentation checklist, fee schedules, site plan specifications, and disclosure forms, with the applicant proposing to demolish one existing single-family residence and construct 20,715 gross square feet of new hotel and related uses.

    • Exhibit E - Full Environmental Assessment Form (opens in a new tab)

      15 pages · 634 KB

      This Full Environmental Assessment Form (Part 1) documents a project at 1113 Wolcott Avenue in Beacon, NY, submitted by Prophecy Theater, LLC, proposing site plan and special permit approval for the redevelopment of a church property to include a 30-room hotel, renovated rectory, preserved church converted to a conference center and café with 350-person capacity, 30-space parking lot, and a restored cemetery/public park with walking path. The document comprehensively addresses environmental factors including water and wastewater use (8,200 gallons/day), stormwater management with underground detention/infiltration systems, air emissions, traffic (approximately 18-20 parking spaces), and identifies nearby environmental concerns including endangered species (Atlantic Sturgeon, Shortnose Sturgeon, Indiana Bat), a National Register-listed historic church structure, and multiple DEC remediation sites within 2,000 feet of the project site.

    • Exhibit F - Coastal Assessment Form LWRP Consistency Statement (opens in a new tab)

      7 pages · 612 KB

      This document comprises two parts: (1) a New York State Coastal Assessment Form for a proposed hotel and accessory uses (conference center/event space and dining facilities) at 1113 Wolcott Avenue in Beacon, NY, with all coastal impact questions answered "no," indicating no significant effects on coastal resources; and (2) a detailed Local Waterfront Revitalization Plan (LWRP) Consistency Statement demonstrating that the adaptive reuse of a historic church and addition of a 2.5-story hotel rear addition to the rectory are consistent with applicable LWRP policies regarding historic preservation, viewshed protection, erosion control, stormwater management, and environmental protection.

    • Exhibit G - Traffic Parking Study (opens in a new tab)

      237 pages · 3.8 MB

      This traffic and parking study evaluates the impacts of the proposed 30-room Prophecy Theatre hotel, café, and conference center at 1113 Wolcott Avenue in Beacon, New York, analyzing traffic volumes at six key study intersections and assessing parking demand against available public parking resources. The study concludes that the project would not significantly impact traffic operations at most intersections, with the site access operating at acceptable levels and recommends traffic signal modifications at Wolcott Avenue and Beekman Street independent of the project; however, the 31 on-site parking spaces would serve only the hotel, requiring event attendees to utilize approximately 369 public parking spaces within 2,000 feet, which the analysis finds to be sufficient with implementation of parking mitigation measures.

    • Exhibit H - Architect Response Letter (opens in a new tab)

      2 pages · 170 KB

      This is an architect's response letter from Aryeh Siegel to the Beacon Planning Board dated November 30, 2021, addressing comments on the Site Plan Application for 1113 Wolcott Avenue. The letter responds to comments from John Clarke Planning and Design regarding the hotel and conference center statement of use, and from Lanc & Tully regarding various plan sheets including site plan revisions, road labeling, lighting details, and landscape plan specifications.

    • Exhibit I - Engineer Response Letter (opens in a new tab)

      3 pages · 165 KB

      This is a point-by-point engineer response letter from Hudson Land Design addressing comments from Lanc & Tully's September 10, 2021 review of the 1113 Wolcott Avenue site plan and special use permit application. The letter documents revisions made to the plan set, including clarifications on disturbance acreage (0.92 ac., below SWPPP threshold), sight distance analysis, stormwater management design with underground infiltration/detention, sewer and water utility connections, and construction details, along with supporting documentation including drainage study, I&I report, and revised traffic report.

    • Exhibit J - Inflow Infiltration Study (opens in a new tab)

      3 pages · 328 KB

      Hudson Land Design completed an infiltration and inflow investigation at 1113 Wolcott Avenue in Beacon, NY on October 22, 2021, examining two residential buildings that formerly served as a church and rectory. The study found no sump pumps or floor drains in either building, with all roof leaders discharging to the ground surface, and concluded there are no illicit stormwater connections to the City's sanitary sewer system.

    • Exhibit K - Engineer Drainage Report (opens in a new tab)

      60 pages · 2.2 MB

      This stormwater drainage report for the 1113 Wolcott Avenue project in Beacon, New York analyzes pre- and post-development runoff conditions for a proposed 30-room hotel expansion and site improvements on a 2.28-acre parcel. The report demonstrates through HydroCAD hydrologic modeling that post-development runoff rates at two stormwater discharge points either decrease or remain below pre-development rates across 1-year through 100-year storm events, achieved through an underground stormwater detention system with exfiltration capacity.

    • Revised Site Plans (opens in a new tab)

      12 pages · 20 MB

      This is a 12-sheet site plan set for a Special Use Permit application at 1113 Wolcott Avenue in Beacon, New York, prepared for the Reformed Church of Beacon by Prophecy Theater, LLC. The plans depict a proposed mixed-use development including a 2.5-story hotel with 30 rooms, a 3-story event space/conference center, parking for 31 vehicles, landscaping with pedestrian pathways through an existing cemetery, and various site utilities and grading details across approximately 2.28 acres that has been revised three times per Planning Board comments through November 30, 2021.

    • Exhibit A - Images of the Premises (opens in a new tab)

      3 pages · 1.0 MB

      Exhibit A provides photographic images of the premises at 1113 Wolcott Avenue and its surrounding area, including views from the Dutchess County Parcel Access Viewer and Google Street View that show the existing rectory, church, cemetery, and nearby residential developments (The Views at Beacon and West End Lofts).

    • Exhibit B - Statement of Use Request for Interpretation (opens in a new tab)

      7 pages · 2.3 MB

      Scanned document — no text preview

    • Exhibit C - Building Inspector s Determination (opens in a new tab)

      3 pages · 106 KB

    • Engineer Review Letter (opens in a new tab)

      4 pages · 385 KB

    • Planner Review Letter (opens in a new tab)

      2 pages · 116 KB

      John Clarke, the City of Beacon's planning consultant, reviews a proposed 2½-story, 30-room hotel expansion and historic church renovation on a 2.28-acre site in the R1-40 zoning district with Historic District Landmark Overlay and Local Waterfront Revitalization Program protections. Clarke identifies significant concerns regarding inadequate parking and access for mixed uses (hotel, café, and event space), insufficient lighting and landscaping details, and missing specifications for exterior alterations, recommending the applicant provide comprehensive design revisions and additional studies before the Planning Board can consider the Special Permit application.

    • Traffic Engineer Review Letter (opens in a new tab)

      3 pages · 295 KB

      This traffic engineering review letter from Creighton Manning Engineering evaluates the Site Plan and Traffic and Parking Study for a proposed 30-room hotel, restaurant, and conference center redevelopment at 1113 Wolcott Avenue in Beacon, NY. The review identifies significant concerns regarding parking adequacy (31 on-site spaces versus 119 spaces needed), vehicle circulation and maneuverability on the site, drop-off/pick-up operations, and the methodology used for traffic trip generation and transit ridership assumptions, requesting clarifications and additional analyses before a complete review can be completed.

