Beacon, NY

Zoning Board of Appeals

The Zoning Board of Appeals will hold public hearings regarding two variance requests. One involves a proposed four-story building and retaining wall, while the other concerns a residential driveway extension.

• Proposed 48-foot building height and 8-foot 5-inch retaining wall at 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street
• Proposed 1.7-foot side yard setback variance for a driveway extension at 12 Howland Avenue

The Beacon Zoning Board of Appeals approved a side yard area variance for a driveway extension at 12 Howland Avenue. It also approved a retaining wall variance and a 48-foot building height variance for a multi-parcel project involving 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street. In addition, the board approved the minutes from the July 21, 2026 meeting.

• Granted area variance for a side yard setback of 3.3 feet at 12 Howland Avenue (4-0 vote)
• Approved July 21, 2026 meeting minutes
• Granted variance for a retaining wall not exceeding 8 feet 5 inches in the rear yard at 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street
• Granted building height variance to allow a four-story, 48-foot building at 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street
• Adjourned the meeting at 8:06 p.m.

Zoning Board of Appeals

The Zoning Board of Appeals will hold public hearings on four variance applications for residential and mixed-use properties. The board will also consider a six-month extension for a previously granted variance.

• Driveway variance request for 39 Masters Place
• Driveway variance request for 28 Barrett Place
• Shed setback variance request for 145 Sargent Avenue
• Retaining wall height variance reapproval for 152-158 Fishkill Avenue
• Six-month variance extension request for 1064 Wolcott Avenue

City Council

The City Council will present the proposed 2027 operating budget for the Highway, Water and Sewer, and Wastewater Treatment departments. The body will hold public hearings on short-term rentals and code violation penalties. Members will also vote on several bond issuances for infrastructure and equipment.

• Public hearing for a proposed local law concerning short-term rentals
• Public hearing for a proposed local law on zoning, fire prevention, and building code penalties
• Bond issuances for Mount Beacon Water Storage Tank and High Lift Pump No. 4
• Bond issuances for a Highway Department track loader and utility maintenance truck
• Adoption of Local Law No. 5 of 2026 regarding the Fishkill Development District and Hotels

Planning Board

The Planning Board is conducting public hearings and reviews for several amended site plan applications. The board will also consider a subdivision extension and architectural reviews.

• Amended Site Plan review for 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street
• Amended Site Plan review for 172 Main Street
• Amended Site Plan review for 248 Tioronda Avenue
• 90-day extension request for Subdivision Approval at 30-90 Mason Circle
• Certificate of Appropriateness for a sign at 203 Main Street

Planning Board

The Planning Board will review a City Council request regarding zoning code amendments for hotels and the Fishkill Creek Development District. The board is also continuing reviews for several residential and commercial site plans and subdivisions.

• Proposed Local Law amendment to zoning code for hotels and Fishkill Creek Development District
• Site Plan Approval review for 1154 North Avenue (Hudson Vox LLC)
• Subdivision Approval reviews for 84 Anderson Street and 108 Liberty Street
• Amended Site Plan reviews for Edgewater Place and 248 Tioronda Avenue
• One-year extension request for Site Plan Approval at 300 Main Street

The Planning Board approved site plans for 1154 North Avenue and 84 Anderson Street, and authorized the signing of a 2019 site plan for 53 Eliza Street. The board also submitted seven recommendations to the City Council regarding hotel and Fishkill Creek Development District zoning. A one-year extension was granted for 300 Main Street.

• Approved Site Plan for 1154 North Avenue (unanimous)
• Approved Subdivision for 84 Anderson Street with retaining wall amendment (unanimous)
• Authorized attorney to draft resolution for 108 Liberty Street (unanimous)
• Authorized Chair to sign 2019 site plan for 53 Eliza Street (unanimous)
• Approved one-year extension for 300 Main Street (unanimous)
• Submitted 7 zoning recommendations for hotels and FCD District to City Council (unanimous)
• Approved facade changes for 425 Main Street (unanimous)
• Approved materials and design for new house on Rombout Avenue (unanimous)

City Council

The Beacon City Council meets October 5, 2026 to hold public hearings and vote on resolutions adopting three local laws: one on the Fishkill Development District and hotels, one on parking, standing, and stopping, and one on mid-year salary increases for appointed employees and officers. A fourth public hearing, on penalties for zoning, fire prevention, and building code violations, is to be adjourned to October 19, 2026. The Council will also present the proposed 2027 Operating Budget and refer the penalties local law to the City of Beacon Planning Board. The agenda lists an executive session on real property.

