Fulkerson 11-8-06 JV.doc
November 9, 2006
Mark Fulkerson
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8503 200 St. S.W.
Edmonds, WA. 98026
Case: # ZE-06-241, 242
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Subject Property: 8503 200 St. S.W., Edmonds, WA. 98026
Dear Mr. Fulkerson,
The City received a complaint regarding junk vehicles and numerous sheds at the subject
property. You may not have been aware of City regulations regarding junk vehicles and plastic
sheds. The subject property was inspected on November 8, 2006. At that time there were
several junk vehicles and sheds including several plastic sheds that may be over 120 square feet.
“Junk vehicles” are defined in ECDC 20.110.20.C as a vehicle meeting any two of the following
requirements: (bold added)
1. Is three years or older;
2. Is extensively damaged, such damage including but not limited to any of the following: a
broken or missing window or windshield or missing wheels, tires, motor, drive train, brakes or
transmission;
3. Is apparently inoperable;
4. Is without valid current registration plates;
5. Has a fair market value equal to the value of the scrap in it.
The Edmonds Community Development Code (ECDC) addresses accessory buildings as follows:
Permanent structures - exemptions from building permit
One-story detached accessory buildings used as tool and storage sheds, playhouses and similar
uses; provided the floor area of the building measured to the exterior wall or post does not exceed
120 square feet with a maximum eave of 30 inches (building must comply to setback and height
requirements for zone).
ECDC 21.10.040 Building (defined).
Building means any structure having a roof, excluding all forms of vehicles even though
immobilized. (See also, Accessory Building and Completely Enclosed Building.)
ECDC 17.70.010 Other temporary buildings - Temporary structures
Except as provided below in ECDC 17.70.030, a conditional use permit shall be required to
construct a temporary building in any zone. The permit shall be valid for a period of one year;
provided however, that said permit may be extended by the community services director for a
single one-year extension upon submittal of a written application prior to the expiration of the
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Fulkerson, 8503 200 St. SW, ZE-06-241,242, 7/13/2017
original permit. All the requirements of the zoning district shall be met. Said application for a
conditional use permit or an appeal of the staff decision granting or denying the extension of such
a permit shall be reviewed by the hearing examiner in accordance with the requirements for any
other conditional use permit under ECDC 20.100.010, with the decision being appealable to the
city council under the procedures applicable to any other conditional use permit. \[Ord. 2833 § 1,
1991; Ord. 2541, 1985\].
Plastic/canvas canopy/tent buildings in summary:
1. When a plastic/canvas building over 120 square feet is constructed without a permit it is
either an unapproved building or an unapproved temporary building. Buildings over 120 square
feet require a building permit and must meet minimum IBC provisions. A plastic/canvas
structure is considered non-conventional and can not meet minimum building code requirements
(snow load) and therefore cannot obtain a building permit.
2. An alternative is to consider it a temporary building. This requires a conditional use
permit prior to construction as described above. The permit is valid for one year and the
application can be extended for a second year. A conditional use permit application with the
Hearing Examiner is approximately $1300 depending on property particulars.
3. Whether a building is less than 120 square feet or over 120 square feet, it must meet the
required setbacks and height limits.
Corrective actions required:
Please contact me at your earliest convenience by November 20, 2006 to advise your
compliance schedule.
Please remove or enclose the junk vehicles in a legal building or demonstrate that the
vehicles are currently licensed and operable by December 15, 2006. Please note that a
tarp is not considered enclosed.
All accessory structures must meet setbacks. Regarding the plastic tent structures: The
City Council will be reviewing the current regulations later this month and provide
direction on future tent/canopy regulations. The enforcement policy may remain the
same (as above) or may be modified. In either case, enforcement is postponed on the
plastic tent/canopy structures until the Council’s decision.
If you have any questions or need any information please call me at 425-771-0220 x1716. Thank
you in advance for your cooperation and assistance.
Sincerely,
Mike Thies
Code Enforcement Inspector
thies@ci.edmonds.wa.us