1154 North Av

Across meetings

• March 10, 2026
  DiscussedSite Plan Approval

  New application for site plan approval at 1154 North Avenue. Architect described mostly interior fit-out with some exterior work, ADA-accessible walkway, and sculpture. DOT right-of-way noted. Building inspector confirmed proposed karaoke venue is an allowed use. Board requested right-of-way agreement, definition of 'small scale live music performance,' information on wolf sculpture lights and LED information board. Attorney Gray noted project is a Type II Action and SEQRA review is not required.

  Documents13

  • CC ref Res Referring 248 Tioronda Amended Concept Plan (opens in a new tab)

    2 pages · 43 KB

    City Council Resolution No. 21 of 2026 refers an amended Concept Plan for 248 Tioranda Avenue submitted by Beacon 248 Holdings LLC to the Dutchess County Planning Board and City Planning Board for review and recommendation. The amendment modifies a previously approved Concept Plan to allow 136 residential units (including 27 below-market units) to replace commercial Building 100, and designates the City Planning Board as Lead Agency for SEQRA environmental review and Local Waterfront Revitalization Policy consistency determination. A public hearing is scheduled for March 16, 2026 at City Hall.

  • CC ref 248 Tioronda-Concept Plan Cvr Ltr 2026.01.28 (opens in a new tab)

    Cover letter · 4 pages · 149 KB

    This cover letter from Chai Developers LLC submits a revised Concept Plan Application to the Beacon City Council for the redevelopment of 248 Tioronda Avenue (the former Tuck Industries site), proposing two residential buildings (100A and 100B) containing 136 units with 27 BMR units, along with a public Greenway Trail, pollinator garden, and dog park. The letter demonstrates the project's consistency with the Fishkill Creek Development District criteria, the City's Comprehensive Plans (2007 and 2017), the Local Waterfront Revitalization Program, and the Fishkill Creek Greenway & Heritage Trail Master Plan.

  • CC ref 248 Tioronda-FEAF Report 2026.01.29 (opens in a new tab)

    53 pages · 15 MB

    This Full Environmental Assessment Form (FEAF) Part 1 Report evaluates the revised concept plan for the 248 Tioronda Avenue redevelopment project in Beacon, New York, which proposes converting a previously-approved office building (Building 100) into two multifamily residential buildings (100A and 100B) containing 136 additional residential units including 27 below-market-rate units for a total project of 200 dwelling units. The environmental assessment concludes that the proposed redevelopment will not result in significant adverse impacts to traffic, utilities, stormwater, wetlands, endangered species, or cultural resources, with conditions including tree-clearing restrictions for bat habitat protection and implementation of an erosion and sediment control plan.

  • CC ref 248 Tioronda-Traffic Memo 2026.01.28 (opens in a new tab)

    2 pages · 180 KB

    This traffic memorandum compares trip generation estimates for the proposed 248 Beacon Holdings LLC multifamily development (200 units) in Beacon, NY between a 2019 environmental assessment and the updated 2025 site plan, finding an increase of 24 trips in the AM peak hour and 19 in the PM peak hour. The analysis concludes that the marginal increase in site-generated traffic and the capacity of the adjacent Wolcott Avenue/Tioronda Avenue intersection indicate no substantive adverse impacts to the roadway network.

  • CC ref Res Waiving Requirement of Commercial for 248 Tioronda (opens in a new tab)

    3 pages · 158 KB

    City Council Resolution No. 117 of 2025 waives the requirement for Beacon 248 Holdings LLC to construct commercial space (Building 100) at 248 Tioronda Avenue and instead permits the construction of 136 additional residential units (including 27 below-market-rate units) as a substantial public benefit, contingent upon completion of these units and submission of a revised Concept Plan for City Council and Planning Board review. The waiver allows the applicant to obtain Certificates of Occupancy for the existing 64 residential units (Buildings 200 and 300) while deferring or replacing the originally-required nonresidential component.

  • CC ref 00 CP1 81750-00 CONCEPT-PLAN (opens in a new tab)

    1 page · 1.3 MB

    This concept plan depicts a mixed-use residential development at 248 Tioronda Avenue in Beacon, New York, consisting of four residential buildings (Buildings 100A, 100B, 200, and 300) totaling 246 units with various amenities including parking, a pool, plaza, dog run, and pollinator/community garden. The project is located in the Fishkill Creek Development District (FCD) zoning area and includes greenway trail connections and public access features.