• Resolution No. 79 — adopting Local Law No. 3 of 2026 on the Fishkill Development District and Hotels
• Resolution No. 80 — adopting Local Law No. 4 of 2026 on Parking, Standing, and Stopping
• Resolution No. 81 — adopting Local Law No. 5 of 2026 on Mid-Year Salary Increases for Appointed Employees and Officers
• Resolution No. 82 — referring a local law on penalties for zoning, fire prevention, and building code violations to the City of Beacon Planning Board
• Presentation of the Proposed 2027 Operating Budget

City Council

The Beacon City Council is meeting to consider several resolutions, including appointing Tweeps Phillips Woods as Deputy City Administrator and authorizing an extension agreement with Royal Carting Service Co. for waste collection. The agenda also includes public hearings on proposed local laws concerning mid-year salary increases and zoning/building code penalties, both adjourned to October 5, 2026. Additionally, the council will discuss proposed local laws on the Fishkill Development District, short-term rentals, and parking regulations.

• Resolution No. 75: Appointment of Tweeps Phillips Woods to Deputy City Administrator
• Resolution No. 76: Extension agreement with Royal Carting Service Co. for waste collection services
• Public hearing (adjourned to 10/5/2026) on mid-year salary increases for appointed employees and officers
• Public hearing (adjourned to 10/5/2026) on penalties for zoning, fire prevention, and building code violations
• Discussion of proposed local law concerning the Fishkill Development District and hotels

Zoning Board of Appeals

The Beacon Zoning Board of Appeals will hold a public hearing on a variance request for a driveway at 39 Masters Place, which requires relief from front-yard parking and side-yard setback rules. The board will also consider two six-month extensions of a previously granted variance for properties at 45 Beekman Street and adjacent High Street parcels. The agenda includes approval of prior meeting minutes and miscellaneous business.

• Public hearing: Jonas Concepcion, 39 Masters Place, seeks variances for driveway in front yard and 5-ft side yard setback (R1-5 district)
• Extension request: Beekman Arts Center LLC and Bay Ridge Studios LLC seek two 6-month extensions for variance at 45 Beekman Street and High Street
• Approval of August 18, 2026 minutes
• Miscellaneous business

Planning Board

The Beacon Planning Board will hold a regular meeting on September 9, 2026, at 7:00 PM in the Municipal Center Courtroom, preceded by a work session. The board will continue public hearings and reviews for several amended site plan applications, including mixed-use and residential projects at 393/397 Fishkill Avenue, Edgewater Place, 248 Tioronda Avenue, and 364 Main Street. It will also review new applications for 172 Main Street and 8 N Cedar Street, a subdivision at 108 Liberty Street, and consider extension requests for prior approvals. The agenda includes a City Council request to review a proposed local law on penalties for zoning, fire prevention, and building code violations, as well as architectural review items.

• Continue public hearing: Amended Site Plan, 393/397 Fishkill Ave & 7 Conklin St (mixed-use/residential)
• Continue public hearing: Amended Site Plan, Edgewater Place (residential)
• Continue public hearing: Amended Site Plan, 248 Tioronda Ave (residential)
• Public hearing: Amended Site Plan, 364 Main St (mixed-use/residential)
• Review proposed local law on penalties for zoning, fire, and building code violations

The Planning Board approved the site plan for 1154 North Avenue, a commercial project by Hudson Vox LLC, after receiving comments from Dutchess County Planning. The board also closed public hearings and approved resolutions for subdivisions at 84 Anderson Street and 108 Liberty Street, and authorized the chair to sign the 2019 site plan for 53 Eliza Street. Several other applications were continued or left open for further review.

• Approved site plan for 1154 North Avenue (all in favor)
• Closed public hearing and approved subdivision resolution for 84 Anderson Street with retaining wall amendment (all in favor)
• Closed public hearing and authorized attorney to draft resolution for 108 Liberty Street subdivision (all in favor)
• Authorized attorney to draft resolution for Edgewater Place amended site plan (all in favor)
• Authorized attorney to draft resolution for 248 Tioronda Avenue amended site plan (all in favor)
• Authorized Chair to sign 2019 site plan for 53 Eliza Street (all in favor)
• Scheduled public hearing for 364 Main Street amended site plan (all in favor)
• Approved one-year extension for 300 Main Street site plan (all in favor)

Planning Board

The Planning Board will hold a work session followed by a regular meeting to review several amended site plan applications. The agenda includes continued public hearings for mixed-use and residential projects, as well as requests for various approval extensions.

