VE-111-85ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER OF RELAXATION OF STANDARDS )
RELATING TO FRONT YARD SETBACK AND ABOVE )
GROUND STORAGE TANKS VERSUS REQUIRED BELOW )
GROUND STORAGE. (VE-111-85); MELCHER
MANUFACTURING COMPANY, INC.
FINDINGS, CONCLUSIONS
AND DECISION
SUMMARY OF APPLICATION:
The applicant is requesting several variances from the Zoning Ordinance. The
applicant proposes to place approximately 430 square feet of new office space,
as an addition to the existing building, within the 40 foot setback of Mission
Avenue. The applicant also proposes to locate a 7,500 storage tank and 550
gallon storage tank with the 40 foot setback of Mission Avenue. In addition,
the zoning ordinance requires the storage tanks to be located below ground and
the applicant is requesting that the two tanks be permitted to be located
above ground, thus a dimensional variation from some minus 12 feet below
ground to a positive 8 feet above grade.
LOCATION:
The location is approximately a triangular shape piece of land located south
of the Burlington Northern Railroad right-of-way, north of Mission Avenue and
Railroad Avenue and east of the Fancher Street elevated bridge, in Section 13,
Township 25, Range 43. The Assessor's Parcel # is 13532-0303.
DECISION OF THE ZONING ADJUSTOR:
Based upon the evidence presented and the circumstances at the site, the
Zoning Adjustor APPROVES all the variances as requested.
PUBLIC HEARING:
After examining all available information on file with the application and
visiting the subject property and surrounding area, the Zoning Adjustor
conducted a public hearing on October 9, 1985, rend r a verbal decision on
October 9, 1985, and a written decision on October, 1/ , 1985.
FINDINGS OF FACT
1. The proposal is generally located north of Mission Avenue, east of
the Fancher Street elevated bridge and south of the Burlington Northern
Railroad in Section 13, Township 25, Range 43 and is further described as
Assessors Parcel #13532-0303, being more specifically in Zoning Adjustor file
VE-111-85.
2. The proposal is a multi -faceted expansion and improvement project.
The central administration offices are proposed to be expanded by approx-
mately 430 square feet, most of which is proposed within the 40 foot front
yard of Mission Avenue. The extent of the variance requested is to a setback
of 13'6" or a variance of 26'6" from the standard 40 foot setback. The
applicant further proposes to cease the utilization of 50 gallon drums of
resin stored on the site and instead utilize a 7,500 gallon above ground
storage tank. This storage tank would also be located in the front yard, off
of Mission Avenue. The applicant also proposes, although not in the immediate
future, to locate a 550 gallon acetone storage tank in an above ground
location, again requesting a variance from the below ground requirement of the
Zoning Ordinance and to place the tank within the 40 foot front yard setback
off of Mission Avenue. The present acetone storage tank is located below
ground. The requested locations are indicated on the approved site plan
FINDINGS, CONCLUSIONS AND DECISION FILE VE-111-85 PAGE 2
contained in the file. The applicant has also re -adjusted several_ parking
stalls in front of the proposed office addition. The applicant's site plan
contains the minimum number of required parking stalls as calculated on the
basis of square footage of the facility as well as number of employees. The
applicant is also in the process of acquiring leased space beneath the Fancher
Street bridge from Spokane County. Some of this space will be utilized for
employee and customer parking.
3. The adopted Spokane County Future Land Use Plan designates the area of
the proposal as Industrial and the proposal is consistent with the
County's entire Comprehensive Plan, including the Future Land Use Plan.
4. The site is zoned Manufacturing which would allow the proposed use
upon approval of this application.
5. The existing land uses in the area of the proposal include numerous
kinds of manufacturing, industrial, heavy commercial, storage yards, etc. all
of which are compatible with the proposal.
6. A former owner of the facilities requested and received in 1960
(VE-3-60), a variance to construct part of the present facilities within the
(at that time 35') front yard setback off Mission Avenue. The reasons for
granting the variance at that time were related to the unique circumstances
particular to the property due to the railroad right-of-way and the widening
of Fancher Road and Mission Avenue, the unique shape of the property and the
fact that any property owner would most likely have a difficulty in
affectively utilizing the site without a variance from the local zoning
regulations.
