CITY OF LAGUNA NIGUEL
CITY COUNCIL AGENDA ITEM
1989
To: Honorable Mayor and Council Members
FROM: Jonathan Orduna, Community Development Director
DATE: June 20, 2023
SUBJECT: Second Reading and Adoption of Ordinance No. 2023-223, An Ordinance State Law.
RECOMMENDATION
Staff recommends that the City Council:
1. Conduct second reading, by title only, and adopt Ordinance No. 2023-223:
ORDINANCE NO. 2023-223
AN ORDINANCE OF THE CITY OF LAGUNA NIGUEL, CALIFORNIA,
ADOPTING ZONING CODE AMENDMENT ZCA 23-01 AMENDING THE LAGUNA
NIGUEL MUNICIPAL CODE ZONING CODE PROVISIONS PERTAINING TO
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING
UNITS TO CONFORM WITH REVISIONS TO STATE LAW, AND MAKING A
DETERMINATION OF EXEMPTION UNDER CEQA
BACKGROUND
On June 6, 2023, as part of a duly held public hearing, the City Council conducted the first reading, by title only, of Ordinance No. 2023-223, an ordinance amending zoning provisions pertaining to Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in conformance with state law. At the meeting, the City Council unanimously approved of the content of the proposed ordinance and directed that the ordinance be placed on the June 20, 2023, City Council agenda for second reading and adoption.
ALTERNATIVES CONSIDERED
The City Council may decide not to update the proposed ordinance and the existing Laguna Niguel Zoning Code (LNZC) provisions would remain unchanged. The City Council may also decide to direct staff to return with a revised ordinance (or ordinances) to be presented at a future City Council meeting.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
Based on the whole record before it, the City Council finds that ZCA 23-01 is statutorily exempt from the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines under Public Resources Code section 21080.17 and CEQA Guidelines Section 15282(h), which provide that the adoption of an ordinance regarding ADUs by a city to implement Government Code Section 65852.2 is statutorily exempt from CEQA. In addition, Pursuant to Section 15061(b)(3) of the CEQA Guidelines, ZCA 23-01 is exempt from CEQA. The proposed amendment to the LNZC does not have the potential to significantly affect the environment. The proposed amendment does not significantly increase the potential (in manner or degree) for future development, beyond what is currently permitted by the LNZC. Therefore, the project would not result in a direct or reasonably foreseeable indirect physical change in the environment.
FISCAL REVIEW
There is no fiscal impact as a result of the adoption of Ordinance No. 2023-223.
LEGAL REVIEW
The City Attorney's Office has reviewed and approved this report and corresponding Ordinance as to form and content.
CONCLUSION
City staff recommends that the City Council conduct second reading, by title only, and adopt Ordinance No. 2023-223:
ORDINANCE NO. 2023-223
AN ORDINANCE OF THE CITY OF LAGUNA NIGUEL, CALIFORNIA,
ADOPTING ZONING CODE AMENDMENT ZCA 23-01 AMENDING THE LAGUNA
NIGUEL MUNICIPAL CODE ZONING CODE PROVISIONS PERTAINING TO
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING
UNITS TO CONFORM WITH REVISIONS TO STATE LAW, AND MAKING A
DETERMINATION OF EXEMPTION UNDER CEQA
Tamara S. Letourneal Scott C. Smith
City Manager City Attorney
tilla Glen Erica Roes
Jonathan Orduna Erica Roess
Community Development Director Senior Planner
Amber Gregg
Contract Planner
Attachments:
A. Draft Ordinance No. 2023-223
ORDINANCE NO. 2023-223
AN ORDINANCE OF THE CITY OF LAGUNA NIGUEL, CALIFORNIA,
ADOPTING ZONING CODE AMENDMENT ZCA 23-01 AMENDING THE LAGUNA
NIGUEL MUNICIPAL CODE ZONING CODE PROVISIONS PERTAINING TO
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS
TO CONFORM WITH REVISIONS TO STATE LAW, AND MAKING A
DETERMINATION OF EXEMPTION UNDER CEQA
The City Council of the City of Laguna Niguel does hereby ordain as follows:
SECTION 1. FINDINGS.
The City Council makes the following findings in connection with the adoption of this Ordinance.
At the October 2, 2018 City Council meeting, the City Council initiated a Zoning Code Amendment to update and clarify various requirements of the Laguna Niguel Zoning Code (LNZC), Title 9 of the Laguna Niguel Municipal Code (LNMC). This action was intended to ensure City requirements are accurate, relevant, and compliant with state law. Given the considerable scope of the potential changes, this was envisioned as a multi-phase effort over several years.