• Amended Site Plan: 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street
• Amended Site Plan: Edgewater Place (Scenic Beacon Developments, LLC)
• Amended Site Plan: 248 Tioronda Avenue (Beacon 248 Holdings, LLC)
• Amended Site Plan: 364 Main Street (364 Main BCN LLC)
• Subdivision Approval: 108 Liberty Street

City Council

The City Council will hold public hearings regarding the Fishkill Development District and parking regulations. The meeting includes discussions on short-term rental amendments and the Fishkill Avenue/East Gateway Districts.

• Resolution No. 71: Amended Special Use Permit for Edgewater Place
• Resolution No. 72: Public hearing for mid-year salary increases for appointed employees
• Resolution No. 73: Public hearing for penalties regarding zoning, fire, and building code violations
• Public hearing for Fishkill Development District and hotels
• Public hearing for parking, standing, and stopping regulations

Zoning Board of Appeals

The Zoning Board of Appeals approved a variance for a driveway at 108 Liberty Street, allowing construction in the front yard to preserve mature Spruce trees, with conditions including fee payment and construction timelines. The board also granted two variances for a covered front porch and rear addition at 60 Dennings Avenue, permitting reduced side and rear yard setbacks. A continued public hearing for a retaining wall and four-story building at 393/397 Fishkill Avenue was adjourned at the applicant's request.

• Approved driveway variance at 108 Liberty Street (4-0)
• Approved side-yard variance for porch at 60 Dennings Avenue (4-0)
• Approved rear-yard variance for addition at 60 Dennings Avenue (4-0)
• Adjourned public hearing for 393/397 Fishkill Avenue retaining wall and building height

City Council

The Beacon City Council will vote on appointing two new police officers and authorizing a cybersecurity agreement with New York State. The agenda includes public hearings on a local law concerning the Fishkill Development District and hotels, and another on parking, standing, and stopping, both adjourned to September 7, 2026. The council will also discuss potential amendments to short-term rentals and the Fishkill Avenue District, and consider adopting a gender-based violence policy and a standard workday for elected officials.

• Resolution No. 67 - Appointing Dustin Benedict to Police Officer
• Resolution No. 68 - Appointing John Maraia to Police Officer
• Public Hearing on Proposed Local Law Concerning Fishkill Development District and Hotels (adjourned to Sept 7)
• Public Hearing on Proposed Local Law Concerning Parking, Standing, and Stopping (adjourned to Sept 7)
• Resolution No. 69 - Authorizing Intergovernmental Agreement with NYS for Cybersecurity Endpoint Protection and Response Services

Planning Board

The Beacon Planning Board will hold its regular meeting, preceded by a work session, to continue public hearings and reviews for several site plan and subdivision applications. Items include commercial and residential projects at various addresses, with one application (397 Fishkill Avenue) adjourned at the applicant's request. The board will also consider architectural review items and approve prior meeting minutes.

• Continue public hearing: Site Plan Approval, 1154 North Avenue, Commercial (Hudson Vox LLC)
• Continue public hearing: Amended Site Plan Approval, 393 & 397 Fishkill Avenue and 7 Conklin Street, Mixed-Use (adjourned at applicant's request)
• Public hearing: Subdivision Approval, 84 Anderson Street, Residential (Sadhna Gupta)
• Public hearing: Subdivision Approval, 108 Liberty Street, Residential (Stephen Spaccarelli and Claire Tipley)
• Review: Amended Site Plan Approval, Edgewater Place, Residential (Scenic Beacon Developments, LLC)

The Planning Board reviewed an amended site plan for Edgewater Place, a residential development, and voted to find the project exempt from SEQRA review. The board also voted to recommend the amended Special Use Permit to the City Council and scheduled a public hearing. The proposal adds two units and changes parking, with the original land-banked parking area becoming a park.

• Approved the June 9, 2026, minutes.
• Closed the public hearing for 1154 North Avenue (Hudson Vox LLC) and continued the review.
• Adjourned the public hearing for 393/397 Fishkill Avenue and 7 Conklin Street at the applicant's request.
• Kept the public hearing open for 84 Anderson Street (Sadhna Gupta) and authorized the attorney to draft a resolution.
• Kept the public hearing open for 108 Liberty Street (Stephen Spaccarelli and Claire Tipley).
• Scheduled a public hearing and recommended City Council approval of the amended Special Use Permit for Edgewater Place (Scenic Beacon Developments, LLC).
• Scheduled a public hearing for 248 Tioronda Avenue (Beacon 248 Holdings, LLC).
• Scheduled an ARB subcommittee meeting for 364 Main Street (364 Main BCN LLC).