    View meeting recap
  • January 11, 2022· Continued review
    Discussed

    Attorney Taylor Palmer, architect Aryeh Siegel, and applicant Gavin Hecker presented updates including revised site circulation, Special Use Permit criteria, landscaping, floor plan, and hotel elevations. SEQRA Unlisted Action; Planning Board declared intent to serve as Lead Agency. Parking determination from Building Inspector needed; applicant to return for referral to ZBA.

    View meeting recap
  • February 8, 2022
    DiscussedSite Plan Approval

    Attorney Taylor Palmer, Architect Aryeh Siegel, Engineer Mike Bodendorf, Traffic Engineer Rich D'Andrea, and applicant Gavin Hecker presented site plan revisions including narrowed loop driveway, removed southerly walkway, additional plantings, brick pavers, and Sycamore tree preservation. Extensive discussion of parking and traffic concerns. Board voted to seek ZBA feedback on SEQRA review and to authorize drafting of a memo of support and concerns.

    • approved6–0 · unanimousauthorize City Attorney Jennifer Gray, Planner John Clarke and board secretary to draft memo of support and concerns
    • approved6–0 · unanimousseek feedback from Zoning Board of Appeals on SEQRA review
    Documents1
    • February Agenda (opens in a new tab)

      1 page · 10 KB

      This document is an agenda for the City of Beacon Zoning Board of Appeals meeting scheduled for February 15, 2022, which includes a training work session at 7:00 PM and public hearings beginning at 7:30 PM. The agenda lists a public hearing on an application by Rajan Kumar for a variance to construct a two-story addition with a reduced side yard setback, and a request to consider extending an Area Variance at 10 Herbert Street.

    View meeting recap
  • March 8, 2022· Continued review
    Discussed

    Attorney Taylor Palmer presented changes to the site plan including elimination of the loop drive, revised site circulation, and a draft Parking and Traffic Management Plan. Building Inspector determined 136 parking spaces required, calling for a 104-space parking variance. Applicant will work with ZBA. Traffic, lighting, and architectural issues discussed.

    View meeting recap
  • April 12, 2022· Continued review
    DiscussedSite Plan Approval

    Item postponed at the request of the applicant.

    • tabledPostpone Item No. 2
    View meeting recap
  • May 10, 2022· Continued review
    DiscussedSite Plan Approval

    Continued review of Special Use Permit and Site Plan Approval for hotel and event space at 1113 Wolcott Avenue. Updated site circulation plan based on NYSDOT feedback. Discussions on traffic management, parking, outdoor café seating, and shuttle for off-site parking. Board voted to schedule public hearing for June, conditioned on Zoning Board of Appeals completing SEQRA review.

    • approved6–0 · unanimousSchedule public hearing for June conditioned on ZBA completing SEQRA review
    Documents22
    • Avenue - Supplemental Planning Board Submission Cover Letter (opens in a new tab)

      Cover letter · 6 pages · 1.9 MB

      Scanned document — no text preview

    • Exhibit A - Response to Comments Memorandum prepared by Aryeh J. Siegel Architect dated April 26 2022 (opens in a new tab)

      2 pages · 159 KB

      This memorandum from architect Aryeh Siegel dated April 26, 2022, responds to planning and engineering comments on a hotel site plan application for 1113 Wolcott Avenue in Beacon, New York. The responses address concerns regarding parking capacity (now 32 spaces), ADA accessibility, driveway design, landscaping, lighting specifications, pedestrian pathways, and deck railings, with revisions and clarifications provided for the Planning Board's consideration.

    • Exhibit B - Response to Comments Memorandum prepared by Hudson Land Design Professional Engineering P.C. dated April 26 2022 (opens in a new tab)

      2 pages · 162 KB

      This memorandum from Hudson Land Design Professional Engineering, P.C., dated April 26, 2022, provides a point-by-point response to comments from Lanc & Tully and John Clarke Planning and Design regarding a Site Plan and Special Use Permit application for 1113 Wolcott Avenue in Beacon, New York. The response details revisions made to the plan set, including specifications for a 5-foot-wide gravel trail, addition of construction details, traffic control signage, lighting locations, and erosion control measures, with five copies of the revised plans submitted for Planning Board review.

    • Exhibit C - Response to Comments Memorandum prepared by Colliers Engineering Design P.C. dated April 25 2022 (opens in a new tab)

      107 pages · 2.8 MB

      This document is a memorandum from Colliers Engineering & Design dated April 25, 2022, responding to comments from the City of Beacon Planning Board's traffic consultant (Creighton Manning) and NYSDOT regarding the Prophecy Theater project at 1113 Wolcott Avenue. The response addresses site plan design issues (driveway configurations and signage), traffic impact and parking studies (including a sensitivity analysis for event operations), and traffic management recommendations, along with responses to NYSDOT requirements for permits, drainage, signage, and pavement restoration details.

    • Exhibit D - Traffic Parking Management Plan prepared by Colliers Engineering Design P.C. dated April 25 2022 (opens in a new tab)

      14 pages · 1.5 MB

      This Traffic & Parking Management Plan, prepared by Colliers Engineering & Design in April 2022, outlines strategies for managing traffic, parking, and drop-off/pick-up operations for the proposed 30-room hotel and conference center redevelopment at 1113 Wolcott Avenue in Beacon, New York. The plan details on-site parking provisions (32 spaces for hotel guests and employees), identifies nearby public parking areas totaling approximately 343 spaces within 2,000 feet, and describes measures including temporary signage, parking attendants, pedestrian pathways, shuttle encouragement, and public transportation information to accommodate event attendees. The plan establishes it as a living document subject to monitoring and coordination with the City of Beacon within 6-12 months of occupancy.

    • Sheet 1 Site Plan Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 3.2 MB

      This site plan submission for a Special Use Permit at 1113 Wolcott Avenue in Beacon, New York shows a proposed mixed-use development including a 30-room hotel (2½ stories) and renovation of an existing rectory, with associated parking, landscaping, utilities, and pedestrian circulation through an adjacent cemetery. The plan (Sheet 1 of 14) illustrates the site layout with existing conditions, proposed structures, parking areas (20 spaces plus utility parking), drainage infrastructure, and landscaping elements at a 1"=20' scale.

    • Sheet 2 Full Site Plan Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 2.6 MB

      This is Sheet 2 of a Special Use Permit Application showing the full site plan for a proposed development at 1113 Wolcott Avenue in Beacon, New York, which includes a new 2½-story, 30-room hotel, a 2½-story addition to an existing rectory, parking for 29 vehicles, bike racks, and pedestrian pathways through an existing cemetery. The 2.28-acre site plan indicates existing structures (conference center, rectory, cemetery), proposed improvements (brick walls, fencing, retaining walls, landscaping), and utility infrastructure, with revisions made through February 2022 based on Planning Board comments.