2. On August 3, 2021, the City Council adopted Zoning Code Amendment (ZCA) 21- 02 rescinding provisions relating to second dwelling units in the LNZC, replacing them with development standards for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) consistent with state law.
3. On August 10, 2021, following the adoption of ZCA 21-02, in accordance with state law, the City submitted the newly adopted ordinance to the California Department of Housing and Community Development (HCD) for compliance review with current legislation.
4. On November 4, 2022, the City received a comment letter from HCD stating the adopted ordinance addresses many statutory requirements but did not fully comply with state law, in their opinion, and identified necessary modifications.
5. On January 1, 2023, state law enacted additional regulations for ADUs and JADUs to further address the state's housing crisis.
6. ZCA 23-01 will update LNZC provisions for ADUs and JADUs to address both the November 4, 2022, HCD letter, and recent changes in state law.
7. On May 9, 2023, the Planning Commission held a duly noticed public hearing on ZCA 23-01 to amend the LNZC (LNMC Title 9) and considered all evidence presented by City staff and other interested parties and made a recommendation to the City Council as fully set forth in Planning Commission Resolution No. 23-05.
In accordance with Government Code Section 65091(a)(4) for projects affecting over 1,000 property owners, a one-eighth (1/8) page notice of the public hearing describing the project, date, time and location of the hearing was advertised in the Orange County Register - Laguna Niguel News at least 10 days prior to the hearing date. A notice was also posted at City Hall and was made available on the City's website.
State law requires that the City deem ADUs to be "a residential use that is consistent with the existing general plan and zoning designation" (Government Code Section 65852.2(a)(1)(C)).
10. The City Council finds that the zoning amendment is consistent with the goals, objectives, and policies of the general plan. ZCA 23-01 is consistent with General Plan, Policy 1.1, "encourage the development of land uses that contribute to the goal of a well-balanced community," in that the proposed amendments are composed of updates to zoning provisions that would benefit from additional clarity or refined regulations, and revisions to be consistent with current State law, which requires that the City deem ADU's to be "a residential use that is consistent with the existing general plan and zoning designation" (Government Code Section 65852.2(a)(1)(C)).
11. The City Council finds that the proposed zoning amendment will not adversely affect the public health, safety, and general welfare.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Based on the whole record before it, the City Council finds that ZCA 23-01 is statutorily exempt from the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines under Public Resources Code section 21080.17 and CEQA Guidelines Section 15282(h), which provide that the adoption of an ordinance regarding ADUs by a city to implement Government Code Section 65852.2 is statutorily exempt from CEQA. In addition, Pursuant to Section 15061(b)(3) of the CEQA Guidelines, ZCA 23-01 is exempt from CEQA. The proposed amendment to the LNZC does not have the potential to significantly affect the environment. The proposed amendment does not significantly increase the potential (in manner or degree) for future development, beyond what is currently permitted by the LNZC. Therefore, the project would not result in a direct or reasonably foreseeable indirect physical change in the environment.
SECTION 3. Section 9-1-35.26 (Accessory Dwelling Unit (ADU)) of Article 2 (Comprehensive Zoning Code) of Division 1 (Planning) of Title 9 (Planning and Zoning) of the Laguna Niguel Municipal Code is amended to read in its entirety as follows:
"Section 9-1-35.26. Accessory Dwelling Unit (ADU).
(a) Purpose. This section provides standards and criteria for the establishment of ADUs within residential districts consistent with California Government Code Section 65852.2 and shall be so construed.
(b) Permit Required. ADUs consistent with this section shall be reviewed ministerially in compliance with Government Code Section 65852.2, and shall require a building permit.
(C) Limitations. Improvements (including, but not limited to garages, retaining walls, etc.) that are not necessary for the physical construction of an ADU may be subject to a discretionary permit and/or public hearing, if required by Title 9 of the Municipal Code.
(d) Development Standards. The development standards set forth below shall apply to all ADUs. In addition, for any development standard not explicitly identified below, the requirements of the underlying zoning district shall apply, unless superseded by State Law.
(1) Zoning. ADUs shall be allowed in all zoning districts that permit residential uses on lots that include a proposed or existing dwelling. The ADU shall be either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling, including detached garages in accordance with Government Code Section 65852.2(a)(1). Nothing in this section shall allow for the conversion of commercial or non-residential space in a mixed-use building. (2) Sale and Rental of Units. Except as required in Government Code Section 65852.26, an ADU shall not be sold separately from the primary dwelling unit, and shall not be rented for a period of less than thirty (30) consecutive days, short-term rentals are not permitted.
