291 Main St

Across meetings

• November 13, 2024· New application
  DiscussedSite Plan Approval

  Aryeh Siegel discussed proposed 3-story building with commercial on first floor and residential on 2nd and 3rd floors, to be located between existing building at 291 Main Street and neighboring drive-through carwash. Board questioned subdivision need and raised concerns about building location and parking.

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• January 14, 2025
  Discussed

  Continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• February 11, 2025
  Discussed

  Continue review of application for Site Plan Approval, Mixed-Use Commecial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• March 11, 2025
  Discussed

  Public hearing and continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• April 8, 2025
  Discussed

  Continue public hearing and continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• May 13, 2025· Continued review
  DiscussedSite Plan Approval

  Continued public hearing and continued review of site plan application for mixed-use commercial and residential development at 291 Main Street, submitted by Telephone Building Beacon, LLC.

  Documents17

  • Response Letter 250429 (opens in a new tab)

    4 pages · 201 KB

    This is an architect's response letter to Planning Board and engineering consultant comments on a site plan application for 291 Main Street in Beacon, New York, addressing issues including mechanical equipment screening, landscaping compliance, parking standards and layout, building elevations, refuse logistics, building height, historical compatibility, and lighting plans. The applicant commits to revisions including redesigning the South Brett Street façade for better residential compatibility, improving parking stall widths and maneuvering space, adding lighting and snow removal details to the site plan, and providing updated elevation drawings with dimensions and material callouts.

  • HLD Response Letter 2025-0429 (opens in a new tab)

    3 pages · 173 KB

    Hudson Land Design submits a response letter dated April 29, 2025 to comments from Lanc & Tully and KARC regarding the 291 Main Street residential site plan, addressing revisions to parking dimensions, landscaping (replacing Thujas with Inkbery shrubs and relocating snow storage), lighting coordination, and parking evaluation documentation. The applicant provides point-by-point responses to all comments received and submits an updated site plan set and parking evaluation letter for the Planning Board's May 13, 2025 meeting.

  • Site Plan Set 2025-0429 (opens in a new tab)

    8 pages · 4.3 MB

    This Site Plan Set for 291 Main Street in Beacon, New York documents a proposed mixed-use development at the Telephone Building, featuring ground-floor retail space (approximately 550 NSF), residential units on upper floors (including studio and two-bedroom apartments totaling approximately 1,780-1,240 NSF per floor), and associated site improvements including parking, landscaping, and lighting. The eight-sheet plan set includes site plan, existing conditions, floor plans, building elevations, grading and utility plans, erosion control details, landscape and lighting specifications, and construction details, with five revisions made through April 29, 2025 per Planning Board comments.

  • Parking Study 2025-0429 (opens in a new tab)

    8 pages · 3.4 MB

    This parking evaluation letter from Hudson Land Design assesses the traffic and parking impacts for the proposed redevelopment of 291 Main Street (the "Telephone Building") in Beacon, New York, which would add approximately 550 square feet of commercial space and three residential units. The applicant proposes four off-street parking spaces and argues that the project is compatible with local parking conditions due to the CMS zoning district's lack of minimum parking requirements, proximity to three municipal parking lots within 800 feet, abundant on-street parking, and the low overnight parking demand of the existing office tenants; the letter cites two previously approved similar projects on Main Street as precedent.

  • Lanc Tully 291 Main Street 05-06-25 review (opens in a new tab)

    2 pages · 674 KB

    Scanned document — no text preview

  • KARC Review PB 291 Main Street 2025.05.12 (opens in a new tab)

    2 pages · 284 KB

    KARC Planning Consultants provides a technical review of the site plan application for a three-story residential and commercial addition to the historic Telephone Building at 291 Main Street in Beacon, identifying five areas requiring clarification or additional documentation: mechanical equipment screening, landscaped area calculations and diagrams, parking standards compliance, elevation dimensions and material callouts with historic compatibility justification, and lighting plan clarification and corrections.

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

    4 pages · 1.2 MB

    Scott Lerman submits photographs to the Planning Board as public comment regarding a proposed addition to the Telephone Building, challenging the architect's assertion that the annex design would have minimal impact on views of the historic building's cornice when approached from the west to east, and providing images taken from the north sidewalk perspective.

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

    1 page · 93 KB

    This is a public comment letter from Karl Muchow expressing full support for the proposed development at 291 Main Street in Beacon, praising how the project will improve the aesthetics of the area, enhance the historic Telephone building, and add retail and housing value to the neighborhood.

  • 1113 Wolcott PB 5.13.25 Aryeh Siegel Response Letter 250429 (opens in a new tab)

    2 pages · 165 KB

    This response letter from architect Aryeh Siegel addresses planning board and consultant comments on the site plan application for 1113 Wolcott Avenue in Beacon, NY, dated April 29, 2025. The applicant responds to issues regarding missing sheet numbering, parking demand calculations, traffic management plan revisions, and noise mitigation measures for the proposed restaurant and hotel conversion project.

  • 1113 Wolcott PB 5.13.25 HLD Response Ltr 2025-0429 (opens in a new tab)

    2 pages · 167 KB

    Hudson Land Design submits a response letter dated April 29, 2025, to comments from Lanc & Tully and KARC regarding an amended site plan and special use permit for 1113 Wolcott Avenue in Beacon, NY, addressing specific comments including site plan sheet renumbering, work zone traffic control plan updates, and traffic monitoring. The letter includes five copies of amended site plan sheets 8-15 in support of the project.