7. Regarding the proposed addition of the office farther into the front
yard the following is the case:
a. The previous variance which granted new office space at that time
established a pattern of approval by local government for this use to
invest in this site. The improvements made thus established a degree
of permanency at the site for the applicant (although, the applicant
is the owner of land in the West Plains area and has plans in the
future to shift the entire location to that site). In order to
remain competitive in the business and at the location thus approved
by local government, the applicant is requesting this space to
continue to retain a competitive edge in its field.
b. Several other site locations between Mission Avenue and the railroad
are also disadvantaged by peculiarly shaped sites. Some of them have
been granted variances and others have construction which pre -dates
the zoning ordinance, thus establishing a not uncommon privilege in
the general vicinity and zone. The construction will not present a
hazard to the travelling public nor be detrimental to adjoining
properties or the general welfare. There is a tree located
strategically off the corner of the proposed new addition which
provides a measure of protection, and also absorbs much of the visual
impact of the structure as it may extend further toward the roadway.
Any space at the site needed to provide fire protection will not be
hampered, as the construction is toward the public right-of-way and
presents itself easily for fire fighting. A fire hydrant is also
located within 50 feet of both the new tanks and the new office space.
c. Parking spaces for automobiles related to the new construction is
available on site.
d. It is the unique and narrow shape of the site, a previous expandion
of Mission Avenue and a past change to the zoning ordinance
increasing the front yard setback from 35 feet to 40 feet which as
helped to create this hardship for the applicant or for any occupant
of this site.
FINDINGS, CONCLUSIONS AND DECISION FILE VE-111-85 PAGE 3
8. Regarding the 7,500 gallon proposed above -ground resin storage tank:
a. There are no other locations on the site where the tank can be
readily available for deliveries as well as provide access for
employees to the tank.
b. The situation will be greatly improved to have a single tank rather
than the continued use of 50 gallon drums. Several trips per week
are necessary to provide a constant supply of resin in 50 gallon
drums. The drums provide an inadequate storage methodology and the
permanency of a single large storage tank will allevaite that
problem. The utilization of resin is an established part of the
current manufacturing process carried out by the applicant.
c. There is no indication from any parties or agencies that placement of
the tank aboves ground would be detrimental to the public welfare or
injurious to improvements in the area.
d. There are numerous storage tanks above ground in the vicinity,
particularly those associated with the storage of bulk gasoline and
other petroleum products.
e. A resin tank needs to be entered by an employee and cleaned on an
approximately annual basis. This procedure is made both easier and
safer for an above ground tank. The Aquifer Sensitive Area Overlay
Zone (Section 4.16.A of the Spokane County Zoning Ordinance)
addresses storage tanks containing materials which may have an
adverse impact on the Aquifer if they are to reach the Aquifer in
sufficient quantities of that substance. The preferred method and
location of storage is above ground, where monitoring can easily take
place and where assurances against spills and leaks can more
effectively and efficiently be made. The applicant has been
designated a Critical Materials Use Activity and this storage tank
must comply with the provisions of the Aquifer Sensitive Area
Overlay Zone with regard to protection against spills and leaks and
stormwater drainage. This design compliance should occur at the
point of issuing the building permits.
f. The 7,500 gallon tank is proposed to be a maximum of 8 feet in height.
9. Regarding the proposed 550 gallon acetone above ground storage tank:
a. An existing approximately 500 gallon acetone storage tank is
installed underground as shown on the site plan.
b. In one respect it would be desirable to bring this tank above ground,
thus taking the threat of leaks off of the Aquifer and placing it in
a more visible position capable of being adequately monitored. On
the other hand, monitoring is taking place on a daily basis for the
underground tank in an effort to determine if leakage is occurring.
c. It is possible at some point in the future monitoring wells may have
to be placed around this tank in order to test for leaks. This would
most likely be the result of a federal law regarding protection of
groundwater. At this time there is no such requirement.
d. The applicant is requesting permission to place a tank for the
purposes of storing 550 gallons of acetone above ground, in
anticipation of an above ground storage as an alternative to the
below ground monitored, storage.
e. Acetone is a volatile and potentially dangerous material when located
above ground. A fire could produce a situation that would be
detrimental to the public welfare. If above -ground storage is
ultimately to take place, it must be done with all adequate safe-
guards as required or necessary to minimize the danger from fire and
explosion.
f. It is not desirable to place acetone storage inside of a structure.