  • CC ref Tioronda Architectural Drawings 2026.01.28-248 (opens in a new tab)

    7 pages · 2.8 MB

    This document is a set of architectural schematic concept design drawings for a residential development at 248 Tioronda Avenue featuring Buildings 100A, 100B, 200, and 300, including massing diagrams, aerial views, and perspective renderings that show the site layout relative to Fishkill Creek, Tioronda Avenue, Arno Drive, parking areas, residential units, amenities plaza, and greenway trail.

  • CC ref 248 Tioronda 239 response ZR26-025 (opens in a new tab)

    1 page · 685 KB

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  • Lanc Tully 248 Tioronda 02-10-26 review (opens in a new tab)

    3 pages · 810 KB

  • K B Memo to PB clarification of zoning requirements 4931-6703-8351.2 (opens in a new tab)

    3 pages · 133 KB

    This memorandum clarifies to the City of Beacon Planning Board that the 248 Tioronda Avenue Concept Plan is zoning compliant because the City Council exercised its authority under Section 223-41.14(B) of the Zoning Code to waive the requirement for commercial space in Building 100 via Resolution No. 17 of 2025 adopted December 15, 2025. The waiver allows 136 residential units (27 of which are below-market-rate) instead of the commercially-zoned building, which the Council determined constitutes a substantial public benefit including affordable housing and trail improvements.

  • 248 Tioronda PB lead agency response NYSDOT 3.10.26 (opens in a new tab)

    1 page · 68 KB

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  • 248 Tioronda Response to Engineering Comments 26.03.06 (opens in a new tab)

    3 pages · 121 KB

    Chai Developers LLC provides point-by-point responses to 13 engineering comments from Lanc & Tully regarding the 248 Tioronda Avenue Concept Plan, committing to updates to the Environmental Assessment Form (EAF), revised SWPPP documentation, SHPO resubmission, additional renderings, and a comprehensive Site Plan submission that will address zoning compliance, wetlands protection, building height justification, stormwater management, and detailed landscaping and utility plans.

  • 248 Tioronda revised FEAF Report 031026 (opens in a new tab)

    52 pages · 15 MB

    This is a revised Full Environmental Assessment Form (FEAF) Part 1 Report for a 9.18-acre multifamily residential redevelopment project at 248 Tioronda Avenue in Beacon, New York, originally prepared in July 2024 and revised in March 2026. The project proposes converting the previously approved two-story, 25,400 SF office building (Building 100) into two residential buildings (Buildings 100A and 100B) with 136 total dwelling units (78 and 58 units respectively, including 27 below-market-rate units), bringing the overall project to 200 total units across four buildings, with comprehensive environmental review including traffic, stormwater, contamination, wetlands, and cultural resources assessment.

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• April 14, 2026· Continued review
  DiscussedSite Plan Approval

  Architect Aryeh Siegel provided update. Planner noted easement formalization required. Engineer noted DOT permit needed. Building Inspector Bryan Murphy noted applicant proposing too many and too large signs per city code; one sign allowed or area variance needed. Traffic consultant Rich D'Andrea discussed parking analysis. Board agreed to send parking analysis to Creighton Manning and schedule public hearing.

  • approvedunanimousnotice a public hearing
  Documents9

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Submission Cover letter (opens in a new tab)

    Cover letter · 5 pages · 254 KB

    This cover letter submits an Application for Amended Site Plan Approval on behalf of 397 Fishkill Avenue, LLC and 393 Fishkill Avenue, LLC for a mixed-use building at 393 & 397 Fishkill Avenue and 7 Conklin Street in Beacon, New York, proposing to add two residential units and an additional story (fourth floor) to a previously approved three-story, 12-unit project, increasing the total to 14 units in a four-story building approximately 48 feet tall. The applicant supports the amendment by referencing the October 2025 Fishkill Avenue Concepts Committee recommendation allowing up to four-story buildings and requests Planning Board review and referral to the Zoning Board of Appeals for variance relief on the increased building height.

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Ex. A - Site Plan Res 4-11-23 - Stamped 4-14-23 (opens in a new tab)

    6 pages · 528 KB

    Planning Board Resolution 44/23 grants preliminary and final subdivision plat (lot merger) approval and site plan approval for a mixed-use development project at 393 & 397 Fishkill Ave and 7 Conklin Street in Beacon, NY, consisting of a 3-story building with 3,500 square feet of commercial space and twelve apartments (including one below-market-rate unit) on a merged 0.62-acre parcel. The approval is conditioned upon satisfaction of requirements including payment of application fees, payment of recreation fees, compliance with affordable housing provisions, establishment of performance bonds and escrow accounts, and submission of revised plans prior to building permit issuance.