Zoning Board of Appeals

The Beacon Zoning Board of Appeals will hold public hearings on two variance applications. The first continues a hearing for a retaining wall and a four-story building at 393/397 Fishkill Avenue and 7 Conklin Street. The second is a new hearing for a driveway extension at 12 Howland Avenue. The board will also approve the minutes from the July 21, 2026 meeting.

• Retaining wall up to 8 ft 5 in in rear yard at 393/397 Fishkill Ave and 7 Conklin St (GB zone)
• Four-story building, 48 ft height, exceeding 35 ft limit (GB zone)
• Driveway extension with 3.3 ft side yard setback (1.7 ft variance) at 12 Howland Ave (R1-7.5 zone)
• Approval of July 21, 2026 minutes

Planning Board

The Planning Board is conducting public hearings and reviewing site plan and subdivision applications for residential and commercial projects. The body will also consider a one-year extension for a project at 300 Main Street.

• Site Plan Approval review for 1154 North Avenue (Hudson Vox LLC)
• Subdivision Approval reviews for 84 Anderson Street and 108 Liberty Street
• Amended Site Plan reviews for Edgewater Place and 248 Tioronda Avenue
• One-year extension request for Site Plan Approval at 300 Main Street
• Certificate of Appropriateness for the facade at 425 Main Street

City Council

The City Council will consider awarding a contract for 2026 accessible curb ramps and removing 331 Verplanck Avenue from historic landmark nomination. The body is also scheduling public hearings for a proposed parking law and an amended special permit for Edgewater Place.

• Resolution No. 63: Contract award for 2026 Accessible Curb Ramps
• Resolution No. 64: Public hearing for proposed local law on parking, standing, and stopping
• Resolution No. 65: Public hearing for amended special permit for Edgewater Place
• Resolution No. 66: Removal of 331 Verplanck Avenue from historic landmark nomination

Zoning Board of Appeals

The Zoning Board of Appeals will hold a regular meeting to consider three public hearing applications. The first seeks relief to build a retaining wall and a four‑story building at 393 and 397 Fishkill Avenue and 7 Conklin Street. The second requests a driveway variance for 108 Liberty Street in the R1‑10 district. The third asks for side‑yard and rear‑yard setbacks for a covered porch and addition at 60 Dennings Avenue.

• Continue hearing for 393 Fishkill Ave, 397 Fishkill Ave, and 7 Conklin St: retaining wall up to 8 ft 5 in and a four‑story, 48‑ft building, seeking relief from yard and fence height rules
• Hearing for 108 Liberty St (R1‑10): driveway in front yard 2.5 ft from lot line, requesting off‑street parking variance
• Hearing for 60 Dennings Ave (R1‑10): covered front porch and addition requiring 4.9 ft side‑yard and 17.12 ft rear‑yard variances
• Approval of June 16 2026 meeting minutes

City Council

The City Council will consider resolutions to appoint a Senior Account Clerk Typist, designate historic landmarks, and adopt the 2027-2031 Capital Program. The body will also approve amendments to the 2026 Budget and discuss potential changes to the Fishkill Creek District.

• Appointment of Elizabeth Clough as Senior Account Clerk Typist
• Designation of properties as Historic Landmarks
• Adoption of the 2027-2031 Capital Program
• Approval of amendments to the 2026 Budget
• Public hearing on a franchise agreement with Verizon New York Inc.

The Beacon City Council unanimously approved all nine resolutions on the agenda, including appointing Benjamin Swanson as City Administrator, appointing four police officers, appointing Gary Barrack to the Zoning Board of Appeals, awarding a contract to Woodland Manor, LLC for the Wolcott Avenue Sidewalk Replacement Project, adopting the Dutchess County Hazard Mitigation Plan annex, and requesting state legislation to impose a hotel and motel tax. The council also adjourned a public hearing on HDLO nominations to April 20, 2026, and approved the March 16, 2026 minutes. All votes were 7-0.

