Planning Board

CITY OF BEACON ONE MUNICIPAL PLAZA - SUITE 1 BEACON, NEW YORK 12508 Phone (845) 838-5002 Fax (845) 838-5026 MINUTES OF THE PLANNING BOARD The Planning Board met on Tuesday, June 9, 2026, at 7:00 p.m., in the Municipal Center Courtroom. A video of this meeting is available in its entirety through the City of Beacon website: https://beaconny.gov/index.php/government/boards-committees/planning-board/ The video can also be found on YouTube: https://www.youtube.com/playlist?list=PLhEUshaB9yYr8xfNxmalstjUY6bniLsCE Present: John Gunn, Karen Quiana, Len Warner, Kevin Byrne, John Russo (Engineer), Natalie Quinn (Planner), Jennifer Gray (Attorney), Bryan Murphy (Building Inspector), Mercedes Perez (Secretary) Absent: J. Randall Williams, James Vermeulen, David Jensen, Ken Wersted (Traffic Consultant) TRAINING WORKSHOP Began at 7:04 p.m. Presented by Jennifer Gray, Attorney, and Natalie Quinn, Planner Subject: Changes to SEQRA in Adopted FY 2027 NY Budget Bill The Attorney and Planner discussed changes to SEQRA (State Environmental Quality Review Act), taking effect immediately. They explained the biggest changes, which include new exemptions and criteria. It was noted that two (2) applications on the agenda were no longer subject to SEQRA due to the changes discussed. Ended at 7:30 p.m. The Planning Board meeting was called to order at 7:30 p.m. Motion to approve the May 12, 2026, minutes Motion: Len Warner Second: Kevin Byrne All in favor - none opposed CONTINUED PUBLIC HEARINGS Continue public hearing and continue review of application for Site Plan Approval, 1154 North Avenue, Commercial, submitted by Hudson Vox LLC. • Aryeh Siegel, architect for the applicant, discussed the revised plans and noted that the applicant submitted an acoustic engineer’s report. City of Beacon Planning Board Minutes –June 9, 2026 Page 1 of 5  • Bryan Murphy, Building Inspector, confirmed that the applicant must submit a separate sign permit application. • Jennifer Gray, Attorney, explained that a noise consultant has been secured, and if the board would like to retain them, they will have a review for next month’s meeting. • The board shared their concerns about the noise and the proposed hours of operation, as well as the possibility of people congregating outside. • Eric Weitner, applicant, explained that their policy will be to not have people congregating outside and that they can remove the proposed smoking area. He also noted that their business model depends on the rooms being soundproof as possible and that acoustic consultants will be involved during construction. • The Chair noted letters received from the public. He then opened the floor to the public for comments: Megan MacInnes, Beacon resident; Nicole Burke, Fishkill resident; Patrice Washington; Jim Zillenger, Beacon resident; Theresa Kraft of 315 Liberty Street; Keith Shipp of Church Street. • The board agreed to leave the public hearing open while they wait for their noise consultant’s review and agreed to authorize a draft resolution. • Eric Weitner, applicant, noted that the proposed hours of operation were modeled after other businesses on Main Street: The Vinyl Room, Happy Valley Arcade Bar, and The Piggy Bank. Motion to authorize the attorney to draft resolution: Motion: Kevin Byrne Second: Karen Quiana All in favor - none opposed Continue Public Hearing and continue review of application for Amended Site Plan Approval, 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street, Commercial Mix-Use, submitted by 397 Fishkill Avenue, LLC and 393 Fishkill Avenue, LLC. • Adjourned at the request of the applicant. CONTINUED APPLICATIONS Continue review of application for Subdivision Approval, 84 Anderson Avenue, Residential, submitted by Sadhna Gupta. • Dan Koehler, of Hudson Land Design, engineer for the applicant, noted that this appearance before the Planning Board was procedural due to SEQRA, but, because of changes to the law, it is technically no longer necessary in order for the applicant to go before the Zoning Board of Appeals. • Jennifer Gray, Attorney, explained that the law changed after the last Planning Board meeting and the Negative Declaration prepared is no longer necessary. • Natalie Quinn, Planner, reminded the board that there are still regulations in the code to allow the Planning Board to look at trees and tree removal. She also noted that the applicant needs a variance for the lot size. • The board agreed to schedule a public hearing. Motion to schedule a public hearing: Motion: Len Warner Second: Karen Quiana City of Beacon Planning Board Minutes –June 9, 2026 Page 2 of 5  All in favor - none opposed BREAK AT 8:15 PM MEETING RESUMED AT 8:19 PM Continue review of application for Amended Site Plan Approval, 364 Main Street, Mixed- Use Commercial and Residential, submitted by 364 Main BCN LLC. • Natalie Quinn, Planner, recused herself for this application. • Taylor Palmer, of Cuddy and Feder, attorney for the applicant, explained that due to completed project changes, which