Staff Notes 4.17.24Town of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 23-2024 (Lot 1)
Project Applicant: Seeley Machine, Inc. (Lot 1)
Project Location: 75 Big Boom Road
Parcel History: AV 24-2024; SP 18-2024; SUB 3-2024; SUB 4-2024; SP 67-2014; SP 65-2005
SEQR Type: Type II
Meeting Date: April 17, 2024
Applicant proposes a two-lot subdivision of a 7.25 acre parcel. Lot 1 parcel is to be 3.04 ac and will contain the
existing 21,300 sq ft building portion noted as Seeley Machine LLC; Lot 2 is to be 4.21 ac parcel and contains
the 15,000 sq ft warehouse building with an existing tenant and storage. The proposed lot line will separate the
two buildings between the shared covered dock loading space. There are no changes proposed to the site. Site
plan review for site work completed in 2019. Relief requested for setbacks.
The applicant requests relief for setbacks for a two-lot subdivision. The project site is to be on a 3.04 ac parcel
in the Commercial Light Industrial zone.
Section 179-3-040, Chapter 183
The relief requested is for a zero setback for the covered loading dock between the buildings where 30 ft
setback is required.
In making a determination, the board shall consider:
1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment
to nearby properties will be created by the granting of this area variance. Minor to no impacts to the
neighborhood may be anticipated.
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the
applicant to pursue, other than an area variance. Feasible alternatives appear limited due to the location
of the existing buildings.
3. Whether the requested area variance is substantial. The relief requested may be considered substantial
relevant to the code. The relief for the entryway boundary line to the existing covered loading dock of 30 ft .
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district. Minor impacts on the physical or
environmental conditions in the neighborhood may be anticipated.
5. Whether the alleged difficulty was self -created. The difficulty may be considered self-created.
The applicant proposes a two-lot subdivision creating lot 1 of 3.04 ac and to maintain the existing building of
21,303 sf. There are no proposed changes to the existing site conditions, exterior storage or parking area. The
plans show the location of the existing building and site arrangement.
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Staff comments:
Zoning Board of Appeals
Community Development Department Staff Notes
Note – Project review is slightly different due to variance that is created with the proposed subdivision –
tentative review process:
1. April 16th Seeley Machine Inc. Subdivision Planning Board Recommendation
2. April 17th Seeley Machine Inc. Area Variances -open public hearing, hear application, tabled
application pending subdivision (the subdivision has to be completed to create the area variances)
3. April 23rd Seeley Machine Inc. Subdivision Preliminary Public hearing, SEQR & Final Stage
4. April 24th Seeley Machine Inc. Area Variances decision
5. April 25th Seeley Machine Inc. Site Plans decision