• Appointed Benjamin Swanson as City Administrator (7-0)
• Appointed Thomas Durkin as Police Lieutenant (7-0)
• Appointed Alyssa Rudden as Police Lieutenant (7-0)
• Appointed Ryan Sambells as Police Sergeant (7-0)
• Appointed Jonathan Underwood as Detective (7-0)
• Appointed Gary Barrack to Zoning Board of Appeals (7-0)
• Awarded Wolcott Avenue Sidewalk Replacement contract to Woodland Manor, LLC (7-0)
• Adopted Home Rule Request for hotel and motel tax (7-0)

City Council

The City Council will hold a public hearing on the proposed 2027-2031 Capital Program and consider nominations to the Historic District Landmark Overlay (HDLO). Additionally, the council will vote on appointing a firefighter and a police officer. The meeting also includes approval of prior minutes and a community segment honoring fire department staff.

• Public hearing on the 2027-2031 Capital Program
• Public hearing on HDLO nominations
• Resolution No. 51 - Appointing Cole Tennant as Firefighter
• Resolution No. 52 - Appointing Dylan Sauve as Police Officer
• Approval of June 1 and June 15, 2026 minutes

The Beacon City Council unanimously appointed Cole Tennant as a firefighter and Dylan Sauve as a police officer. It also closed public hearings on HDLO nominations and the 2027-2031 Capital Program, and approved the June 1, 2026 minutes. No other substantive decisions were made.

• Appointed Cole Tennant as Firefighter (6-0)
• Appointed Dylan Sauve as Police Officer (6-0)
• Closed public hearing on HDLO nominations (6-0)
• Closed public hearing on 2027-2031 Capital Program (6-0)
• Approved June 1, 2026 minutes (6-0)

City Council

The Beacon City Council will consider several resolutions, including appointing John Testerman as Motor Equipment Operator. It will vote on a cable franchise agreement with Verizon New York Inc. The council will also address a SEQRA exemption for the Beacon Rail Trail, refer a proposed local law for the Fishkill Development District and hotels, and discuss potential amendments to short‑term rental regulations.

• Resolution No. 59 – Appointment of John Testerman as Motor Equipment Operator
• Resolution No. 60 – Approval of Cable Franchise Agreement with Verizon New York Inc.
• Resolution No. 61 – Designation of Beacon Rail Trail as a "Qualified Action" exempt from SEQRA
• Resolution No. 62 – Referral of proposed local law for Fishkill Development District and hotels to planning boards
• Discussion of potential amendments to short‑term rental regulations

Planning Board

The Planning Board is reviewing site plan and subdivision applications for residential and commercial projects. The board will also consider a one-year extension for a project on Main Street and two certificates of appropriateness for new houses. One item regarding Fishkill Avenue and Conklin Street was adjourned.

• Site Plan Approval review for 1154 North Avenue (Hudson Vox LLC)
• Subdivision Approval review for 84 Anderson Avenue (Sadhna Gupta) and 108 Liberty Street (Stephen Spaccarelli and Claire Tipley)
• Amended Site Plan Approval review for 364 Main Street (364 Main BCN LLC)
• One-year extension request for Site Plan Approval at 536 Main Street (HRSM, LLC)
• Certificates of Appropriateness for new single-family houses on Rombout Avenue and Monell Place

The Board voted unanimously to grant a one‑year extension of the site‑plan approval for 536 Main Street. It also referred the 108 Liberty Street subdivision application to the Zoning Board of Appeals and scheduled a public hearing for it. The Board authorized the attorney to draft a noise‑consultant resolution for the Hudson Vox LLC project and approved architectural designs for two new single‑family houses.

• Approved one‑year extension of Site Plan Approval for 536 Main Street (all in favor)
• Referred 108 Liberty Street subdivision applicant to Zoning Board of Appeals (all in favor)
• Scheduled public hearing for 108 Liberty Street subdivision (all in favor)
• Authorized attorney to draft resolution for noise consultant review (all in favor)
• Approved grey board and batten siding and other materials for Rombout Avenue house (all in favor)
• Approved pine board and batten siding and other materials for Monell Place house (all in favor)
• Approved minutes from May 12, 2026 meeting (all in favor)
• Adjourned the meeting (all in favor)

Zoning Board of Appeals

The Zoning Board of Appeals will hold a public hearing on a mixed‑use application by 393 Fishkill Avenue, LLC, 397 Fishkill Avenue, LLC, and 7 Conklin Street seeking a retaining wall up to 8 ft 5 in and a four‑story, 48‑ft building with yard‑setback variances. The board will also hear a variance request for a rear deck at 42 Wesley Avenue that exceeds rear and side yard setbacks and building‑coverage limits. Additional hearings include a side‑yard variance for an addition at 51 Falconer Street and a lot‑width variance for subdividing 84 Anderson Street into two parcels.