FINDINGS, CONCLUSIONS AND DECISION FILE VE-111-85 PAGE 4
g. It is possible that the acetone storage tank could be located west of
the resin storage tank, that is, the two tanks could be shifted in
their proximity to each other. A possible reason for doing this
would be to literally provide some protection from errant vehicles
loosing control on Mission Avenue and crashing into the acetone
tank. It would be more susceptible to fire and explosion that would
the resin tank upon the impact of an errant vehicle.
h. A trade off must ultimately be made between below -ground, monitored
storage of acetone versus above -ground monitored storage of acetone.
The trade off is the vulnerability of the above ground tank to fire
and/or explosion. There are various safeguards which can minimize
fire or explosion. At such time as the applicant may choose to bring
the storage tank above -ground, all of the appropriate rules and
regulations regarding safety of the above ground storage of such
material will necessarily come into play.
i. The location of the acetone tank above ground provides a potential
hazard to the applicant, industry and its employees, as well as to a
small number of the traveling public. It provides, however, a more
easily monitored situation with regard to the protection of drinking
water in the area; thus providing a greater safeguard to a large
number of people than does an underground storage tank, even one
which is monitored as best as our technology will allow. The
underground storage of acetone reduces or eliminates the risk to the
applicant and the employees, as well as the travelling public; but
exposes the greater metro population to a potentially serious hazard,
although the chances of such a leakage accident are remote.
10. The applicant proposes to provide impact protection from errant
vehicles traveling west on Mission Avenue by the installation of numerous
large landscaping rocks east of the two proposed tanks and on the edge of the
grass where it meets the asphalt paving.
11. An existing tree shown approximately directly south of the southeast
corner of the 7,500 gallon tank will be left in place. This will help to
aesthetically absorb the impact of the tank(s) as well as provide some impact
protection for the tanks.
12. The tanks are set some approximately 20 feet back from the curb and
landscaped area which contains the leach bed. The landscaped area extends
some 12 feet into the right-of-way of Mission Avenue.
13. The use at this site has been designated as a Critical Materials Use
Activity pursuant to Section 4.16A of the Spokane County Zoning Ordinance.
The installation of the two tanks will have to be consistent with the
provisions of the Aquifer Sensitive Area Overlay Zone and under the guidance
of the Critical Materials Handbook, at the time of the issuance of the
building permit(s) for the tanks.
14. The proposal is exempt from the provisions of Chapter 43.21C RCW
pursuant to WAC 197-11-800 (6) (b).
15. The applicant has been made aware of the recommendations of various
County/State agencies reviewing this project and has indicated they can comply
with those recommendations.
16. No one appeared to oppose the proposal nor were any written comments
adverse to the proposal received.
17. The proper legal requirements for advertising of the hearing before
the Zoning Adjustor of Spokane County have been met.
18. Any conclusion hereinafter stated which may be deemed a finding
herein is hereby adopted as such.
From the Findings, the Zoning Adjustor comes to these:
FINDINGS, CONCLUSIONS AND DECISION FILE VE-111-85 PAGE 5
CONCLUSIONS
1. The proposal is not detrimental to and is compatible with the public
health, safety and welfare. In the case of the resin, the containment of the
resin in above -ground, monitorable storage tank is a decided improvement over
the storage of resin in 50 gallon drums which require a great deal of
handling, thus increasing the chances for spills, etc. The placement above
ground, if it occurs, of the 550 gallon acetone tank is an improvement over
the existing installation in the ground, from the standpoint that more
accurate monitoring of the substance will occur. This protects the public
welfare in a greater sense, in terms of protecting the sole source water
supply. An above ground tank containing acetone does present other hazards
associated with fire and explosion. However, it is the opinion of the Zoning
Adjustor that a greater public benefit is received from Aquifer protection
when weighed against detrimental affects of possible fire or explosion.