(3) Number of Units Allowed.
a. Single Family Residential Zoning Districts. In single-family residential zoning districts, an applicant shall be allowed to construct one (1) detached or attached ADU per lot, or convert existing space into one (1) ADU. In addition to the one (1) ADU allowed in this Section, an applicant may also construct one (1) Junior Accessory Dwelling Unit (JADU) so long as it complies with Section 9-1-35.27.
b. Multi-Family Zoning Districts.
1. Converted Multi-Family. One or more ADUs within portions of existing multi-family dwelling structures that are not used as livable space, including but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with California Building Code Standards for dwellings. At least one converted ADU is allowed within an existing multi-family dwelling structure, up to a quantity equal to 25 percent of the existing multi-family dwelling units within the existing structure.
2. Limited Detached ADUs on a Multi-Family Lot. No more than two (2) detached ADUs are permitted on a lot that has an existing or proposed multi-family dwelling.
(4) Setbacks.
a. Attached or detached ADUs shall comply with the front yard setback requirement for the underlying zone. Exception: If a front yard setback is the only location on the lot where an ADU may be lawfully constructed, then the ADU may encroach into a required front yard setback as necessary to enable the construction of an 800 square foot unit.
b. Attached or detached ADUs shall have a minimum four (4) foot side and rear yard setback. Exception: No setback shall be required for the conversion of an existing permitted living area, accessory structure, or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit. c. Setbacks from slopes. Lots that have slopes that are 2:1 or steeper and over ten feet in height, shall setback structures in compliance with Section 9-1-33.6, Setbacks from Slopes.
(5) Height.
a. Except as otherwise provided by subsections (5)(b) or (5)(c) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height. b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional teet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
c. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height.
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower.
Notwithstanding the foregoing, ADUs subject to this subsection (5)(d) may not exceed two stories.
(6) Unit Size. The maximum size of an attached or detached ADU shall be limited to 850 square feet for units with zero to one bedrooms, and 1,000 square feet for units with two or more bedrooms. Notwithstanding the foregoing, in no event shall the square footage of an attached ADU exceed fifty percent (50%) of the habitable area of the existing primary residence or 800 square feet, whichever is less restrictive.
(7) Lot Coverage and Floor Area Ratio (FAR). All ADUs shall be subject to the applicable lot coverage and FAR requirements of the underlying zoning district, unless the application of such requirements would prevent the development of an ADU that is a minimum of 800 square feet in size, meets applicable height requirements per subsection (d) (4) of this section, and meets the four-foot side and rear yard setbacks.
(8) Parking.
a. A maximum of one (1) parking space shall be required for each accessory dwelling unit. Exceptions, no additional parking shall be required for the following:
1. ADUs converted as part of a proposed or existing space of a principal residence or within an existing accessory
structure.
2. ADUs located within one-half mile walking distance of public transit.
3. When a garage, carport or covered parking structure is demolished in conjunction with the construction of an ADU at the same location, or converted to an ADU, those off- street parking spaces are not required to be replaced.
4. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
b. When a parking space is required for an ADU, the parking may be provided as tandem parking and/or located on an existing driveway that is at a minimum 20 feet in length.
(9) Access. All ADUs are required to have separate exterior access from the primary residence.
(10) Fire Sprinklers. Fire sprinklers shall not be required for any attached or detached ADU, unless required for the primary residence. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
(11) Building Separation. An attached or detached ADU shall be subject to the building separation requirements of the Fire Safety and California Building Code requirements.
(12) Conversions on Single-Family Lots.
a. Legally Existing Structures. Legally existing detached accessory structures which do not meet the minimum setbacks requirements of subsection (6), may be converted to an ADU, subject to the approval of a building permit and compliance with Fire Safety/Building Code (California Government Code 65852.2(e)(1)(A)). Pursuant to state law, an applicant may expand the accessory structure by 150 feet beyond the physical dimensions of the existing accessory structure for the sole purpose of accommodating ingress and egress. b. Existing Space in a Single-Family Dwelling. Legally constructed space within an existing single-family home that does not meet the minimum setbacks requirements of Subsection (4), may be converted to an ADU, subject to the approval of a building permit and compliance with this section, the Fire Safety/Building Code, and California Government Code 65852.2(e)(1)(A).
