During the work study session staff presented multiple draft text amendments that will return to the commission for formal consideration next month.

Outdoor storage: Principal Planner Les Johnson said staff is drafting language to prohibit nonstandard permanent storage forms (for example, retired shipping containers and buses used as yard storage) and to limit long-term, highly visible outdoor storage that has become an aesthetic and code-compliance issue in some neighborhoods. He emphasized the proposal is not meant to restrict short-term construction staging: "Sometimes there are short term needs for storage of items for a short period of time, a week or 2," Johnson said, and staff expects short-term construction storage to be allowed while long-term accumulations will be targeted for enforcement. Commissioners asked about enforcement thresholds and how to identify inoperable vehicles; staff said code compliance is largely complaint-driven and that staff would first educate property owners before issuing citations, using vehicle registration/title checks as one enforcement tool.

Animal regulations: Staff proposed minimum pen-size standards tied to animal size and counts, clarified that animals kept for educational purposes must be part of an active program (for example, a temporary swine presence would have to end when the program ends), and recommended increasing animal-unit allowances on lots larger than one acre based on comparisons with similar communities and a recent conditional-use example.

Wireless communications: Staff proposed streamlining the review for 'stealth' antennas and small-cell installations by allowing administrative review when antennas are integrated into buildings or replace existing streetlights; the proposal would also make the commission the final decision-making body for some conditional-use applications unless appealed to council.

Downtown parking and murals: Staff proposed an exception to minimum on-site parking for a narrow strip east of Ellsworth (properties under 5,000 square feet would not be required to meet on-site parking minimums) to support small-scale businesses and preserve the character of the downtown core; commissioners raised ADA- and congestion-related concerns and staff said two consultant teams are studying downtown parking and potential public parking solutions early next year. Staff also proposed defining "mural" in code so true murals are not regulated as signage.

Next steps: Staff will draft finalized ordinance language and return to the commission next month; enforcement approaches, specific thresholds and any exceptions will be refined in the draft code language.