2. The subject property is deprived of privileges commonly enjoyed by
other properties in the same vicinity and zone and the granting of the
variance will remedy the difference in privileges. There is both construction
work and buildings located within the front yard setbacks on various
properties in the area, as well as above ground storage tanks. The applicant
demonstrated this through testimony and display of aerial photographs.
3. The granting of the variance is not a grant of special privileges
inconsistent with privileges enjoyed by other properties in the vicinity and
zone.
4. Because of special circumstances applicable to the subject property,
particularly the peculiar sized and shaped lot and the granting of a previous
variance which recognized the site's inherent hardship, the strict application
of the standards of the Spokane County Zoning Ordinance deprives the subject
property of rights and privileges of other properties in the area and under
identical zones.
5. The granting of the variance is not materially detrimental to the
public welfare or injurious to property or improvements in the vicinity or
zone in which the subject property is located. There was no testimony from
the public or any other agencies which indicated that such would be the case.
6. Any finding hereinbefore stated which may be deemed a conclusion
herein is adopted as such.
DECISION
From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES
the proposal. The following CONDITIONS OF APPROVAL ARE STIPULATED.
CONDITIONS OF APPROVAL
I. GENERAL
1. The following conditions shall apply to the applicant, owner and
successors in interest.
2. The projects shall be constructed in substantial conformance with the site
plan officially approved by the Zoning Adjustor and as clarified and
stipulated by the various offices below.
3. The installation of either or both tanks must be consistent with all
appropriate local state and federal regulations as they may apply. It is
understood that the acetone tank may well remain in the ground for several
years. The variance permit to locate the acetone tank above ground is
granted to this specific applicant, Melcher Manufacturing Company, Inc.,
and if not exercised by the Melcher Manufacturing Company is not
transferrable to some future owner of the site, without the administrative
approval of the Zoning Adjustor.
FINDINGS, CONCLUSIONS AND DECISION FILE VE-111-85 PAGE 6
II. PLANNING DEPARTMENT
1. It is the intention of the Planning Department to see to it that large
landscaping rocks, sufficient to serve as a substantial barrier for errant
vehicles travelling west on Mission Avenue are installed. It is also the
intention that the new addition to the existing office area be suitably
landscaped and that re -arranged parking stalls are indicated by striping
on pavement. The applicant shall notify the Zoning Adjustor as to when
inspection of the large rocks, parking lot striping and landscaping may be
inspected. No bond or other monitoring assurances is being required of
the applicant because of the applicant's record of making every effort to
comply with rules and regulations. However, periodic inspection of the
site will occur and action will be taken to force compliance with
striping, landscaping and barrier installation if the facilities are
installed and the additional amenities have not been added. If the
applicant secures leased space under the Fancher Street bridge and chooses
to establish some of its required parking there, then parking lot striping
of some stalls as shown on the site plan may be waived.
III. DEPARTMENT OF BUILDING & SAFETY
1. All buildings, structures and fences in excess of 6' in height require
building permits as per Section 301 of the Uniform Building Code.
2. Tanks shall be installed in compliance with Article 79, Division V, of the
Uniform Fire Code.
3. The tank installations will be required to comply with the applicable
Aquifer Sensitive Area Overlay Zone requirements for spill and leakage
protection, consistent with the recommendations of agencies having
jurisdiction over such matters and/or the Critical Materials Handbook.
The applicant's manufacturing process has been designated as a Critical
Materials Use Activity pursuant to Section 4.16A of the Spokane County
Zoning Ordinance.