  • 1113 Wolcott PB 5.13.25 Site Plan Set 2025-0429 (opens in a new tab)

    15 pages · 37 MB

    This site plan set for 1113 Wolcott Avenue in Beacon, New York proposes a Special Use Permit Amendment for a mixed-use development including a new 2.5-story, 16-room hotel, a restaurant renovation in an existing brick building, a 2.5-story addition to an existing rectory, parking facilities for 36 vehicles plus 25 bike racks, and various acoustic and landscape improvements. The document includes detailed architectural and engineering drawings showing building plans, elevations, site layout, grading, utilities, landscaping, and traffic control measures across 15 sheets prepared by architect, surveyor, civil engineer, and landscape designer, with four revisions through April 29, 2025 per Planning Board comments.

  • Lanc Tully 1113 Wolcott 05-06-25 review (opens in a new tab)

    Original could not be retrieved

  • KARC Review PB 1113 Wolcott Ave 2025.05.12 (opens in a new tab)

    1 page · 243 KB

    KARC Planning Consultants reviewed the site plan amendment for a proposed modification to the previously approved project at 1113 Wolcott Ave, which would replace a 30-room hotel and 150-seat conference center with a 16-room hotel and 150-seat restaurant, and increase on-site parking to 36 spaces. The consultant found all comments satisfactorily addressed and approved the plans from a planning perspective.

  • 1113 Wolcott Ave - Amended FEAF Part 2 (opens in a new tab)

    10 pages · 1.2 MB

    This is Part 2 of a Full Environmental Assessment Form (FEAF) for a proposed project at 1113 Wolcott Avenue, designed to help the lead agency systematically inventory potential environmental impacts across 18 categories including land, geology, water, air, wildlife, agriculture, aesthetics, historic resources, transportation, energy, noise, human health, and community consistency. The form provides a series of yes/no questions with follow-up sub-questions to guide reviewers through evaluating whether each type of impact may occur and whether impacts would be small or moderate to large.

  • 1113 Wolcott Ave - Amended FEAF Part 3 (opens in a new tab)

    2 pages · 548 KB

    This is Part 3 of a Full Environmental Assessment Form (FEAF) for the project at 1113 Wolcott Avenue, which requires evaluation of the magnitude and importance of identified environmental impacts and a determination of significance. The form instructs the lead agency to analyze moderate to large impacts identified in Part 2, assess their importance, consider design changes, and ultimately decide whether to issue a negative declaration, conditioned negative declaration, or positive declaration requiring an environmental impact statement.

  • 1113 Wolcott Ave - SEQRA Amended Negative Declaration (opens in a new tab)

    12 pages · 209 KB

    This is an Amended Negative Declaration by the City of Beacon Planning Board for the adaptive reuse and redevelopment of 1113 Wolcott Avenue (the Prophecy Theater site), which proposes a 16-room hotel addition to the existing parsonage, renovation of the historic church as a 150-seat restaurant, and 36 parking spaces. The Planning Board concludes that the amended project will not result in any significant adverse environmental impacts, addressing impacts on land, water resources, transportation, noise, historic resources, and other environmental factors in compliance with SEQRA requirements.

  • 1113 Wolcott Ave - Amended Special Permit Site Plan and Cert of Appropriateness Approvals (opens in a new tab)

    10 pages · 207 KB

    This resolution grants amended Special Permit, Site Plan, and Certificate of Appropriateness approvals to Prophecy Theater, LLC for the redevelopment of 1113 Wolcott Avenue in Beacon, New York, reducing the previously approved 30-room hotel to a 16-room hotel and maintaining a 150-seat restaurant in the converted church building with 36 off-street parking spaces. The approval includes extensive conditions addressing noise mitigation, traffic and parking management, building repairs, cemetery restoration, and post-occupancy monitoring to ensure compatibility with the adjacent residential neighborhood and historic district requirements.

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• June 10, 2025
  Tabled

  THIS APPLICATION HAS BEEN ADJOURNED TO THE JULY 8th PLANNING BOARD MEETING AT THE REQUEST OF THE APPLICANT

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• July 8, 2025
  Discussed

  Continue public hearing and continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• August 12, 2025
  Discussed

  Continue public hearing and continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• September 9, 2025
  Discussed

  Continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• October 15, 2025· Continued review
  DiscussedSite Plan Approval

  Continued review of site plan application submitted by Telephone Building Beacon, LLC. Changes discussed; engineer requested review of average lighting levels; board waiting on feedback from city's architectural consultant before drafting resolution.

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• November 12, 2025
  Discussed

  Continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• December 9, 2025
  Discussed

  Continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• January 13, 2026
  Discussed

  Continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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• February 10, 2026
  Tabled

  Taylor Palmer, attorney for the applicant, requested that the application be adjourned to the March 10th Planning Board meeting.

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• March 10, 2026
  Approved

  Continue review of application for Site Plan Approval, Mixed-Use Commercial and Residential, 291 Main Street, submitted by Telephone Building Beacon, LLC.

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