    • Sheet 3 Existing Conditions and Demoltion Plan Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 440 KB

      This is Sheet 3 of a Special Use Permit Application for 1113 Wolcott Avenue in Beacon, New York, depicting an existing conditions and demolition plan that identifies structures and features to be removed including an existing stair, porch, gravel driveway, walk, and building additions. The plan was dated June 29, 2021, and underwent multiple revisions per Planning Board comments through April 2022.

    • Sheet 4 Landscape and Lighting Plan Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 7.8 MB

      This Landscape and Lighting Plan (Sheet 4 of 14) for a Special Use Permit Application at 1113 Wolcott Avenue in Beacon, New York depicts the site layout, landscaping, hardscaping, and exterior lighting design for a proposed 2.5-story, 30-room hotel and addition to an existing rectory on a 2.28-acre property, including details on plant species, parking, pedestrian paths, walls, and dark-sky-compliant LED lighting fixtures. The plan incorporates comprehensive planting and landscape notes addressing contractor requirements, plant specifications, drainage testing, watering schedules, and installation standards for native plantings, eco lawns, and permeable pavers throughout the site.

    • Sheet 5 Floor Plans Hotel Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 4.1 MB

      This document presents Sheet 5 of a 14-sheet hotel planning board submission dated April 29, 2021, containing floor plans for the first, second, and third floors of a proposed 10-room-per-floor hotel at 1113 Wolcott Avenue in Beacon, New York, along with four building elevations. The submission is part of a Special Use Permit Application prepared by architect Aryeh Siegel and sponsored by Prophecy Theater, LLC.

    • Sheet 6 Floor Plans Church Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 501 KB

      This sheet presents basement, main level, and upper level floor plans for a proposed conference center at 1113 Wolcott Avenue in Beacon, New York, submitted as part of a Special Use Permit Application. The plans show detailed layouts including seating areas (108 folding seats in café, 202 riser seats), kitchen, bar, stages, administrative spaces, and accessibility features, with dimensions and architectural notes prepared by Aryeh Siegel, Architect, dated April 29, 2021.

    • Sheet 7 Elevations Church Planning Board Submission 7 220222 (opens in a new tab)

      1 page · 1.6 MB

      This sheet presents elevation drawings for a Conference Center building addition at 1113 Wolcott Avenue in Beacon, New York, showing four exterior views (North, South, East, and West) with details for new masonry work, doors, railings, and vegetation treatment, along with general restoration notes referencing NYS Parks Department standards for existing brick and roofing work. The document is part of a Special Use Permit application submitted by Prophecy Theater, LLC, and reflects multiple revisions based on Planning Board comments through April 2022.

    • Sheet 8 - 1113 Wolcott Ave-GRADING UTILITY (opens in a new tab)

      1 page · 1.9 MB

      Scanned document — no text preview

    • Sheet 9 - 1113 Wolcott Ave-E SC PLAN (opens in a new tab)

      1 page · 1.3 MB

    • Sheet 10 - 1113 Wolcott Ave-VEHICLE TRACKING PLAN (opens in a new tab)

      1 page · 1.9 MB

    • Sheet 11 - 1113 Wolcott Ave-SITE DETAILS (opens in a new tab)

      1 page · 1018 KB

    • Sheet 12 - 1113 Wolcott Ave-STORMWATER DETAILS (opens in a new tab)

      1 page · 1.0 MB

    • Sheet 13 - 1113 Wolcott Ave-WATER SEWER DETAILS (opens in a new tab)

      1 page · 776 KB

    • Sheet 14 - 1113 Wolcott Ave-E SC DETAILS (opens in a new tab)

      1 page · 424 KB

    • Planner Comments 1113 Wolcott Av 5.6.22 (opens in a new tab)

      2 pages · 124 KB

      This planning consultant review addresses a proposal to construct a 2½-story, 30-room hotel and renovate a historic church as a conference center and café on a 2.28-acre site in Beacon's R1-40 zoning district. The consultant raises significant concerns about the adequacy of 32 proposed parking spaces for the mixed-use development (136 total spaces required), questions the viability of off-site parking alternatives, and recommends converting the site access to a permanent one-way circular system as recommended by NYSDOT to improve traffic flow and safety. The review also notes that all exterior construction must comply with the Historic Preservation standards and that the landscape plan requires updates.

    • Traffic Comments 1113 Wolcott Avenue Rev 5 (opens in a new tab)

      4 pages · 311 KB

      This is Creighton Manning Engineering's fifth traffic and site plan review of a proposed 30-room hotel, restaurant, and conference center redevelopment at 1113 Wolcott Avenue in Beacon, NY, submitted to the Planning Board on May 10, 2022. The review addresses site plan issues including driveway signage and width, and identifies several remaining discrepancies in the Traffic & Parking Sensitivity Analysis regarding trip distributions, exit trip assignments, peak hour factors, and off-site parking space requirements that require clarification and revision.

    • Engineer Comments 1113 Wolcott (opens in a new tab)

      3 pages · 363 KB

      Scanned document — no text preview

    View meeting recap
  • June 14, 2022
    DiscussedSpecial Use PermitSite Plan Approval

    Public hearing opened for hotel and event space at 1113 Wolcott Avenue (Prophecy Theater). Attorney Palmer presented reduced scope, traffic engineer D'Andrea reviewed parking and traffic study. Extensive public opposition on parking, noise, traffic, neighborhood impacts. Public hearing continued to next meeting.

    • approvedopen public hearing
    Documents7
    View meeting recap
  • July 12, 2022· Continued review
    Discussed

    Postponed to August 9, 2022 at the request of the applicant.

    Documents18
    • Avenue - Request for Adjournment to 8-9-22 5267806.1 (opens in a new tab)

      1 page · 777 KB

      Scanned document — no text preview

    • Comment Response Letter - 4 Hanna Lane 220628 (opens in a new tab)

      2 pages · 154 KB

      This letter from architect Aryeh Siegel responds to Planning Board and engineering comments on the site plan application for 4 Hanna Lane (The Yard) in Beacon, NY dated June 28, 2022. The response addresses comments from John Clarke Planning and Design regarding parking calculations and pedestrian access, as well as comments from Lanc & Tully regarding stormwater drainage, sanitary sewer connections, and utility details, confirming revisions made to address the concerns.

    • L220628 Amanda Planning Board Hughes Yard (opens in a new tab)

      1 page · 145 KB

      This is a cover letter from architect Aryeh Siegel to the Beacon Planning Board Secretary dated June 28, 2022, submitting revised project materials for "The Yard" at 4 Hanna Lane, including five sets of revised sheets, comment response and narrative documents, and a CD-ROM for a Special Use Permit Application.

    • Project Narrative 4 Hanna Lane 6 27 J update (opens in a new tab)

      5 pages · 240 KB

      This Project Narrative describes "The Yard," an indoor/outdoor event venue proposed at 4 Hanna Lane in Beacon, NY, with interior space for up to 99 people and exterior lawn and concrete areas for concerts, markets, weddings, and other events. The narrative provides the owner's background in event production, parking and traffic management plans, and an update addressing neighbor noise concerns from previous concerts, including commitments to limit evening live music events to one per month and implement sound mitigation measures. The applicant seeks Site Plan approval to make interior and exterior spaces code-compliant for public use.