IV. UTILITIES DEPARTMENT
1. The owner(s) or successor(s) in Interest agree to authorize the County to
place their name(s) on a petition for the formation of a ULID by petition
method pursuant to RCW 36.94 which the petition includes the Owner(s)
property and further not to object by the signing of a protest petition
against the formation of a ULID by resolution method pursuant to RCW
Chapter 36.94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from objection
to any assessment(s) on the property as a result of improvements called
for in conjunction with the formation of a ULID by either petition or
resolution method under RCW Chapter 36.94.
1. None are applicable.
V. HEALTH DISTRICT
VI. ENGINEER'S OFFICE
1. Prior to the release of a building permit, the applicant must sign and
record Spokane County Notice to the Public No. 6.
DATED THIS 214 DAY OF October, 1985.
omas os er AI P
Zoning Adjustor, Spokane County
Washington
FINDINGS, CONCLUSIONS AND DECISION FILE VE-111-85 PAGE 7
FILED:
1)
2)
3)
4)
5)
6)
Applicant
Parties of Record
Spokane County Engineers Office
Spokane County Health District
Spokane County Utilities Dept.
Spokane County Dept. of Building & Safety
NOTE: ANY PARTY AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN
(10) CALENDAR DAYS OF THIS DATE.
0012z/10-85
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Spetember 27, 1985
Page 2
5. VE 111-85 - Melcher Mfg. Cq,~- PTior to release of a building penait, the applicant
ncuet sign and record Spolc.ane Countq Notice to the Public #6. Thie document spe-
cifies that the owners, heire, graatees and aesigne agree to join in and not oppose
or proteaL the formation of a Road Improveneat Dietrict (QID) or County Bnad Pro-
ject (CRP) for the improvement of 2iiasion Avenue or Railroad Avenue. Thio require-
meat is consistent vith tbe provisioag of Board of Cosmfasioners Besolution No.
80-1592.
The site plan which w►as submitted xith t6e application depicts siz pericing epacea
which encroach into the County Road rightrof-way. Spokaae County does not permit
thie Lype of encroachment. All parkin,g muet be located on-site and off of the
right-of-way.
The SSO gallon acetone storage tank is located in ouch a manaer that a vehicle
could strike [he tank if a driver were to lose control on the curve. It ie recor
sended that the tank be located elsevhere on the pzoperty or a barricade, capable
af protecting the tank, be installed. The preferred choice, however, is reloca-
_ cion.
BMC/set
-
, .
• ' . . ~ +J . , • ,
SPOKANE COUNTY ZONING ADJUSTOR - PURLIC HOARING AGEiVDA: , OCTOaER 9, 1985
TIME: 1:15 P.M. .
PLACE: Spokane County Planning Dept., N. 721 Jeffe rson St., 2nd floor hearing room
4. VE-125-85 RELAXATION OF FRONT YARD SETBACK REQUIREMENT
Generally located on the west side of Liberty ~
Lake, east and adjacent Liberty Dri ve, approximately 50' northof the intersection of
Mahko St, and Liberty Drive in Section 22-25-45.
PROPOSAL: To allow a detached garage to be '
1 ocated 171611 from the front propert;
line, whe reas Section 4.06.020 and ~
4.05.110 b.2. of the Spokane County
Zoni ng Ordi nance. requi res a25' setback from the front property line
in the R-2 (_Two Family Residential)
zone.
SITE SIZE: 6,000 sq. ft. APPLICANT: John Nord 5. '•'I ~ 1-k2,m,
RELAXATION OF SEVERAL STANDARDS OF THE SPOKANE
COUNTY ZONING ORDINANCE INVOLVING: (1)
LOCATI ON OF TANK(S) ABOVE-GROUND AND (2)
CONSTRUCTION OF kN OFFICE SPACE ADDITION AND
LOCATION OF ABOVE-GROUND STORAGE TANK(S) WITHIN
fHE REQUIRED 40' FRONT YARD SETBACK Generally
located between Fancher Road/Mission Avenue, Lhe
~Burlington Northern Railroad right-of-way and
the Fancher Road Brid9e in Section 13-25-43
PROPOSAL: To allow the following deviations
from the following portions of the
Zoning Ordinance:
Zoning Ordinance Ordinance Applicant
_ Reference Standards Proposal
4,12.140 (tanks) Below Ground 8' above ground
4,12 '.1040 1. 40' 131611
(_setback)
SITE SIZE: 20,000 sq. ft. (approx.)