(13) Other Provisions.
a. All ADUs shall contain the necessary interior amenities, including an efficiency kitchen which shall include the following, subject to California Building Code requirements:
i. A cooking facility with appliances.
ii. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the accessory dwelling unit.
b. All ADUs must meet the requirements of the California Building/Residential Code, as adopted and amended by Title 8 of the City of Laguna Niguel Municipal Code.
(14) Deed Restriction. Prior to the issuance of a Certificate of Occupancy for the ADU, the property owner shall record a deed restriction prepared by the City on the subject lot placing the following restrictions on the property, the property owner, and all successors in interest:
a. Except as provided in Government Code Section 65852.26, the ADU shall not be sold, transferred, or assigned separately from the Primary Dwelling, but may be rented.
b. The ADU shall not be used for short-term rentals, and shall be rented for a period of thirty (30) consecutive days or longer. c. If there is a JADU on the property, either the JADU or Primary Dwelling shall be occupied by the owner of record.
d. The property owner and all successors in interest shall maintain the ADU and the property in accordance with all applicable ADU requirements and standards.
(15) Services, impact fees and utility connections.
a. ADUs shall have adequate water and sewer services. These services may be provided from the water and sewer points of connection for the Primary Dwelling and not be a separate set of services. For an ADU that is not a conversion of an existing space meeting the requirements of Government Code Section 65852.2(e)(1)(A), a separate utility connection directly between the accessory dwelling unit and the utility may be required. Consistent with Government Code Section 65852.2(f), the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit.
b. The owner of an ADU shall be subject to the payment of all sewer, water, and other applicable fees, including impact fees set forth in Government Code Section 66000 et seq., except as follows:
ADUs that are less than 750 square feet shall not be subject to impact fees.
ii. ADUs that are 750 square feet or more shall be charged impact fees that are proportional in relation to the square footage of the Primary Dwelling unit.
c. The City shall not issue a building permit for an ADU until the applicant provides a will serve letter from the local water and sewer provider.
(16) Fire safety requirements. The construction of all new ADUs shall meel Fire nur standards for fire safety as defined in the California Building and (17) Ownership. Notwithstanding subsection (d)(2) above, no ADU shall be created for sale or financing pursuant to any condominium plan, community apartment plan, housing cooperative or subdivision map. (18) Occupancy. For any ADU permitted before January 1, 2025, ADUs may be rented or owner occupied and there shall not be a requirement that any unit on the lot be owner-occupied. For an ADU permitted after January 1, 2025, however, either the primary dwelling or the ADU shall be owner occupied, unless State law is amended to prohibit such a requirement. (19) Planned Residential Development. In the event that a planned residential development includes standards that would preclude the construction of a ministerial ADU that would otherwise be permitted under this section, the requirements of this section shall apply, and shall supersede the planned development standards as applied to ministerial ADUs within the applicable planned development district.
(20) Rental Terms. No ADU shall be rented for a term that is shorter than thirty- (30) days. This prohibition applies regardless of when the ADU was created.
(21) Nonconforming ADUs and Discretionary Approval. Any proposed ADU that does not conform to the objective standards set forth in subsections (1) through (20) of this section may be allowed by the City pursuant to Alternative Development Standards subject to approval of a Site Development Permit in compliance with the provisions of Section 9-1-114." SECTION 4. Section 9-1-35.27 (Junior Accessory Dwelling Unit (JADU)) of Article 2 (Comprehensive Zoning Code) of Division 1 (Planning) of Title 9 (Planning and Zoning) of the Laguna Niguel Municipal Code is amended to read in its entirety as follows:
"Section 9-1-35.27. Junior Accessory Dwelling Unit (JADU). (a) Purpose. This section provides standards and criteria for the establishment of JADUs within residential districts consistent with California Government Code Section 65852.2 and 65852.22 and shall be so construed. (b) Permit Required. JADUs consistent with this section shall be reviewed ministerially in compliance with Government Code Sections 65852.2 and 65852.22, and shall require a building permit.
(c) Development Standards. The development standards set forth in subsection (c) shall apply to all JADUs.
(1) Zoning. JADUs shall be permitted in Single-Family Residential Zoning Districts.
(2) Sale, Rental and Occupation of Units. The JADU shall not be sold separately trom the primary dwelling unit and shall not be rented for a period of less than thirty (30) consecutive days. In addition, either the JADU or the primary dwelling in which the JADU is located shall be occupied by the property owner at all times, unless the property is owned by a government agency, land trust or housing organization.