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Ex. B - Neg Dec 3-28-23 and Stamped 4-14-23 (opens in a new tab)

    9 pages · 910 KB

    This document is a Negative Declaration issued by the City of Beacon Planning Board on March 28, 2023, determining that a proposed mixed-use development at 393/397 Fishkill Avenue and 7 Conklin Street will not result in significant adverse environmental impacts. The project involves merging three parcels and constructing a 3-story mixed-use building with 12 apartments and 3,500 square feet of commercial space, with detailed environmental impact assessments covering land, water, air quality, traffic, and other environmental factors.

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Ex. C - Site Plan App redacted2 (opens in a new tab)

    21 pages · 970 KB

    This document is an Amended Site Plan Application for properties at 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street in Beacon, New York, submitted by 393 Fishkill Avenue, LLC and 397 Fishkill Avenue, LLC with Jordan Haug as the sole member. The application includes a Site Plan Specification Form checklist, application processing affidavits confirming current tax and special assessment payments with no pending violations, and disclosure forms identifying Jordan Haug's position as Chair of the Zoning Board of Appeals.

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Ex. D - Full EAF - 2026 Site Plan Amendements executed redacted2 (opens in a new tab)

    15 pages · 1.4 MB

    This Full Environmental Assessment Form (EAF) documents a site plan amendment for a mixed-use development at 397 Fishkill in Beacon, New York, involving the expansion of an existing property from 2 to 14 residential units and an increase in commercial floor area from 2,402 to 3,374 square feet on a 0.62-acre parcel zoned General Business. The project requires approval from the City Planning Board and Zoning Board of Appeals, along with building permits, and is subject to various regulatory considerations including potential impacts on water resources, traffic, and environmental features such as Indiana Bat habitat.

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Ex. E - Traffic Parking Comparison (opens in a new tab)

    18 pages · 453 KB

    This document is a traffic and parking comparison prepared by Colliers Engineering & Design for a modified development at 393 & 397 Fishkill Avenue and 7 Conklin Street in Beacon, New York. The analysis compares traffic and parking impacts between the originally approved project (3-story building with 12 residential units) and the modified project (4-story building with 14 residential units), finding that the modified project generates comparable traffic volumes and can accommodate its parking demand with the proposed 33 parking spaces, which falls within the City's zoning requirements of 25 to 61 spaces.

  • 393 397 Fishkill 7 Conklin PB 4.14.26 Amended Site Plan Set 03.31.26 (opens in a new tab)

    8 pages · 24 MB

    This is an amended site plan set dated March 31, 2026, for a proposed 4-story mixed-use building with approximately 6,024 square feet of footprint at 397 Fishkill Avenue in Beacon, New York, featuring 34 parking spaces, residential and commercial components, and detailed construction plans including grading, utilities, erosion control, and landscaping. The document includes eight sheets covering site plans, building elevations and floor plans, landscape and lighting design, existing conditions and demolition notes, grading and utility layouts, erosion and sediment control measures, and construction details for pavement, curbs, sidewalks, retaining walls, and related site improvements.

  • Lanc Tully 397 Fishkill Ave 04-10-26 review (opens in a new tab)

    2 pages · 731 KB

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  • KARC Review PB 393 397 Fishkill Ave 2026.04.14 (opens in a new tab)

    2 pages · 394 KB

    This KARC Planning Consultants review addresses an amended site plan for a mixed-use building at 393 & 397 Fishkill Avenue and 7 Conklin Street in Beacon, New York, which proposes adding a fourth recessed story with two additional residential units to a previously approved 2023 project. The reviewer confirms the project generally complies with current zoning and parking requirements, notes that Zoning Board of Appeals approval is required for the height variance, and identifies minor changes including revised exterior materials and sidewalk connections.

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• May 12, 2026
  DiscussedSite Plan Approval

  Public hearing opened for Site Plan Approval at 1154 North Avenue. Architect Aryeh Siegel discussed project changes including sprinkler requirements and acoustic engineering. Engineer noted NYSDOT submission requirement. Public comments heard. Board raised concerns about noise and light pollution. Traffic consultant Rich D'Andrea discussed parking analysis consistent with Creighton Manning review. Board agreed to obtain a sound consultant and keep the public hearing open.