    • Sheet 1 Site Plan Planning Board Submittal 4 220628 (opens in a new tab)

      1 page · 3.8 MB

      This site plan for "The Yard - Event Space" in Beacon, New York depicts a proposed event venue on multiple tax parcels featuring existing buildings, a food service container, parking areas (33 and 49 shared spaces), utilities, fence extensions, a potential 5,000 NSF event seating yard, and various site improvements including sidewalks and landscaping details. The plan represents the third revision submitted on June 28, 2022, in response to Planning Board comments and includes architectural and surveying details across five sheets of drawings.

    • Sheet 2 Existing Conditions Plan Planning Board Submittal 4 220628 (opens in a new tab)

      1 page · 952 KB

      This is Sheet 2 of a Special Use Permit Application for "The Yard - Event Space" in Beacon, New York, depicting an Existing Conditions Survey plan at 1"=30' scale showing the property boundaries with detailed bearing and distance measurements. The plan was prepared by architect Aryeh Siegel and surveyor MJ Engineering and Land Surveying, P.C., and includes three revisions based on Planning Board comments through June 28, 2022.

    • Sheet 3 Overall Site Plan Planning Board Submittal 4 220628 (opens in a new tab)

      1 page · 4.2 MB

      This Overall Site Plan for The Yard Event Space in Beacon, New York shows the layout of an event venue with existing buildings, parking (33 and 49 spaces), a potential 5,000 NSF outdoor event seating area, food service container, and infrastructure modifications including utility trenches, fence extensions, gate relocations, and a new crosswalk. The plan identifies multiple tax parcels, existing easements, and site amenities such as stone retaining walls, planters, and details for fence construction and specifications.

    • Sheet 4 Lighting Plan Planning Board Submittal 4 220628 (opens in a new tab)

      1 page · 2.8 MB

      This Lighting Plan (Sheet 4 of 5) for The Yard Event Space in Beacon, New York details the placement and specifications of exterior lighting fixtures throughout the site, including wall-mounted house lights (L1—Barnlight Electric Gooseneck fixtures at 7 feet height) and pole-mounted LED lights (L2—Selux Lighting Beta Pendant fixtures at 12 feet height with low-glare cutoff shields). The plan emphasizes that all exterior lighting shall be directed and shielded to prevent glare visible from neighboring streets and properties, with the light source not visible from off-site locations.

    • Sheet 5 Building Plan Planning Board Submittal 4 220628 (opens in a new tab)

      1 page · 2.2 MB

      This building plan sheet for "The Yard" event space in Beacon, New York presents detailed architectural drawings of a two-level event facility with a main floor event space (1,100 GSF, 900 NSF, 99 occupants maximum) that includes a shop, food service area with shipping container counters, and facilities, plus a mezzanine level (1,100 GSF, 1,060 NSF, 70 occupants) with open assembly space and egress stairs. The sheet also includes design details for a custom-fabricated food service container, with revisions dated through June 28, 2022 based on Planning Board comments.

    • 4 Hanna Lane Krieger (opens in a new tab)

      1 page · 90 KB

      Karen Krieger, a resident at 7 Herbert Street whose property borders 4 Hanna Lane, submits a letter of concern to the Town Planning Board about the proposed development at 4 Hanna Lane, specifically objecting to outdoor nighttime events with amplified sound systems that she experienced the previous summer. She expresses worry that without restrictions, the developers will schedule events frequently throughout the year, negatively impacting her quality of life and ability to use her home and yard.

    • Planners Comments Hanna Lane 7.7.22 (opens in a new tab)

      1 page · 112 KB

      John Clarke, Planning Consultant, provides comments on a site plan application for 4 Hanna Lane, a proposed conversion of an existing building to an indoor and outdoor event space on a 0.84-acre Light Industrial parcel in Beacon. Clarke recommends six revisions including clarifying event restrictions in notes, formalizing parking agreements, adding landscaping screening, updating the lighting plan, specifying the food service container dimensions, and repositioning the performance space to mitigate noise impacts on neighboring residential properties.

    • 4 Hanna Lane Public Comment Markwalter (opens in a new tab)

      2 pages · 120 KB

      This is a public comment letter from resident Zoë Markwalter supporting LNJ's application to convert their land to an event space, submitted to the Planning Board on July 10, 2022. Markwalter acknowledges noise concerns raised by neighboring residents but argues they stem from other venues, not LNJ, and contends that LNJ should be allowed to expand as a responsible business with strong community ties that aligns with the city's growth direction.

    • Engineers Comments 4 Hanna 07-05-22 review (opens in a new tab)

      3 pages · 235 KB

      Scanned document — no text preview

    • 4 Hanna Lane Public Comment James (opens in a new tab)

      2 pages · 85 KB

      This is a letter of support from Deanna James-Hughes, a 13-year Beacon resident, endorsing LNJ Tech Services' proposal to use adjacent outdoor space at 7 Hannah Lane for formal events. The writer highlights the site's suitability as an event venue (fenced, private, ample parking, minimal noise conflicts with nearby Tot Park) and praises LNJ Tech's professionalism, safety standards, and community involvement including COVID-19 relief efforts and sponsorship of local events.

    • 4 Hanna Lane Public Comment Dedring (opens in a new tab)

      1 page · 58 KB

      This is a letter of public support from Stacy Dedring endorsing The Yard's Special Use Permit application to operate an Event Venue at 4 Hanna Lane in Beacon, NY. The writer commends Jason Hughes and The Yard for their history of hosting safe, family-friendly events and their positive contributions to the community.

    • 4 Hanna Lane Public Comment Hughes (opens in a new tab)

      1 page · 51 KB

      This is a public comment letter from Chef Lewis Hughes, a 13-year Beacon resident and culinary professional, in support of LNJ's proposed event space. Hughes endorses the business owners Jason and Luc for their fair wages, positive work environment, and contributions to the local hospitality industry, arguing that approval of the event space would benefit other hospitality professionals and the local economy.

    • 4 Hanna Lane Public Comment Means (opens in a new tab)

      2 pages · 50 KB

      This is a public comment letter from residents and owners of the Tallix Commercial Condominium supporting Jason Hughes's application for a Special Use Permit and Site Plan Approval to convert 4 Hanna Lane into an indoor and outdoor event space. The signatories attest that Hughes has responsibly hosted various private events (weddings, family gatherings) and public events (pop-up markets, fundraisers, concerts, films) for nine years while being considerate of neighbors through advance notice, parking management, and noise mitigation efforts. The residents request approval of the permit to eliminate the need for Hughes to obtain individual permits for each event.