APPLICAtJT: Melcher Manufacturing Co., Inc.
NOTE: The tanks to be located in the front yard
area are: (1) a 7500 gallon resin storage
tank ; and (2) a 500 ga 11 on acetone storage
tank (currently below ground).
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POKANE COUNTY PLANNING DEPARTh, . ~
APPLICATIONS BEFORE THE,ZONING ADJUSTOR/BOARD OF ADJUSTMENT
. .
,
Ce rti fi cate of Exempti on Appl i cati on S- S
,
;';em2 Of Appl 1 Cdnt: _1~ielc~jg~^ t~fa~factt.~~ Co,,,,, Inc.
Street Address: E. 6017 Mi^sion Ave.
City: Spokane State: WA Zip Code: 99211 Phone No.: 535-762E
. Ndfi12 of Property Owne r(s Me l.cher Manufacturin~ CD., Inc.
REQUESTED ACT ION ( S)( Ci rcl e App rop ri ate Acti on
. ~
Variance ) Conditional Use Permit Non-Conforming Lot/Use
Waiyer of Yi.olation Terrporary Use/Structure Other:
*
* FOR STAFF USE ONLY
*
*Ci te 0 rdi n an ce Secti on : O1 d Co de : New Co de :
* . -
*Se cti on Towns hip Ran ge P rope rty Si ie : ~
* •
*Existing Zoning: ~ - F.L.U.P. Des i gnat i on'-s, 4.
*PSSA: 0 N UTA:QY N GaSA: Y N FIRE DIST.: LEGAL CHECKED BY:
* #
, ^ *
*Heari ng Date: ~j Staff taki ng i ri Appl i cati on
* * * * * * * * * * * * ~ * * * ~ * * * * * * * * * * * x * x ~ * * * * * * *
Existing Use of Property: Manufacture of fiberglass rarrrps.
Describe Intended Proposal: 1) bctend office building b,y 439 so, ft. (13'6" frontotJ
,yard setback variance). and 2) in~tall a 7 T 500 qallon resin stQzaaP tanc ~
OV-w
(10'5" front ,yard setback variance & above ground storaPe tank variance). d ~
Street Address of Property: E. 6017 Mission Ave.
i
Legal Descri ption of Property ( Incl ude easement i f appl i cabl e) :
East Spokane pt of B3 Ptn bounded on E& W by Fancher Roaci as per poc 781285A
& on N by SPO CO R/W which lies 60 ft. SE'l,y of & par. to NP RWY Co. SR/W line.
Parcel 13532-0303 Sou rce of Legal : Ownership Micro-run.
Total amount of adjoining land controlled by this owrier/sponsor: Vone.
What i nte rest do you hol d i n the p rope rty: Owner.
Please list previous Planning Oepartment actions involving this property: Variance of front yard setback of S" granted February, 1960, Case #Vv,3-64.
I SWEAR, UNDER TNE PENALTY OF PERJURY, THAT: (1) I AM THE OWNER OF RECORD OR AUTHORI-
ZED AGENT FOR TNE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PER~IISSION FROM SAID
OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACNED; AND (3) ALL OF THE ABOV`
RESPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TO THE BEST OF
MY KNOWLEDGE.
S i gn e d . &'X_~c. Address : Es~ 11108 20tb, SQokan~. 1p 9q?06
. Phone No. : 9zr~-2o56 ~iate :
~
NOTARY SEAL : Notary : "1-4
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Date: ~ S~~ ,,l ~
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NAME: Melcher Manufacturing Cb., Inc.
FILE VE-111-85
I. VARIANCES The County Zoning Ordinance, Section 4.03.020 (64), cl ari fi es
that variance is an ac~justment made to a"dimensional" regulation.
We6sters New Collegiate Dictionary (1979) defines "dimension" as a
measure in one di rection. (and therefore includes "area").
