Beacon meeting summaries, agendas, and minutes

Beacon Planning Board advances Edgewater Place expansion; ZBA grants three variances

The Beacon Planning Board voted last week to recommend an amended special use permit for the Edgewater Place residential development, adding two units and converting a land-banked parking area into a park. Separately, the Zoning Board of Appeals approved three variances, including a driveway at 108 Liberty Street and two setbacks at 60 Dennings Avenue.

Planning Board

At its Aug. 12 meeting, the Planning Board reviewed an amended site plan for Edgewater Place (Scenic Beacon Developments, LLC). The board voted to find the project exempt from SEQRA review and recommended the amended Special Use Permit to the City Council, scheduling a public hearing. The proposal adds two units and changes parking, with the original land-banked parking area becoming a park. No vote tallies were provided in the minutes.

The board also took the following actions:

• 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 for 248 Tioronda Avenue (Beacon 248 Holdings, LLC).
• Scheduled an ARB subcommittee meeting for 364 Main Street (364 Main BCN LLC).
• Approved the June 9, 2026, minutes.

An earlier Planning Board meeting on Aug. 11 was agenda-only, with minutes not yet published. That agenda included site plan and subdivision reviews for 1154 North Avenue, 84 Anderson Street, 108 Liberty Street, Edgewater Place, 248 Tioronda Avenue, a one-year extension request for 300 Main Street, and a Certificate of Appropriateness for 425 Main Street.

Zoning Board of Appeals

At its Aug. 19 meeting, the Zoning Board of Appeals approved three variances, each by a 4-0 vote:

• A driveway variance at 108 Liberty Street, allowing construction in the front yard to preserve mature Spruce trees, with conditions including fee payment and construction timelines.
• A side-yard variance for a covered front porch at 60 Dennings Avenue.
• A rear-yard variance for a rear addition at 60 Dennings Avenue.

The board also adjourned a continued public hearing for a retaining wall and four-story building at 393/397 Fishkill Avenue and 7 Conklin Street at the applicant's request.

On Aug. 11, the ZBA held an agenda-only meeting (minutes not yet published) with hearings on the retaining wall and building height at 393/397 Fishkill Avenue and 7 Conklin Street, and a driveway extension at 12 Howland Avenue.

City Council

The City Council met on Aug. 14 with an agenda that included resolutions to appoint Dustin Benedict and John Maraia as police officers, and to authorize an intergovernmental agreement with New York State for cybersecurity endpoint protection and response services. The council also held public hearings on a proposed local law concerning the Fishkill Development District and hotels, and on a proposed local law concerning parking, standing, and stopping; both hearings were adjourned to Sept. 7. The agenda also included discussion of potential amendments to short-term rentals and the Fishkill Avenue District, and consideration of a gender-based violence policy and a standard workday for elected officials. Minutes have not yet been published.

Coming up

No upcoming meetings are listed in the next 14 days.

Beacon Boards Tackle Capital Program, Landmarks, and Variances in Late July

Beacon's City Council, Zoning Board of Appeals, and Planning Board each convened in the second half of July, with agendas covering the proposed 2027–2031 Capital Program, historic landmark nominations, residential variances, and site plan reviews. Minutes have not yet been published for any of these meetings, so the items below reflect what each body scheduled for consideration, not confirmed outcomes.

City Council — July 20

The City Council scheduled two meetings on July 20. Agendas included a public hearing on the proposed 2027–2031 Capital Program and a separate public hearing on Historic District Landmark Overlay (HDLO) nominations.

Resolutions listed for consideration included appointing Cole Tennant as Firefighter (Resolution No. 51) and Dylan Sauve as Police Officer (Resolution No. 52), as well as appointing Elizabeth Clough as Senior Account Clerk Typist. The council also planned to take up adoption of the 2027–2031 Capital Program, approval of amendments to the 2026 Budget, designation of properties as Historic Landmarks, and a public hearing on a franchise agreement with Verizon New York Inc. Approval of June 1 and June 15, 2026 minutes was also on the agenda. A community segment honoring fire department staff was listed.

Because minutes are not yet available, it is not confirmed which of these items passed, failed, or were tabled.

Zoning Board of Appeals — July 21

The Zoning Board of Appeals scheduled three variance hearings:

• **393 and 397 Fishkill Avenue and 7 Conklin Street:** Continued hearing on a retaining wall up to 8 ft 5 in and a four-story, 48-ft building, seeking relief from yard and fence height rules.
• **108 Liberty Street (R1-10 district):** Driveway in front yard 2.5 ft from lot line, requesting an off-street parking variance.
• **60 Dennings Avenue (R1-10 district):** Covered front porch and addition requiring 4.9 ft side-yard and 17.12 ft rear-yard variances.

The board also planned to approve June 16, 2026 meeting minutes. Outcomes are not yet confirmed.

Planning Board — July 31

The Planning Board agenda included site plan and subdivision reviews for several properties:

• 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.
• A one-year extension request for Site Plan Approval at 300 Main Street.
• A Certificate of Appropriateness for the facade at 425 Main Street.

No minutes have been published, so decisions are not confirmed.

City Council — July 31

A second City Council meeting on July 31 listed four resolutions:

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

As with the other meetings, minutes are not yet published and outcomes cannot be confirmed.

Coming up

No upcoming meetings are listed for the next 14 days. Residents should check the City of Beacon's official calendar for any newly posted meetings or rescheduled dates.

Beacon Planning Board extends 536 Main Street site plan; City Council schedules cable franchise, capital program votes

The Beacon Planning Board unanimously approved a one-year extension of the site-plan approval for 536 Main Street at its July 15 meeting, the only local board this past week with published minutes confirming final decisions.

Planning Board — July 15 (decided)

The Board voted unanimously on all items before it. In addition to the 536 Main Street extension, members referred the 108 Liberty Street subdivision application to the Zoning Board of Appeals and scheduled a public hearing for that project. The Board authorized its attorney to draft a resolution for a noise-consultant review tied to the Hudson Vox LLC project.

On the design side, the Board approved grey board and batten siding and other materials for a house on Rombout Avenue, and approved pine board and batten siding and other materials for a house on Monell Place. Members also approved minutes from the May 12, 2026 meeting.

City Council — July 18 (agenda only, minutes not yet published)

The Council was scheduled to consider five resolutions. Resolution No. 59 would appoint John Testerman as Motor Equipment Operator. Resolution No. 60 would approve a cable franchise agreement with Verizon New York Inc. Resolution No. 61 would designate the Beacon Rail Trail as a "Qualified Action" exempt from SEQRA review. Resolution No. 62 would refer a proposed local law for the Fishkill Development District and hotels to planning boards. The Council also listed a discussion of potential amendments to short-term rental regulations.

Outcomes for these items have not been confirmed because minutes have not been published.

City Council — July 20 (agenda only, minutes not yet published)

Two Council meetings were scheduled for the same date. The first included a public hearing on the 2027-2031 Capital Program, a public hearing on Historic District Landmark Overlay nominations, Resolution No. 51 appointing Cole Tennant as Firefighter, Resolution No. 52 appointing Dylan Sauve as Police Officer, and approval of June 1 and June 15, 2026 minutes.

The second listed the 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, and a public hearing on the Verizon New York Inc. franchise agreement.

Outcomes for both sessions remain unconfirmed pending minutes.

Zoning Board of Appeals — July 21 (agenda only, minutes not yet published)

The ZBA was scheduled to continue a hearing for 393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street involving a retaining wall up to 8 ft 5 in and a four-story, 48-ft building seeking relief from yard and fence height rules. A second hearing covered 108 Liberty Street in the R1-10 district, requesting a driveway variance for off-street parking with the driveway 2.5 ft from the lot line. A third hearing addressed 60 Dennings Avenue in the R1-10 district, seeking 4.9 ft side-yard and 17.12 ft rear-yard variances for a covered front porch and addition. Approval of June 16, 2026 minutes was also listed.

Coming up

No upcoming meetings are listed for the next 14 days. Residents should check the City of Beacon website for any newly posted agendas.

Beacon Planning Board extends 536 Main Street site plan; City Council weighs Verizon cable franchise

The Beacon Planning Board unanimously approved a one-year extension of the site-plan approval for 536 Main Street at its July 15 meeting, the only board action this week backed by published minutes. Two other July meetings — the Zoning Board of Appeals and the City Council — have agendas on file but no minutes yet, so outcomes are not confirmed.

Planning Board — July 15 (minutes published)

The board voted on several items, all unanimously:

• **536 Main Street:** One-year extension of site-plan approval granted (all in favor).
• **108 Liberty Street:** The subdivision application was referred to the Zoning Board of Appeals, and a public hearing was scheduled (all in favor on both).
• **Hudson Vox LLC:** The board authorized its attorney to draft a resolution for a noise-consultant review (all in favor).
• **Rombout Avenue house:** Approved grey board and batten siding and other materials for a new single-family house (all in favor).
• **Monell Place house:** Approved pine board and batten siding and other materials for a new single-family house (all in favor).
• Approved minutes from the May 12, 2026 meeting and adjourned (all in favor on both).

The 536 Main Street extension matters because it keeps the project's approval active for another year without requiring a new application. The 108 Liberty Street referral moves that subdivision proposal into the variance process.

Zoning Board of Appeals — July 15 (agenda only)

Minutes have not been published, so no outcomes are confirmed. The agenda listed three public-hearing applications:

• **393 Fishkill Avenue, 397 Fishkill Avenue, and 7 Conklin Street:** A continued hearing on a retaining wall up to 8 ft 5 in and a four-story, 48-ft building, seeking relief from yard and fence-height rules.
• **108 Liberty Street (R1-10 district):** A driveway in the front yard 2.5 ft from the lot line, requesting an off-street parking variance.
• **60 Dennings Avenue (R1-10 district):** A covered front porch and addition requiring 4.9-ft side-yard and 17.12-ft rear-yard variances.

The agenda also included approval of the June 16, 2026 meeting minutes.

City Council — July 18 (agenda only)

Minutes have not been published, so no outcomes are confirmed. The agenda listed five items:

• **Resolution No. 59:** Appointment of John Testerman as Motor Equipment Operator.
• **Resolution No. 60:** Approval of a cable franchise agreement with Verizon New York Inc.
• **Resolution No. 61:** Designation of the Beacon Rail Trail as a "Qualified Action" exempt from SEQRA (the state environmental review law).
• **Resolution No. 62:** Referral of a proposed local law for the Fishkill Development District and hotels to planning boards.
• **Discussion:** Potential amendments to short-term rental regulations.

The Verizon franchise agreement, if approved, would determine the terms under which Verizon can operate cable service in Beacon. The Rail Trail SEQRA designation would affect how the trail project proceeds under state environmental law. The Fishkill Development District referral begins the formal review process for that proposed local law.

Coming up

No upcoming meetings are listed for the next 14 days. Residents should check the City of Beacon's official website for any newly posted agendas or schedule changes.