  • approvedunanimousopen public hearing
  Documents18

  • Response Letter 260428 (opens in a new tab)

    3 pages · 238 KB

    This response letter from architect Aryeh Siegel addresses comments from the Planning Board and engineering consultants regarding a site plan application for 1154 North Avenue in Beacon, NY, detailing the applicant's revisions and responses to concerns about easement modifications, signage compliance, lighting design, and plan sheet updates.

  • Sprinkler Analysis (opens in a new tab)

    3 pages · 157 KB

    This sprinkler requirement analysis, prepared by Aryeh Siegel Architect on April 17, 2026, evaluates whether automatic sprinkler systems are required for the renovation of 1154 North Avenue (The Howl), a two-story Group A-2 assembly occupancy in Beacon, New York. The analysis concludes that sprinklers are not required under the New York State Building Code because none of the three conditions triggering sprinkler requirements for Group A-2 uses are met: the fire areas (1,058 sf on the first floor and 1,200 sf on the second floor) do not exceed 5,000 square feet, occupant loads on each floor are less than 100, and both floors serve as exit discharge levels.

  • plans Submission 3 260428 (opens in a new tab)

    5 pages · 11 MB

    This is a site plan application submission (Revision 2, dated April 28, 2026) for "The Howl" project at 1154 North Avenue, Beacon, New York, showing proposed renovations to an existing 2-story brick building including new interior layout for a bar/lounge use, exterior wood cladding, lighting fixtures, signage, landscaping, and site improvements. The five-sheet plan set includes site plan, existing conditions, floor plans and elevations, grading and landscaping details, and construction details prepared by Aryeh Siegel, Architect.

  • public comment Restivo redacted2 (opens in a new tab)

    1 page · 38 KB

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  • Creighton Manning 20260508 1154 North Ave Rev 1 R245579 (opens in a new tab)

    2 pages · 667 KB

    Creighton Manning Engineering & Surveying provides a traffic and parking review for the proposed conversion of a former 2-story art gallery building at 1154 North Avenue in Beacon into "The Howl" karaoke bar, finding that the anticipated peak parking demand of 38 vehicles can be accommodated through existing Municipal Plaza and on-street parking options within the surrounding district that has no minimum parking requirement. The review identifies several areas requiring clarification or additional information, including validation of on-street parking availability on Main Street during evening peak periods, Beekman Street metered parking regulations, accommodation of delivery vehicles, and NYSDOT review of site work within the state right-of-way.

  • KARC Review PB 1154 North Avenue 2026.05.11 (opens in a new tab)

    2 pages · 392 KB

    KARC Planning Consultants reviewed the site plan application for a proposed karaoke and immersive entertainment facility at 1154 North Avenue in Beacon, NY, submitted by Hudson Vox LLC. The review addresses a change of use and façade modifications to an existing commercial building, noting that previous planning comments have been resolved and that remaining issues concerning an easement agreement and signage compliance are ministerial in nature and can be addressed as conditions of approval.

  • Lanc Tully 1154 North Ave 05-08-26 (opens in a new tab)

    2 pages · 612 KB

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  • PH public comment Zellinger (opens in a new tab)

    6 pages · 741 KB

    This is a public comment letter from resident James Zellinger opposing the proposed change of use for 1154 North Avenue in Hudson as a karaoke venue, citing concerns about unclear venue classification, external patron noise from the proposed rear entrance, inadequate internal sound mitigation in the building design, overflow parking on residential streets, lighting impacts on nearby homes, and late-night operating hours (midnight on weeknights, 1:30 AM on Fridays/Saturdays) that he argues will create undue burden on the neighborhood. He recommends denial of the application based on these unaddressed impacts.

  • PH public comment Wilkes redacted2 (opens in a new tab)

    1 page · 14 KB

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  • PH public comment Heichel redacted2 (opens in a new tab)

    1 page · 31 KB

  • 393 397 Fishkill PB 5.12.26 Supplemental Submission (opens in a new tab)

    4 pages · 229 KB

    This supplemental submission letter, dated April 28, 2026, from counsel for 397 Fishkill Avenue, LLC and 393 Fishkill Avenue, LLC, provides updated site plans and responses to Planning Board and consultant comments regarding an amended site plan application for a mixed-use building project that proposes adding two units and an additional story to a previously approved 2023 project. The submission includes revised plans with increased brick detailing at the building corner, updated window sizes, and documentation of ongoing utility coordination with the City, in preparation for the public hearing scheduled for May 12, 2026.