    • 4 Hanna Lane Public Comment Greenblatt (opens in a new tab)

      1 page · 89 KB

      This is a public comment letter from Elizabeth Greenblatt in support of Jason Hughes's application to designate The Yard as an Event Venue, expressing appreciation for community events held there such as the Compass Arts Spring Showcase and Beacon Pride event.

    View meeting recap
  • August 9, 2022· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continued public hearing on hotel and event space application. Applicant reduced large event capacity from 350 to 198, changed internal layout, and discussed parking arrangements including leased spaces at church on Beacon Street and 74 Dennings Avenue. Board raised concerns about parking, leased agreements, sound, and stormwater. Public comments received. Public hearing continued to next meeting.

    Documents12
    • 4 Hanna Lane dumpster license agreement (opens in a new tab)

      Original could not be retrieved

    • 4 Hanna Lane license agreement (opens in a new tab)

      5 pages · 112 KB

      This license agreement between Tallix Commercial Condominium (licensor) and EJC III, LLC and LNJ LLC (licensees) grants non-exclusive use of a parking lot and field adjacent to the 4 Hanna Lane warehouse property in Beacon, New York for employee parking and public events including concerts, with a two-year initial term and monthly fees ranging from $250 for staff parking to $1,500 per day for event use ($750 for non-profit organizations). The agreement specifies operational requirements including event hour restrictions (10 PM general events, 9 PM concerts), 30-day advance notice for events, maintenance responsibilities, City of Beacon compliance, insurance requirements (minimum $1 million general liability), and indemnification obligations for the licensees.

    • Comment Response Letter - 4 Hanna Lane 220726 (opens in a new tab)

      2 pages · 155 KB

      This letter from architect Aryeh Siegel responds to planning and design comments from John Clarke Planning and Design and from Lanc & Tully regarding the site plan application for "The Yard" at 4 Hanna Lane in Beacon, NY. The applicant addresses comments on event hours, lighting fixtures, native plantings, food service container specifications, performance space location, drainage details, parking striping, and a proposed lease agreement under review by the City Attorney.

    • Project Narrative 4 Hanna Lane 7 24 J update (opens in a new tab)

      Original could not be retrieved

    • Sheet 1 Site Plan Planning Board Submittal 5 220726 (opens in a new tab)

      1 page · 3.5 MB

      This site plan for "The Yard - Event Space" in Beacon, New York (dated March 29, 2022, revised through July 26, 2022) shows the proposed layout of an event venue on multiple tax parcels including existing buildings, parking areas (33 spaces on-site and 49 shared leased spaces), a food service container, and a 5,000 NSF outdoor event seating area with utilities. The plan details property boundaries, existing structures, new infrastructure including sidewalks, water and sewer lines, parking signage, and fencing modifications across the multi-building site.

    • Sheet 2 Existing Conditions Plan Planning Board Submittal 5 220726 (opens in a new tab)

      1 page · 952 KB

      This is Sheet 2 of a 5-sheet Existing Conditions Plan for "The Yard - Event Space" in Beacon, New York, submitted as part of a Special Use Permit Application by owner EJC III, LLC. The plan, prepared by architect Aryeh Siegel and surveyor MJ Engineering and Land Surveying, displays the property survey with bearing and distance information at a scale of 1" = 30', and includes four revisions dated through July 26, 2022 per Planning Board comments.

    • Sheet 3 Overall Site Plan Planning Board Submittal 5 220726 (opens in a new tab)

      1 page · 3.2 MB

      This is Sheet 3 of a site plan application for "The Yard - Event Space" in Beacon, New York, showing the overall site layout with existing buildings, parking areas (33 and 49 spaces), utilities, fencing details, and proposed improvements including a 5,000 NSF event seating yard, food service container, sidewalk extensions, and utility relocations. The plan document dated March 29, 2022 includes four revisions through July 26, 2022 based on planning board comments.

    • Sheet 4 Lighting Plan Planning Board Submittal 5 220726 (opens in a new tab)

      1 page · 2.4 MB

      This lighting plan for The Yard Event Space in Beacon, New York shows the locations and specifications of exterior lighting fixtures, including wall-mounted house lights (L1) and pole-mounted LED lights (L2), with detailed installation requirements to prevent glare and visibility from neighboring properties. The plan includes a light pole base detail, fixture specifications (Barnlight Electric wall-mounted and Selux Lighting pole-mounted LED fixtures), and notation that all exterior lighting must be directed and shielded to minimize objectionable glare observable from neighboring streets and properties.

    • Sheet 5 Building Plan Planning Board Submittal 5 220726 (opens in a new tab)

      1 page · 2.2 MB

      This building plan sheet for "The Yard" Event Space at 4 Hanna Lane in Beacon, New York, depicts the main and mezzanine level floor plans of an event building featuring a 1,100 GSF event space with maximum occupancy of 99 people on the main level and 70 people on the mezzanine level, along with a custom-fabricated food service container constructed from a 40-foot shipping container. The document includes detailed floor plans, sections, elevations, and design specifications for the shipping container food service facility, with multiple revisions made per Planning Board comments.

    • Planners Comments Hanna Lane 8.5.22 (opens in a new tab)

      1 page · 108 KB

      John Clarke, the Beacon City Planning Consultant, provides comments on the Site Plan Application for 4 Hanna Lane, which proposes converting an existing building into an indoor and outdoor event space in a Light Industrial district. The review identifies three recommendations: show proposed landscaping for screening from Fishkill Avenue, correct Food Service labels to 40 feet on specific plan sheets, and add a dumpster enclosure detail to the plans as requested by the Planning Board.

    • 4 Hanna Lane Site Plan Resolution (opens in a new tab)

      5 pages · 140 KB

      This resolution grants Site Plan Approval to Jason Hughes for the conversion of an existing building at 4 Hanna Lane in Beacon, New York into an indoor and outdoor event space, subject to numerous conditions including obtaining required permits, agreements for shared parking and refuse disposal, limiting indoor occupancy to 100 people, restricting outdoor events to end by 10 pm, and limiting outdoor live music events to one per month. The approval was adopted by the Beacon Planning Board on August 9, 2022, following public hearings held in June and July 2022.

    • Engineers Comments 4 Hanna Lane 08-03-22 review (opens in a new tab)

      2 pages · 237 KB

      Scanned document — no text preview

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  • September 13, 2022· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Postponed to October 12, 2022 at the request of the applicant.

    Documents10
    View meeting recap
  • October 12, 2022· Continued review
    Discussed

    Applicant refined proposal, reduced occupancy to meet 1964 parking exemption. Architect presented site plan changes including fences and sidewalk. Extensive public comment on parking, noise, and scale. Board voted to retain acoustic engineer and continue public hearing to November 9.

    • approved5–0 · unanimouscontinue public hearing at the November 9th meeting
    • approved5–0 · unanimousretain an acoustic engineer for the evaluation of 1113 Wolcott Avenue
    Documents30
    View meeting recap
  • November 9, 2022· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continued public hearing for hotel and event space at 1113 Wolcott Avenue by Prophecy Theater, LLC. Applicant presented parking scenarios for up to 180 attendees. Board requested defined operating hours, limits, sound study, and a draft list of conditions. Multiple public commenters raised concerns about parking, traffic, noise, and historic preservation. Public hearing continued to December 13, 2022.

