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a. All outdoor use, activity and storage areas must comply with setback <br />requirements for the primary use. <br />b. A solid sight-obscuring fence or other appropriate screening approved by the <br />planning department is required around the outside edges of the area devoted <br />to the outdoor use, activity or storage. The height of outdoor storage abutting <br />public streets or residential zones shall not be higher than the height of the <br />screen device approved by the planning department. <br />c. Except in the LI2 zone, outdoor use, activity or storage areas located adjacent <br />to property in the same zone may be located in the required interior side and <br />rear setback yards. All outdoor use, activity and storage areas located adjacent <br />to residential zones must meet required setbacks for the primary use. <br />d. When gross floor area or lot coverage requirements are applicable, an <br />outdoor use, activity or storage area will be used in calculating the permitted <br />gross floor area or lot coverage of a use or development if this area will be used <br />as an outdoor use, activity or storage area for at least two months in every year. <br />e. If located on an unimproved area of the site, the underlying ground must be <br />improved as required by the department of public works. <br />4. Exceptions to Outdoor Use, Activity or Storage. The following outdoor uses and <br />activities, when located in commercial and industrial zones, are exempt from the <br />requirement of this subsection as stated below: <br />a. Exceptions to subsections (B)(3)(a) through (d) of this section; provided, that <br />a temporary certificate of occupancy from the building department is obtained: <br />(1) Outdoor Christmas tree lots and fireworks stands if these uses will <br />not exceed forty-five days. <br />(2) Outdoor amusement rides; carnivals and circuses; and parking lot <br />sales which are ancillary to the indoor sale of the same goods and <br />services if these uses will not exceed ten days. <br />b. Exception to subsections (B)(3)(a) and (b) of this section: <br />(1) Outdoor dining areas, where permitted. <br />(2) Outdoor display of vehicles for sale or lease; provided, that they <br />meet all of the standards of EMC 19.35.080. <br />5. Modification. The applicant may request a modification of the requirements of <br />subsections (B)(2) through (4) of this section by submitting a written request with their <br />site plan to the planning director for review. The planning director may approve a <br />modification using the review process as described in EMC Title 15, Local Project Review <br />Procedures, if: