Developer seeks use variance for former Big Lots at Dewey Avenue; hearing closed for decision

A developer seeking a use variance to allow climate‑controlled self storage in the former Big Lots building at 3640–3660 Dewey Avenue told the Greece Board of Zoning Appeals on July 7 that the property has been losing money and cannot be re‑tenanted as retail.

"Over the past five years the trend has been losses — I think nearly $387,000 of losses," said attorney Betsy Brugg of Woods Oviatt, who represented Morgan Britton LLC and walked the board through a packet of financial statements and marketing logs. Broker Mike Palumbo of Flow Management described outreach on LoopNet and Crexi and said prospects included schools, hospitals and retail, but that most inquiries did not convert.

The applicant and its witnesses argued the building's size and layout — a deep, 75,000‑square‑foot former big‑box structure — and broader market shifts away from large boxed retail make conventional retail reuse impractical without major, costly reconstruction. "It would cost $5,000,000 just for the scenario we showed you last month," the applicant said, describing conversion estimates the board had requested.

Opponents and at‑scale local operators disputed the need for another storage facility. "Another facility that closed and there's 12 other facilities in a 6 mile radius," said Gus Lewandowski, owner of a nearby self‑storage business, arguing the market is saturated and delinquencies are already a concern.

Applicant counsel pushed back on using business competition as a factor. "That is beyond the purview of the board to dive into the operation of a business," counsel said, noting the legal test for a use variance focuses on the property's physical and financial condition.

Board members pressed the applicant on whether the hardship was "self‑created" and on the effect of an existing restrictive covenant discussed during earlier meetings. The applicant's team said some potential grocery and retail prospects pulled back from entering the Rochester market entirely, and that the restrictive covenant was only one of several challenges preventing re‑tenancy.

After questions, the board voted to close the public hearing and reserve its decision for the next meeting. The motion to "close and reserve" was moved by a board member and seconded by a colleague; a roll‑call vote recorded unanimous affirmative votes. The chair said the board will issue a written decision at its next scheduled meeting.

What happens next

The board will deliberate privately on the submitted evidence and return a decision at the next meeting. The chair told the applicant the board appreciates the comprehensive materials and that applicants who receive a favorable vote should wait one week before applying for permits to allow building‑department processing.