A. State Law C-36.70,020 (.14) RCW),,, Is the subject property deprived of
privileges commonly enjoyed by other properties in same vicinitf 'and zone and
does the variance remedy the di fference in pri vi leges? If so, wllat pri vi 1 eges?
Yes. Yellowstone Pipeline Co., E. 6317 Sharp, has numerous larQe above-
ground storage tanks. Neighboring businesses have been allowed to expand
within the setback (e.g. Curtis Construction Co., Master Fence Fitting
Inc., Lester N. Johnson, Co., & American Recycling Co.).
At least three other manufacturers (Bayliner Boats, Sunrunner Boats and
Freedom Boat Co.) utilizing the same product (resin) have above-ground
storage tanks.
B. Because of speci al ci rcumstances appl i cable to subject property, including
siZe, shape, topography, location or surroundings, does strict application of
the dimensional regul ation deprive the subject property of ri ghts/pri vi leges
enjoyed by other properties in vicinity under IDENTICAL zones? If yes, what
speci al ci rcumstances exist?
Yes. The property and structures are irregularly shaped, conforming to
roadway right-of-ways, a b ridge overpass and railroad property. The
existing plant plus the proposed structures would maximize use of this
land within a manufacturing zone: 1) the proposed land use allows the
company to gain a competitive edge in the international marketplace for
itself and for the Spokane counnunity; 2) few other manufacturing com-
panies could bring as great a return on the same land space; and 3) the
property site is inconspicuous and isolated so that changes have minimum
impact on its surroundings. Approving this variance application Qrants
Melcher Manufacturing the same right and opportunity to grow and develop
which is enjoyed by neighborinQ propertv owners.
C. Wi 11 granti ng of the vari ance be materi al 1y detri mental to publ i c wel fare OR
injurious to property or improvements in the vicinity and zone in which the
subject property is located?
No. The buildinS addition will have no effect on vroperty or improvements
in the vicinity and will enhance the property's and area's street appeal.
The resin storage tank will be built to insure protection against fire
and spillage. Construction will conform to all requirements as approved
by Spokane County for fire, aquifer, health, utility and traffic pro-
tection. The tank will replace the handling of resin in 50 gallon drums
which constitutes a significantly greater risk to.the environment of
fire and spillage.
There have been two auto salvage yards installed nearby and this site
improvement will-greatly enhance the area.
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OFFICE OF COIJNTY ENGINEER
.
SPOKANE COUNTY, WASHINGTON ~
Date. y 19 _
Inter-office Communication
To ~
From
Sub ject ,
in Section 2, Toc.mship 26 Norch, Range 110 E.W.M. was vacated by thr!
Gvmmissloners in 1952. (:cznsequentlv, rhe applicant sRy rr~r
operty iinless an aleernate accebs in the fora of an easem~.
c e.d .
n~:
an easement is secured which wnuld pei-mit aev-ess irom th~
iechey Road, sap would recluest that the access eaeQnent br designa[ed as r
ct h" future puh1iC zight-of-way tract. The easement miist be a minimum c>
in width and extend ro the nor[!l prc,perty line (north iine of Parcel "J'').
, , . . .
ovemo_- rt <<~tessa~
l ot th
iCe public [.ir;nL-O..~vay CraClb. i.dbL--Wx:at udb&~:1:lG::tti aLt.;-; tu L!.
operty lines on both the iSSE and west side. ?'he norch-south easeraent sl,
.cnd to thE nar,
e reyuireinent
ar thc an0-I r
ov ed ro
d18t?-] ,
30 ft. .
.~zrt} lir~~s oi ±-o r^ iv7Fr rf it »:10 ifi1
,-J2t-of-way and that roadway imprnvements canststin8 oE curb and sf dewa:
;i.-ice. t:inetc-c-nth IR a?ocal access st:eot. We have no adverse curments
',.ng the appl.ication. ttpplicant shc,uld te edvised t1, -1
l)y E.i1le
,
y
F
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a .~..w
£ 1
£
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