    Documents24
    View meeting recap
  • December 13, 2022· Continued review
    Discussed

    Continued public hearing on Prophecy Theater LLC's application for hotel and event space at 1113 Wolcott Avenue. Attorney Taylor Palmer presented reduced project scope, traffic/parking updates by Rich D'Andrea (Colliers Engineering), architectural updates by Aryeh Siegel. Extensive public comment received. Board discussed noise ordinance, management plan, and mitigation concerns. Public hearing adjourned to January 10, 2023.

    • tabledadjourn public hearing
    Documents26
    View meeting recap
  • January 10, 2023· Continued review
    Discussed

    Application adjourned until February 15, 2023 at the request of the applicant.

    Documents1
    View meeting recap
  • February 15, 2023· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continued public hearing on Special Use Permit and Site Plan Approval for hotel and event space at 1113 Wolcott Avenue.

    Documents38
    • Site Plans 1-31-23 (opens in a new tab)

      15 pages · 30 MB

      This document is a Special Use Permit Application site plan set dated January 31, 2023, for a proposed mixed-use development at 1113 Wolcott Avenue in Beacon, New York, comprising a new 2.5-story, 30-room hotel, renovation of an existing conference center building with event space capacity of 180 people, a 2.5-story rectory addition, and associated parking, landscaping, and pedestrian access through an existing cemetery. The plan set includes 15 sheets detailing site layout, building plans and elevations, landscape and lighting designs, grading and utilities, erosion control, and construction details, with 15 revisions made per Planning Board comments between August 2021 and January 2023.

    • Supplemental Planning Board Submission 1113 Wolcott - Cover Letter (opens in a new tab)

      Cover letter

      Original could not be retrieved

    • Exhibit A - Response to Comments Memo prepared by Aryeh Siegel dated January 31 2023 (opens in a new tab)

      2 pages · 160 KB

      This memo from architect Aryeh Siegel dated January 31, 2023, provides responses to planning and engineering comments from the City of Beacon Planning Board regarding a site plan application for 1113 Wolcott Avenue. The responses address comments from John Clarke Planning and Design and Lanc & Tully, including clarifications on parking compliance, acoustic fencing modifications, signage, hours of operation, and fence design details.

    • Exhibit B - Response to Comments Memo prepared by Hudson Land Design dated January 31 2023 (opens in a new tab)

      3 pages · 167 KB

      Hudson Land Design provides a point-by-point response to planning and engineering comments submitted on December 7-9, 2022 regarding the proposed site plan and special use permit for a hotel development at 1113 Wolcott Avenue in Beacon, NY. The memo documents revisions made to the 15-sheet plan set in response to comments from John Clarke Planning and Design, Lanc & Tully, and other consultants, addressing issues such as ADA parking spacing, fence details, grading and utilities, vehicle maneuvering, and stormwater management.

    • Exhibit C - Response to Comments Memo prepared by Colliers Engineering Design dated January 30 2023 (opens in a new tab)

      8 pages · 162 KB

      This January 30, 2023 response memo from Colliers Engineering & Design addresses comments from the City of Beacon Planning Board's consultants regarding the proposed Prophecy Theater LLC event space project at 1113 Wolcott Avenue, detailing the applicant's modifications to reduce operational impacts (including restricting maximum occupancy to 180 attendees on certain days and reducing café operations during smaller events) and providing supplemental parking analysis demonstrating adequate off-site parking availability to accommodate projected parking demands.

    • Exhibit D - Acoustical Supplemental Report prepared by B. Laing Associated dated January 31 2023- (opens in a new tab)

      Original could not be retrieved

    • Exhibit E - Hotel Space Cafe Management Plan prepared by Prophecy Theatre LLC revised January 31 2023 (opens in a new tab)
    • Exhibit F - Alternative Analysis for Event Space and Reductions in Hours Capacity Number and Types of Events 1-31-23 (opens in a new tab)

      1 page · 87 KB

      This document presents an alternatives analysis showing the progressive reduction of an event space proposal at a historic church (built in 1859) from June 2021 through January 2023, demonstrating decreasing capacity (from 500 to 180 people), increasingly restricted hours of operation, and additional mitigation measures including sound studies, traffic management plans, and event type restrictions. The analysis tracks how the applicant modified the proposal in response to planning board feedback, referral agency comments, and environmental review to address impacts related to parking, traffic, noise, and community concerns.

    • Exhibit G - Traffic Parking Management Plan prepared by Colliers Engineering dated January 30 2023 (opens in a new tab)

      16 pages · 1.5 MB

      This Traffic & Parking Management Plan prepared by Colliers Engineering addresses parking and traffic operations for a proposed 30-room hotel with conference center and dining facility at 1113 Wolcott Avenue in Beacon, New York. The plan details on-site parking of 34 spaces, off-site public parking utilization, event drop-off/pick-up procedures, employee parking strategies, pedestrian and shuttle services, and ongoing monitoring protocols to manage transportation demand during hotel operations and events of up to 180 persons maximum occupancy.

    • Public Comment Camins (opens in a new tab)

      Original could not be retrieved

    • Public Comment Joseph (opens in a new tab)

      1 page · 103 KB

      This is public comment from Marilyn Joseph submitted to the Planning Board regarding a proposed church renovation project adjacent to West End Lofts in Beacon. Joseph objects to the developer's requested hours of operation for a rehearsal space (morning to late night, 7 days a week), citing concerns about noise impacts on the residential neighborhood and quality of life for families and elderly residents living in the surrounding area.

    • Engineer Review 1113 Wolcott 02-09-23 review (opens in a new tab)

      3 pages · 586 KB

      Scanned document — no text preview

    • Planner Review 1113 Wolcott Av 2.10.23 (opens in a new tab)

      2 pages · 121 KB

      This is a planning consultant's review memo dated February 10, 2023, evaluating a proposed 2½-story, 30-room hotel expansion and church renovation at 1113 Wolcott Avenue in Beacon's R1-40 zoning district. The memo identifies seven key issues requiring attention, including parking adequacy verification, operating hour limitations for evening events, acoustic fence material compliance with historic district standards, traffic striping corrections, occupancy figure corrections, tree size specifications, and Certificate of Appropriateness requirements for exterior construction.

    • Beacon - Prophecy Theater Acoustical Analysys Feb 13 2023 (opens in a new tab)

      5 pages · 330 KB

      This acoustical review supplement, prepared by The Noise Consultancy on December 13, 2022, critiques the supplemental acoustical report for the proposed Prophecy Theater and Hotel in Beacon, NY, identifying significant methodological and analytical deficiencies including improper application of transmission loss versus insertion loss for outdoor barriers, failure to assess patron voices at multiple exit routes and locations, inconsistencies in sound barrier modeling heights, and inadequate consideration of upper-floor receptors at the adjacent West End Lofts building. The consultant recommends more rigorous acoustical modeling with labeled calculations, clearer presentation of assumptions, and additional analysis of low-frequency sound sensitivity and mechanical equipment noise.

