The Great Falls Board of Adjustments approved a variance request for O’Reilly Auto Parts to redevelop the former Prime Cut building during Thursday’s meeting.
The Prime Cut restaurant, located at 3219 10th Avenue South, closed two years ago. O’Reilly Auto Parts seeks to redevelop the property into a new auto parts store.
City documents indicate that the O’Reilly development proposes to utilize the rear wall of the existing structure and extend it approximately 22 feet along its present alignment.
City planner Troy Hangen explained that the Board of Adjustments had to consider criteria for a basis of decision for the variance request:
- The variance is not contrary to the public interest.
- A literal enforcement would result in unnecessary hardship, owing to conditions unique to the property.
- The spirit of this Title would be observed and substantial justice done by granting the variance.
"The request variance is not contrary because the subject property was developed in compliance with the city code prior to 2005," Hangen said.
As for unnecessary hardships, city documents note that a public alley already provides an additional 20-foot buffer from the residential properties to the north. Prairie Mountain Bank, Auto Trim Design, and Good Vibrations/Sound Pro also buffer the same alley.
According to staff recommendation, the spirit of this Title would be observed and substantial justice done by granting the variance because of the following:
- The purpose of the relatively large rear setback in commercial zoning districts is to protect adjacent properties against negative impacts such trash collection and noise from delivery vehicles
- the need for such protection is not required in this case because of the presence of the alley buffer as well as the fact that a restaurant was operated for almost 40 years with the same nonconforming setback
Because of these factors, the spirit of the code is still met and substantial justice is being served, according to the documents.
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