  • 393 397 FIshkill PB 5.12.26 Exhibit A - Response Memo by AJS 4-28-26 (opens in a new tab)

    2 pages · 166 KB

    This response memo from architect Aryeh Siegel addresses comments from KARC Planning Consultants and Lanc & Tully regarding an amended site plan application for 393-397 Fishkill Avenue in Beacon, New York. The responses confirm that a Zoning Board of Appeals application has been submitted for the proposed fourth-story addition, acknowledge consistency with the previously approved 2023 site plan with modifications including a recessed fourth story and revised exterior materials, and confirm that the proposed 33 parking spaces comply with current City code requirements. The applicant has also revised the building design to increase brick usage at the corner and enlarge windows in the brick corner element.

  • 393 397 Fishkill PB 5.12.26 Plans by AJS and HLD rev 4-28-26 (opens in a new tab)

    8 pages · 29 MB

    This is an amended site plan application for a 4-story mixed-use building at 397 Fishkill Avenue in Beacon, New York, consisting of approximately 6,024 square feet with commercial space on the first floor and residential units above, including parking for 34 spaces, landscaping, utilities, erosion control measures, and construction details.

  • KARC Review PB 393 397 Fishkill Ave 2026.05.11 (opens in a new tab)

    2 pages · 385 KB

    KARC Planning Consultants provides an engineering review of an amended site plan for a mixed-use development at 393 & 397 Fishkill Avenue and 7 Conklin Street in Beacon, NY, recommending approval contingent on obtaining a height variance for the proposed fourth story and addressing four technical items including parking compliance (33 spaces provided meets 25-61 space requirement), roof terrace railing details, and mechanical equipment identification.

  • Lanc Tully 397 Fishkill Ave 05-08-26 (opens in a new tab)

    2 pages · 490 KB

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  • 393 - 397 Fishkill Avenue - FEAF Part 2 (opens in a new tab)

    10 pages · 1.0 MB

    This is Part 2 of a Full Environmental Assessment Form (FEAF) for the proposed project at 393-397 Fishkill Avenue, designed to identify potential environmental impacts across 18 categories including land, geological features, water bodies, groundwater, flooding, air quality, plants and animals, agriculture, aesthetics, historic resources, open space, transportation, energy, noise, human health, and community character and planning consistency. The form provides the lead agency with a structured evaluation framework using yes/no questions and impact severity checkboxes (no/small impact or moderate/large impact) to systematically assess whether the proposed action may affect relevant environmental resources and community features.

  • 393 - 397 Fishkill Avenue - FEAF Part 3 (opens in a new tab)

    2 pages · 626 KB

    This is Part 3 of a Full Environmental Assessment Form (FEAF) for a project at 393-397 Fishkill Avenue, which requires the lead agency to evaluate the magnitude and importance of identified project impacts and make a determination of significance. The form provides guidance for completing impact analysis and allows the lead agency to issue a negative declaration, conditioned negative declaration, or positive declaration based on whether significant adverse environmental impacts are anticipated.

  • 393 - 397 Fishkill Ave - Amended SEQRA Negative Declaration 4925-7721-6170.1 (opens in a new tab)

    7 pages · 186 KB

    This is an Amended Negative Declaration from the City of Beacon Planning Board dated May 12, 2026, determining that modifications to a previously approved mixed-use development at 393-397 Fishkill Avenue and 7 Conklin Street will not result in significant adverse environmental impacts. The amendments include adding a recessed 4th story (increasing building height to approximately 48 feet) and two residential units (for a total of 14 apartments) to the original 3-story, 15,948 square foot building, with no changes to the building footprint, parking, or landscaping.

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• June 9, 2026· Continued review
  DiscussedSite Plan Approval

  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.

  • approvedunanimousauthorize attorney to draft resolution
  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.

  • thehowl parking page (opens in a new tab)

    1 page · 4.0 MB

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  • 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

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  • 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

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  • 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.

  • 84 Anderson PB 6.9.26 Sheets (opens in a new tab)

    7 pages · 4.7 MB

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  • Lanc Tully 84 Anderson Street 06-03-26 0001 (opens in a new tab)

    1 page · 380 KB

  • 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.

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