    • Traffic Comments 1113 Wolcott Avenue Rev 11 (opens in a new tab)

      1 page · 242 KB

      Creighton Manning Engineering's traffic review letter dated February 13, 2023 confirms that the applicant has addressed all previous comments regarding the proposed 30-room hotel, restaurant, and conference center at 1113 Wolcott Avenue in Beacon, NY, and notes the applicant's detailed traffic and parking management plan with a monitoring program to evaluate effectiveness within 6-12 months of occupancy, including both Type A and Type B events.

    • Public Comment Pietrzak (opens in a new tab)

      2 pages · 153 KB

      Frank T. Pietrzak submits a public comment letter opposing the Prophecy Theater's proposed hotel/bar/restaurant/café/event space development at the Dutch Reformed Church property (1113 Wolcott Avenue), raising concerns about enforcement of operating conditions, inadequate parking resulting in spillover to residential areas, and the absence of hotel staff overnight. He requests the Planning Board decline the application and consider impacts on approximately 400 nearby households.

    • Public Comment LaRocco (opens in a new tab)

      1 page · 46 KB

      This is a public comment letter from resident Elise LaRocco regarding the proposed Prophesy Theater at 1113 Wolcott Ave, expressing concerns about unresolved noise and parking issues. LaRocco suggests implementing specific performance hours with an 10pm music cutoff and requiring valet parking service to prevent overflow parking in nearby residential lots. The letter criticizes the developer for not adequately addressing community concerns about parking adequacy and notes that the adjacent municipal parking lot is already heavily utilized and will be further reduced due to firehouse expansion.

    • Public Comment Green (opens in a new tab)

      1 page · 86 KB

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    • Public Comment Jaffe (opens in a new tab)

      Original could not be retrieved

    • Public Comment River Ridge Board (opens in a new tab)

      10 pages · 292 KB

      This public comment letter from River Ridge Views Residents and Board of Directors, submitted to the Beacon City Planning Board on February 15, 2023, opposes the Prophecy Theater, LLC application and requests issuance of a SEQRA Positive Declaration due to significant adverse environmental impacts. The residents argue that the proposed event venue fails to meet special permit standards under the City Zoning Code, citing deficiencies in use intensity (500%+ higher than comparable venues), inadequate parking, traffic congestion impacts, noise concerns from events operating 8am-10pm on 160 days per year, and insufficient buffering from residential properties.

    • Public Comment Comito (opens in a new tab)

      Original could not be retrieved

    • Public Comment Colish Joyce (opens in a new tab)

      1 page · 88 KB

      This is a public comment letter from residents of West End Lofts opposing the proposed Prophecy Theater development at 1113 Wolcott Avenue (a Dutch Reformed Church property), citing concerns about noise disturbances from the hotel, bar, restaurant, café, and event space operating late into the night, inadequate onsite parking that would displace residents' parking, and the incompatibility of such a commercial venue with their residential neighborhood.

    • Public Comment Wall (opens in a new tab)

      3 pages · 92 KB

      This is a public comment letter dated February 15, 2023, from resident Betty Wall opposing the Prophecy development at 1113 Wolcott Avenue in Beacon, NY. Wall details serious concerns about the proposed hotel-event space hybrid development, including insufficient enforcement of event restrictions, excessive noise impacts to nearby River Ridge residents, inadequate on-site parking, trespassing of guests and vehicles on neighboring residential properties, unsafe hotel staffing levels, and lack of acoustic barriers, and urges the Planning Board to reject or substantially revise the proposal to protect the 400+ residents in the immediate vicinity.

    • Public Comment River Ridge 1 (opens in a new tab)

      8 pages · 488 KB

      Scanned document — no text preview

    • Public Comment Nowillo (opens in a new tab)

      Original could not be retrieved

    • Public Comment Hering (opens in a new tab)
    • Public Comment Wais (opens in a new tab)

      1 page · 54 KB

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    • Public Comment Hammond Plaza 1 (opens in a new tab)

      12 pages · 643 KB

    • Public Comment Simmons Bloom (opens in a new tab)

      2 pages · 142 KB

      A resident of The View, located adjacent to the proposed Prophecy Theater development at 1113 Wolcott Avenue, submits public comment to the Beacon Planning Board expressing concerns that the acoustic report and revised proposal fail to adequately address impacts of simultaneous arrival and departure of 180 people, noise and disturbance from late-night operations extending to near midnight, and lack of overnight hotel staffing for safety and emergency response. The commenter reiterates the neighborhood's preference for daytime-only event use and invites the Planning Board to visit the residential complexes to assess the proximity of the proposed development.

    • Public Comment View RRV Hammond (opens in a new tab)

      Original could not be retrieved

    • Public Comment Bummele (opens in a new tab)

      1 page · 130 KB

      Karen Bummele submits public comment opposing the Prophecy Theater's proposed hotel, bar, restaurant, café, and event space at 1113 Wolcott Avenue, citing concerns about late-night noise and disturbance, inadequate parking, potential trespassing on nearby residential properties, and lack of hotel staff coverage during early morning hours. The commenter requests the Planning Board consider the negative impact on approximately 400 nearby households.

    • Public Comment Stanard (opens in a new tab)

      1 page · 77 KB

      Tim Stanard submits public comment opposing the Prophecy Theater's hotel/bar/restaurant/café/event space proposal at 1113 Wolcott Avenue, citing concerns about late-night noise disturbance to nearby residents, inadequate owned parking leading to residential street parking, and the lack of a hotel attendant during overnight hours (1:30 AM to 7 AM). Stanard requests that the Planning Board consider the negative impact on approximately 400 nearby households.

    • Public Comment Bloom (opens in a new tab)

      2 pages · 53 KB

      This public comment letter from Matt Bloom, dated February 13, 2023, opposes the proposed Prophecy Theater project at 1113 Wolcott Avenue in Beacon, NY, citing concerns about neighborhood impacts including lack of trust in the developer's compliance with restrictions, unfair burden on residents to monitor the venue, inadequate traffic studies that don't account for concurrent nearby developments, and undisclosed investor information. The commenter argues the project is unsuitable for a residential zone and should be relocated to a commercial area.

    • Public Comment Romano (opens in a new tab)

      1 page · 130 KB

      This is a public comment letter from Virginia Romano expressing opposition to the Prophecy Theater's updated proposal to develop a hotel, bar, restaurant, café, and event space at the Dutch Reformed Church property (1113 Wolcott Avenue) in Beacon. Romano raises concerns about late-night noise and disturbance from the event space, inadequate parking requiring use of residential streets and nearby private lots, the burden on residents and police to address violations, and the lack of a hotel attendant during overnight hours (1:30 AM to 7 AM).