(3) Deed Restriction. A Deed Restriction prepared by the City shall be recorded on the subject property prior to issuance of building permits stating that the JADU is subject to the requirements of this Section, shall not sold separately from the primary dwelling unit, shall not be rented for less than 30 consecutive days, and that either the JADU or the primary dwelling in which the JADU is located shall be occupied by the property owner at all times. (4) Number of Units Allowed. One (1) JADU shall be allowed to be converted or constructed within the walls of an existing or proposed primary residence.
In addition to the one (1) JADU allowed in this Section, an applicant may also have one ADU so long as it complies with the requirements of Section 9-1-35.26.
(5) Unit Size and Construction.
a. A JADU shall not exceed 500 square feet.
b. A JADU must be contained within the walls of an existing or proposed single-family dwelling. A JADU may be located on the second floor of an existing or proposed single-family dwelling.
c. All JADUs shall contain the necessary interior amenities, including an efficiency kitchen, which shall include the following, subject to California Building Code requirements:
i. A cooking facility with appliances.
il. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
(6) Sanitation facilities. JADUs shall provide sanitation facilities. The JADU can either provide its own separate tull bathroom, or it may share sanitation facilities with the primary residence. If the JADU does not include its own eparate full bathroom then it shall provide an interior entrance to th rimary dwelling and provide clear and unobstructed access to th designated full bathroom.
(7) Access. Exterior access shall be provided for all JADUs separate from the main entrance to the primary residence. For JADUs that share sanitation facilities with the primary residence, the JADU shall have interior access as well.
(8) Parking. No additional parking is required for a JADU. (9) Architectural Compatibility. Any new construction which provides exterior access shall match the style, color, and materials of the primary residential unit.
(10) Fire sprinklers. Fire sprinklers shall be required for a JADU, if they are required for the primary residence.
(11) All JADUs must meet the requirements of the California Building Code, as adopted and amended by Title 8 of the City of Laguna Niguel Municipal Code.
(12) Services, impact fees and utility connections. JADUs are not subject to service fees, impact fees, or utility connection fees.
(13) Fire safety requirements. The construction of all new JADUs shall meet minimum standards for fire safety as defined in the California Building and Fire Code.
(14) Planned Residential Development. In the event that a planned residential development includes standards that would preclude the construction of a JADU that would otherwise be permitted under this Section, the requirements of this section shall apply, and shall supersede the planned development standards as applied to JADUs within the applicable planned development district.
(15) Rental Terms. No JADU shall be rented for a term that is shorter than thirty (30) days. This prohibition applies regardless of when the JADU was created.
(16) Nonconforming JADUs and Discretionary Approval. Any proposed JADU that does not conform to the objective standards set forth in subsections (1) through (15) of this section may be allowed by the City pursuant to Alternative Development Standards subject to approval of a Site Development Permit in compliance with the provisions of Section 9-1-114." SECTION 5. Section 9-1-142 (Definition of terms) of Subarticle 14 (Definitions) of Article 2 (Comprehensive Zoning Code) of Division 1 (Planning) of Title 9 (Planning and Zoning) of the Laguna Niguel Municipal Code is amended to modify the following definition to read as follows:
"Efficiency unit means a dwelling for occupancy by no more than two persons which has a minimum floor area of 150 square feet, and which may also have partial kitchen or bathroom facilities. Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code."
SECTION 6. SAVINGS CLAUSE
Neither the adoption of this Ordinance nor the repeal of any other ordinance of this City shall in any manner affect the prosecution for violations of ordinances, which violations were committed prior to the effective date hereof, nor be construed as a waiver of any penalty or the penal provisions applicable to any violation thereof.
SECTION 7. SEVERABILITY
If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.
SECTION 8. EFFECTIVE DATE
This Ordinance shall take effect and be in full force and operation thirty (30) days after its final passage and adoption.
SECTION 9. CITY CLERK'S CERTIFICATION
The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted at the duly designated posting places within the City and published once within fifteen (15) days after passage and adoption as required by law; or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and post a certified copy of the text of this Ordinance in the Office of the City Clerk five (5) days prior to the date of adoption of this Ordinance, and, within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk.
SECTION 10. SUBMITTAL TO HCD
The City Council hereby directs the Community Development Director to submit a copy of the Ordinance to the California Department of Housing and Community Development (HCD) within 60 days of its adoption in accordance with Government Code Section 65852.2
PASSED, APPROVED AND ADOPTED this 20t day of June, 2023.
Kelly Jennings, Mayor
ATTEST:
Marissa Asistin, City Clerk