• 393 Fishkill Ave, 397 Fishkill Ave, and 7 Conklin St: retaining wall ≤8 ft 5 in and four‑story, 48‑ft building, seeking relief from yard‑setback rules
• 42 Wesley Ave: deck and stairs exceeding rear (35 ft) and side (15 ft) yard setbacks and building‑coverage limits, requesting variances
• 51 Falconer St: addition to house located 1 ft 6 in from property line, requiring an 8 ft 6 in side‑yard variance
• 84 Anderson St: subdivision into two lots with average width 81.4 ft, requiring a 3.6‑ft variance from the 85‑ft minimum width

The Zoning Board of Appeals approved all four variance requests on its agenda. It granted three variances to Deborah Joyce for a deck at 42 Wesley Avenue, with an amended condition extending the deadline to obtain a certificate of occupancy to 26 months. The board also granted a variance to Seth Rosenthal for a house addition at 51 Falconer Street, and a variance to Sadhna Gupta for a lot width at 84 Anderson Street. A continued public hearing for 393 Fishkill Avenue, LLC was adjourned at the applicant's request.

• Approved a 21.8-foot rear yard setback variance for a deck at 42 Wesley Avenue, with the certificate of occupancy deadline extended to 26 months.
• Approved a 2.1-foot side yard setback variance for the deck at 42 Wesley Avenue.
• Approved a 2.81% lot coverage variance for the deck at 42 Wesley Avenue.
• Approved an 8-foot 6-inch side yard setback variance for a house addition at 51 Falconer Street.
• Approved a 3.6-foot minimum lot width variance for a proposed subdivision at 84 Anderson Street.
• Adjourned the public hearing for the retaining wall and building height application at 393 Fishkill Avenue at the applicant's request.

Zoning Board of Appeals

The Zoning Board of Appeals will hold public hearings on two development applications. One request seeks a garage addition at 17 Pleasant View Avenue with reduced side and front yard setbacks. The other request seeks a retaining wall and a four‑story, 48‑foot building at 393 and 397 Fishkill Avenue and 7 Conklin Street, requiring variances from yard‑line requirements. The board will also consider a notification that the Planning Board will act as lead agency for a subdivision approval that includes an area variance for lot width.

• Public hearing on garage addition at 17 Pleasant View Avenue (R1‑10) requesting a 7‑ft side yard setback (required 15 ft) and a 16 ft 8 in front yard setback (required 20 ft).
• Public hearing on 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street (GB) requesting an 8‑ft 5‑in retaining wall and a four‑story, 48‑ft building, with variances from Section 223‑13 yard requirements.
• Consideration of the Planning Board’s intent to serve as Lead Agency for a subdivision approval that would replace existing structures with new single‑family dwellings, including an area variance for lot width.
• Approval of the April 21, 2026 meeting minutes.
• Miscellaneous business.

The Zoning Board of Appeals unanimously approved a 7‑ft side‑yard setback and a 16‑ft 8‑in front‑yard setback for 17 Pleasant View Avenue, each with the standard variance conditions. The board also adopted the Planning Board’s lead‑agency notification, approved the April 21, 2026 minutes, and moved the public hearing forward on the Fishkill Avenue mixed‑use project. All motions were passed without opposition.

• No objection to Planning Board’s intent to serve as lead agency (unanimous)
• Approved April 21, 2026 minutes (unanimous)
• Continued public hearing on 17 Pleasant View Ave (unanimous)
• Approved 7 ft side‑yard setback with landscape condition (5‑yes roll call)
• Approved 16 ft 8 in front‑yard setback (5‑yes roll call)
• Closed public hearing on 17 Pleasant View Ave (unanimous)
• Opened public hearing on Fishkill Ave mixed‑use project (unanimous)
• Adjourned meeting (unanimous)

Planning Board

The Planning Board will hold public hearings and continue reviews of several site‑plan and subdivision applications, including commercial, mixed‑use, and residential projects across Beacon. It will also consider a request from Beacon Views LLC for two 90‑day extensions on the Beacon Views Townhouses (37 units) at Conklin Street. Additional items include certificates of appropriateness for new single‑family houses and a facade review. The meeting follows a work‑session training workshop and the approval of April 14, 2026 minutes.