    • Public Comment Rivkind (opens in a new tab)

      2 pages · 53 KB

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    • Public Comment Samardge (opens in a new tab)

      1 page · 16 KB

      Gina Samardge, director of an arts non-profit, submits public comment in support of the Prophecy Hall Project at 1113 Wolcott Ave, emphasizing that the facility and adjacent hotel would provide valuable resources for theatrical and choral productions while enabling her organization to host multi-day conferences for artists and educators that would benefit the local community and tourism-dependent businesses.

    • Public Comment Tighe Dewey (opens in a new tab)

      1 page · 51 KB

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    • Public Comment Brooks (opens in a new tab)

      1 page · 14 KB

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  • March 28, 2023· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continue Public Hearing on application for Special Use Permit and Site Plan Approval, hotel and event space, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC

    View meeting recap
  • April 11, 2023· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continued public hearing on Special Use Permit and Site Plan Approval for hotel and event space at 1113 Wolcott Avenue; adjourned until May 9, 2023 at the request of the applicant.

    View meeting recap
  • May 9, 2023· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continued public hearing on Special Use Permit and Site Plan Approval for hotel and event space at 1113 Wolcott Avenue.

    Documents54
    View meeting recap
  • June 13, 2023· Continued review
    DiscussedSpecial Use PermitSite Plan Approval

    Continue Public Hearing on application for Special Use Permit and Site Plan Approval, hotel and event space, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC

    View meeting recap
  • July 11, 2023· Continued review
    DiscussedSite Plan Approval

    Continued review of a Special Use Permit and Site Plan Approval application for a hotel and event space at 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC.

    View meeting recap
  • August 8, 2023· Continued review
    DiscussedSite Plan Approval

    Continued review of application for Special Use Permit and Site Plan Approval, hotel and event space, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC

    View meeting recap
  • June 11, 2024
    DiscussedSpecial Use Permit

    Consider request for two (2) six-month extensions of Special Use Permit Approval for Hotel & Accessory Conference/Event Space and Café at 1113 Wolcott Avenue submitted by Prophecy Theater, LLC. Attorney provided update. Board granted two (2) 6-month extensions.

    • approvedunanimousgrant two (2) 6-month extensions of the special use permit approval
    View meeting recap
  • December 10, 2024· New application
    DiscussedAmended Special Use Permit

    Aryeh Siegel discussed proposal to utilize the church as a restaurant instead of an event space; no changes to hotel. Rich D'Andrea discussed traffic and parking analysis. Jennifer Gray suggested board consider an easement for off-site parking. Board voted to circulate for lead agency.

    • approvedunanimouscirculate for lead agency
    View meeting recap
  • February 11, 2025
    Discussed

    Review of applications for Amended Special Use Permit and Amended Site Plan, hotel and restaurant, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC.

    View meeting recap
  • March 11, 2025
    Discussed

    Review of applications for Amended Special Use Permit and Amended Site Plan, hotel and restaurant, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC.

    View meeting recap
  • April 8, 2025
    Approved

    Public hearing and continue review of applications for Amended Special Use Permit and Amended Site Plan, hotel and restaurant, 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC.

    View meeting recap
  • May 13, 2025· Continued review
    DiscussedAmended Special Use Permit

    Continued review of applications for amended special use permit and amended site plan for a hotel and restaurant at 1113 Wolcott Avenue, submitted by Prophecy Theater, LLC.

    Documents8
    • 300 Main PB 5.13.25 Submission Cover Letter (opens in a new tab)

      Cover letter

      Original could not be retrieved

    • 300 Main PB 5.13.25 Exhibit A - Images of Premises (opens in a new tab)

      6 pages · 2.3 MB

      Exhibit A provides visual documentation of 300 Main Street and its surrounding area through multiple image types, including Dutchess County Parcel Access Viewer imagery, Google Maps aerial views at various zoom levels, zoning map excerpts showing the Central Main Street (CMS) District designation, and Google Street View images from multiple vantage points. The exhibit serves to establish the physical location, existing building conditions, and contextual zoning information for the property under municipal planning review.

    • 300 Main PB 5.13.25 Exhibit B - Site Plan Approval App (opens in a new tab)

      15 pages · 1001 KB

      Scanned document — no text preview

    • 300 Main PB 5.13.25 Exhibit C - Final Short EAF (opens in a new tab)

      4 pages · 1.5 MB

      This document is a Short Environmental Assessment Form (EAF) used to evaluate the environmental impacts of a proposed action, including project information, applicant details, and screening questions regarding land use, zoning compliance, historic resources, wetlands, and environmental concerns such as threatened species and remediation sites. The document includes both the EAF template form and an EAF Mapper Summary Report dated April 29, 2025, which identifies potential environmental considerations including the presence of archaeological sites, Indiana Bat habitat, and a remediation site associated with the project location.

    • 300 Main PB 5.13.25 Exhibit D - Traffic Parking Assessment 4-28-25 (opens in a new tab)

      28 pages · 2.1 MB

      This Traffic & Parking Assessment evaluates the transportation and parking impacts of a proposed mixed-use development at 300 Main Street in Beacon, NY, which includes 3,639 sq. ft. of commercial space and 8 residential units with no on-site parking. The report concludes that the project will generate fewer than 100 peak-hour trips (not requiring detailed intersection analysis) and demonstrates sufficient public parking availability within the study area (38–71 available spaces within 300 ft. and 215–407 available spaces within 500 ft.) to accommodate the estimated peak parking demand of 27–29 spaces across weekday and weekend periods.

    • 300 Main PB 5.13.25 plans by Aryeh Siegel Architect and HDL 4.29.25 (opens in a new tab)

      6 pages · 10 MB

      This document is Sheet 1 of 6 of a Site Plan Application for a proposed 3-story mixed-use commercial and residential building at 300 Main Street in Beacon, New York, prepared by architect Aryeh Siegel and engineer Hudson Land Design as of April 29, 2025. The site plan sheet shows the 1.03-acre property layout with detailed dimensions, site features including a courtyard, landscaped areas, permeable pavers, trellis structures, and mechanical areas, along with surrounding building context and property lines.

    • Lanc Tully 300 Main Street 05-09-25 review (opens in a new tab)

      3 pages · 598 KB

      Scanned document — no text preview

    • KARC Review PB 300 Main Street 2025.05.12 (opens in a new tab)

      3 pages · 262 KB

      KARC Planning Consultants provides an architectural and planning review of the proposed three-story mixed-use building at 300 Main Street in Beacon, New York, which includes 3,639 square feet of ground-floor commercial space and eight residential units. The review confirms the project complies with CMS zoning regulations and supports district goals, but identifies ten areas requiring clarification or revision, including environmental assessment explanations, separation details from adjacent structures, building height measurement, parking compliance, and architectural design standard documentation.

    View meeting recap
  • April 14, 2026
    Approved

    Consider request for one (1) year extension of Amended Special Permit, Site Plan and Certificate of Appropriateness Approvals, hotel and restaurant, 1113 Wolcott Avenue, submitted by Prophecy Theater LLC.

    View meeting recap

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