deviated from the approved site plan, and, in some cases, were not approved field changes, the applicant is before the board for an amended site plan. He noted that this submission does not change the square footage or unit count of the project, and that the applicant received a building permit in 2023. • The board shared their concerns and frustration with the applicant regarding the changes. They demanded the applicant return with a complete list of every single item that deviates from what was approved. It should include what the item is, how it deviates from what was approved, what was a field change approved by the previous building inspector, clear documentation of the approval for the field change, and what field changes are currently in place, that were built, that the applicant is electing to reverse to then match what was approved. • The Chair noted that the list must be full, complete, and comprehensive. • Jason Anderson, of ADG Architects, architect for the applicant, discussed the submission materials. NEW APPLICATION Review of application for Subdivision Approval, 108 Liberty Street, Residential, submitted by Stephen Spaccarelli and Claire Tipley. • Natalie Quinn, Planner, rejoined the meeting. • Dan Koehler, of Hudson Land Design, engineer for the applicant, discussed the proposed subdivision that would create two (2) lots. He explained that the applicant would like to keep the large Spruce trees on the property, which would impact placement of the proposed driveway and house. • The board applauded the applicant’s effort to save the trees and noted that they will need a tree protection plan for the construction. • Jennifer Gray, Attorney, noted that it might be worth it for the applicant to obtain an arborist. • The board discussed the possibility of creating a shared driveway, but agreed that two (2) separate driveways would be better if prioritizing the trees. • The board agreed to refer the applicant to the Zoning Board of Appeals for a variance for the proposed driveway location, and to schedule a public hearing. Motion to refer the applicant to the Zoning Board of Appeals: Motion: Kevin Byrne Second: Len Warner All in favor - none opposed Motion to schedule a public hearing: City of Beacon Planning Board Minutes –June 9, 2026 Page 3 of 5  Motion: Len Warner Second: Kevin Byrne All in favor - none opposed MISCELLANEOUS BUSINESS Consider request for a one (1) year extension of Site Plan Approval, 536 Main Street, Commercial three (3) story, submitted by HRSM, LLC. • Taylor Palmer, of Cuddy and Feder, attorney for the applicant, discussed the reason for the extension request. Motion to approve a one (1) year extension: Motion: Len Warner Second: Kevin Byrne All in favor - none opposed ARCHITECTURAL REVIEW Certificate of Appropriateness – Rombout Avenue (Tax Grid #5954-36-931757) – New Single-Family House • Gary Joseph, owner and applicant, discussed the proposed project, including colors and materials. He shared material samples. • The board discussed the proposed design. • Bryan Murphy, Building Inspector, noted that the applicant needs to add more details to the elevations. • The applicant agreed to add a window to the front gable, pull in the porch roof 8 inches, put 4 inch trim on all the windows, make the corner trim 4 inches, make the column width and depth an 8 x 8 finished dimension, change the picture window over the front door to a single double hung window, make the window at the stair landing square, and have single double hung windows in the bathrooms to match windows on the left side elevation. Motion to approve grey board and batten siding on gables and white Hardi 6 inch horizontal clapboard siding, asphalt roofing in Harbor Gary, black, double hung windows, white Hardi trim, and Grey Mist cultured stone for piers and front, as amended and recorded: Motion: Len Warner Second: Kevin Byrne All in favor - none opposed Certificate of Appropriateness – Monell Place (Tax Grid #5955-04-570245) – New Single- Family House • Neil Vaugh and Erika Foy, owners and applicants, discussed the design of the proposed house, as well as materials and colors. • Bryan Murphy, Building Inspector, noted that the applicant needs to add more dimensions to the elevations. • The applicant agreed to use cedar, have exposed framing at porch with all-natural wood and columns, 8 x 8 columns for the porch, and 4-inch trim on all windows and doors. City of Beacon Planning Board Minutes –June 9, 2026 Page 4 of 5 Motion to approve pine board and batten painted Sherwin Williams Butter Up SW6681, standing seam metal roof in Arctic White, crank and casement Anderson 400 windows with pine and vinyl clad exterior, pine trim painted Sherwin Williams White Hyacinth SW0046, with notes, as recorded: Motion: Len Warner Second: Kevin Byrne All in favor - none opposed Motion to adjourn the meeting: Motion: Len Warner Second: Kevin Byrne All in favor - none opposed The meeting was adjourned at 9:45 p.m. City of Beacon Planning Board Minutes –June 9, 2026 Page 5 of 5