• Public hearing on Site Plan Approval for 1154 North Avenue (commercial) – Hudson Vox LLC
• Public hearing on Amended Site Plan Approval for 393 & 397 Fishkill Avenue and 7 Conklin Street (commercial mixed‑use) – 393 Fishkill Avenue, LLC; 397 Fishkill Avenue, LLC
• Review of Subdivision Approval for 84 Anderson Avenue (residential) – Sadhna Gupta
• Consider two 90‑day extensions for Beacon Views Townhouses (37 units) at Conklin Street – Beacon Views LLC
• Certificate of Appropriateness for Monell Place new single‑family house (Tax Grid #5955-04-583125)

The Beacon Planning Board approved the April 14, 2026 minutes and adopted SEQRA Negative Declarations for two commercial projects. It adopted a modified resolution for a Main Street subdivision and approved two 90‑day extensions for the Beacon Views Townhouses. The board also referred a subdivision to the Zoning Board of Appeals and reaffirmed the LWRP consistency determination.

• Approved April 14, 2026 minutes (all in favor)
• Adopted SEQRA Negative Declaration for 393 Fishkill Avenue project (all in favor)
• Adopted SEQRA Negative Declaration for 248 Tioronda Avenue project (5 in favor, 1 opposed)
• Adopted resolution with modifications for 193‑195 Main Street subdivision (5 in favor, 1 opposed)
• Approved two 90‑day extensions for Beacon Views Townhouses at Conklin Street (all in favor)
• Referred 84 Anderson Avenue subdivision to Zoning Board of Appeals (all in favor)
• Authorized attorney to draft SEQRA documents for 84 Anderson Avenue (all in favor)
• Reaffirmed LWRP Consistency Determination (all in favor)

City Council

The Beacon City Council will consider three resolutions: approving an amended concept plan for 248 Tioronda Avenue, establishing a standard workday for elected officials and authorizing reporting to the New York State and Local Retirement System, and setting a public hearing for the 2027‑2031 Capital Program. A public hearing on HDLO nominations will be adjourned to June 15, 2026. The meeting also includes a presentation of the proposed 2027‑2031 Capital Program and other routine items.

• Resolution No. 46 – Approving an Amended Concept Plan for 248 Tioronda Avenue
• Resolution No. 47 – Establishment of Standard Workday for elected officials and authorizing reporting to the NY State and Local Retirement System
• Resolution No. 48 – Setting a public hearing for the 2027‑2031 Capital Program
• Public hearing concerning HDLO nominations adjourned to June 15, 2026
• Presentation of the proposed 2027‑2031 Capital Program

The council adopted Resolution No. 46, approving an amended concept plan for 248 Tioronda Avenue, with a 4‑1 vote (Councilmember Gorton opposed). They also adopted Resolution No. 47 establishing a standard workday for elected officials, passing 5‑0, and Resolution No. 48 setting a public hearing for the 2027‑2031 Capital Program, passing 5‑0. The public hearing on HDLO nominations was adjourned to June 15, 2026 (5‑0). The May 4, 2026 minutes were tabled for a vote on June 1, 2026 (5‑0).

• Approved amended concept plan for 248 Tioronda Avenue (Resolution 46) – vote 4‑1
• Adopted standard workday for elected officials (Resolution 47) – vote 5‑0
• Set public hearing for 2027‑2031 Capital Program (Resolution 48) – vote 5‑0
• Adjourned public hearing on HDLO nominations to June 15, 2026 – vote 5‑0
• Tabled May 4, 2026 minutes for vote on June 1, 2026 – vote 5‑0
• Adjourned council meeting – vote 5‑0

City Council

The City Council will discuss proposed amendments to the 2026 budget and review the Comprehensive Plan process. The meeting includes discussions on parking reform and property tax exemptions for disabled veterans.

• Resolution No. 45: Approving Amendments to the 2026 Budget
• Mandatory Property Tax Exemption for Fully Disabled Veterans
• Parking Reform Local Law Annual Report
• Proposed HDLO Nominations
• Comprehensive Plan Review Process

The council adopted Resolution No. 45, amending the 2026 budget, with a 7‑0 vote. The April 20, 2026 meeting minutes were also approved by a 7‑0 vote. The meeting was adjourned with a 7‑0 vote.

• Approved amendments to the 2026 budget (Resolution No. 45) – vote 7‑0
• Approved April 20, 2026 meeting minutes – vote 7‑0
• Adjourned the meeting – vote 7‑0

Zoning Board of Appeals

The Zoning Board of Appeals will hold a public hearing regarding a residential garage addition and consider a notification from the Planning Board about a mixed-use development. The board will also review minutes from the March 17, 2026, meeting.

• Public hearing for David Simon and Laura Volpacchio at 17 Pleasant View Avenue for a 5 ft. side yard setback (15 ft. required) for a garage addition
• Notification regarding a proposed 4-story mixed-use building with 3,500 sq ft of commercial space and 14 apartments
• Proposed height increase for a building in the General Business zoning district via a recessed fourth floor

The Zoning Board unanimously approved the March 17, 2026 minutes. It opened and then adjourned a public hearing on a garage addition at 17 Pleasant View Avenue. The board took no objection to the Planning Board serving as lead agency for an amended site‑plan application. The meeting was then adjourned.

• Approved March 17, 2026 minutes (unanimous)
• Approved opening of public hearing on garage addition at 17 Pleasant View Ave (unanimous)
• Adjourned the public hearing (unanimous)
• Took no objection to Planning Board serving as lead agency for amended site‑plan (unanimous)
• Adjourned the meeting (unanimous)

City Council

The Beacon City Council will consider Resolution No. 43 to award a contract for the removal and disposal of sludge cake from the wastewater treatment facility, and Resolution No. 44 to authorize VS Servicer at Beacon, LLC 2024‑2025 tax certiorari settlements. The meeting also includes public hearings on HDLO nominations and an amended concept plan for 248 Tioronda Avenue, as well as the swearing‑in of several police officers.

• Resolution No. 43 – award contract for removal and disposal of sludge cake from the wastewater treatment facility
• Resolution No. 44 – authorize VS Servicer at Beacon, LLC 2024‑2025 tax certiorari settlements
• Public Hearing on amended concept plan for 248 Tioronda Avenue
• Public Hearing concerning HDLO nominations
• Swearing‑in of Police Lieutenant Thomas Durkin and other police officers

The Beacon City Council awarded a contract for sludge cake removal from the wastewater treatment facility and authorized tax certiorari settlements with VS Servicer at Beacon, LLC. Both resolutions passed unanimously. The council also adjourned a public hearing on HDLO nominations to May 18 and closed a hearing on an amended concept plan for 248 Tioronda Avenue.

• Adopted Resolution No. 43 awarding sludge cake removal contract (7-0)
• Adopted Resolution No. 44 authorizing VS Servicer tax certiorari settlements (7-0)
• Adjourned HDLO nominations public hearing to May 18, 2026 (7-0)
• Closed public hearing for amended concept plan at 248 Tioronda Avenue (7-0)
• Approved April 6, 2026 minutes (7-0)

Planning Board

The Planning Board is conducting reviews for several commercial and residential development projects. The meeting includes a public hearing for a live-work and storage project and requests for certificates of appropriateness for various building facades and signs.

• Public hearing for subdivision approval at 30-90 Mason Circle (Artist Live Work/Self Storage)
• Review of hotel and restaurant applications at 1064 Wolcott Avenue
• Review of 6-unit multi-family dwelling at 193-195 Main Street
• Request for one-year extension for hotel and restaurant approvals at 1113 Wolcott Avenue
• Certificates of Appropriateness for 48 Beacon Street, 9 Alice Street, 142-146 Main Street, 178 Main Street, and 5 Larch Street

The Beacon Planning Board approved a one-year extension for the hotel and restaurant project at 1113 Wolcott Avenue. It also adopted several resolutions, including reaffirming the 2017 Negative Declaration for the 30‑90 Mason Circle subdivision and approving the LWRP consistency statement for the Dia Center for the Arts. The board noticed a public hearing for the 1154 North Avenue site plan and authorized the attorney to draft SEQRA documents for the 248 Tioronda Avenue concept plan. An architectural review condition was approved for 48 Beacon Street façade.

• Approved March 10, 2026 minutes (all in favor)
• Reaffirmed December 2017 Negative Declaration for 30‑90 Mason Circle (all in favor)
• Adopted resolution for 30‑90 Mason Circle subdivision (all in favor)
• Approved LWRP consistency statement for Dia Center for the Arts (all in favor)
• Noticed public hearing for 1154 North Avenue site plan (all in favor)
• Authorized attorney to draft SEQRA documents for 248 Tioronda Avenue concept plan (all in favor)
• Approved one-year extension for 1113 Wolcott Avenue hotel/restaurant (all in favor)
• Approved architectural review condition for 48 Beacon Street façade (all in favor)