HomeMy WebLinkAbout _ 4(d)--Adopt Ordinance No.2687 amending Title 18, Rezoning Application (RZ-2025-01030) GI �" Y C� F
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REPORT TO THE CITY COUNCIL
MEETING DATE: December 16, 2025 FROM: Sharlene Tipton, City Clerk
ITEM NO. 4(d)
***APPROVED BY***
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stipton@cityofredding.org sbade@cityofredding.org
SUBJECT: 4(d)--Adopt Ordinance No. 2687
Recomrrcendation
Authorize and approve the following related to the second reading of the below-noted Ordinance
introduced at the regularly scheduled City Council Meeting of December 2, 2025:
(1) Adopt Ordinance No. 2687, an ordinance of the City Council of the City of Redding: (a)
amending Redding Municipal Code Title 18, (Zoning), Chapter 18.31.030-B (Density
Regulations—Residential Uses) and adding RMC Title 18, Chapter 18.59, "HO" Housing
Opportunity Overlay District; and (b) amending the City of Redding Zoning Map
establishing said Overlay District on specified properties (Assessor's Parcel Numbers
074-160-016, 108-150-001, 108-150-006, 108-150-007, 110-440-007, 110-440-008, 067-
040.008, 108-100-019, 108-100-021, 108-050-041, 108-050-044, 109-080-013, 117-200-
005, 117-200-006, ll2-240-025, 110-450-003, 110-450-004, 110-450-005, and 110-450-
007) located in various areas of the City of Redding and as identified in the 2020-2028
Housing Element.
Attachments
^Ordinance 2687 - Housing Overlay District
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
ORDINANCE NO. 268'7
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.31 (RESIDENTIAL DISTRICTS) BY
AMENDING SECTION 18.31.030-B (DENSITY REGULATIONS –
RESIDENTIAL USES) AND CHAPTER 18 DIVISION V (OVERLAY
DISTRICT REGULATIONS), BY ADDING CHAPTER 18.59 (HOUSING
OPPORTUNITY OVERLAY DISTRICT), THEREBY CHANGING AND
INTRODUCING STANDARDS AND INCENTIVES FOR MULTIPLE-
FAMILY RESIDENTIAL DEVELOPMENT ON SPECIFIED PROPERTIES
WITHIN THE CITY WHICH CONTRIBUTE TO MEETING THE
HOUSING NEEDS ESTABLISHED IN THE CITY'S HOUSING ELEMENT
AND ADOPTING AN AMENDMENT TO THE CITY OF REDDING
ZONING MAP ESTABLISHING SAID OVERLAY DISTRICT ON
SPECIFIED PROPERTIES (ASSESSOR'S PARCEL NUMBERS 074-160-
016, 108-150-001, 108-150-006, 108-150-007, 110-440-007, 110-440-008, 067-
040-008, 108-100-019, 108-100-021, 108-050-041, 108-050-044, 109-080-013,
117-200-005, 117-200-006, 112-240-025, 110-450-003, 110-450-004, 110-450-
005,AND 110-450-007)LOCATED IN VARIOUS AREAS OF THE CITY OF
REDDING AND AS IDENTIFIED IN THE 2020-2028 HOUSING ELEMENT
THE CITY COUNCIL OF THE CITY OF REDDING DOES ORDAIN AS FOLLOWS:
Section L Title 18 (Zoning), Chapter 18.31 (Residential Districts), Section 18.31.030
(Site Development Regulations and Performance Standards)is hereby amended to read as follows:
18.31.030 Site Development Regulations and Performance Standards
Schedule 18.31.030-A: Lot Area and Width—Residential Uses; Schedule 18.3 L030-B: Density
Regulations—Residential Uses; and Schedule 18.31.030-C: Development Regulations—
Residential Uses are included in this section. The numbers in the tables refer to standards
immediately below the table.
Schedule 18.31.030-A: Lot Area and Width—Residential Uses
Districts Minimum Lot Area s' ft N�inimurn La�t Width� Minimum Lot lle th '
RE-1 30,000 100
RE-2 14,000 85
RS-2 10,000 80
RS-2.5 8,000 75
RS-3 '7,000 (8,000 s ft corner lot 70 100 feet
RS-3.5 6 OOOi('7,000 sq f't corner lot) 65 ('70-foot corner lot
RS-4 ' 60 ('70-foot corner lot
RM-6 10,000� 80
RM-9
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
Uistriets 1VIinimurn Lot Area s ft l�inirn�m Lc�t Width� Minimum Lc�t I)e �h
RM-10 �
RM-12
RM-15
RM-18 15,000 100
RM-20
RM-30 30,000 100
Notes:
1 Lot sizes may be reduced for small-lot subdivisions in accordance with Section 1831.050.
� Applies to street frontage; cul-de-sac lot width may be reduced to 35 feet;flag lots must have a minimum street
frontage of 20 feet for a single flag lot;and 15 feet per lot for adja�cent flag lots. A1so,see Title 17,
Subdivisions.See Section 18.46.080(Nonconforming Parcels)
Sched�ule 18.31.030-B: Density Regulations—Residential Uses. The base number of dwelling
units permitted on any"RE,""RS,"or"RM"parcel shall be computed by deducting areas of slopes
over 20 percent (20%) and any areas subject to flooding from a 100-year-storm event (as
determined by FEMA or the Citywide Master Storm Study (Montgomery-Watson Report) or by
other flood st�udies acceptable to the City) and multiplying the remainder (gross developable
acreage)by the base density of the district as shown in Schedule 18.31.030-B.
Schedule 18.31.030-B depicts the lower and upper ends of the density range for each single-family
residential district based on General Plan land use classifications. The schedule also establishes
the maximum density permitted in each"RM"District. That density is expressed in the maximum
number of dwelling units permitted based on the net area of the lot. This code specifically is
structured to correct the density from gross to net for"RM" Districts. The schedule also provides
for increases in density beyond those depicted on the zoning map under certain specified
circumstances.
Schedule 18.31.030-B: Density Regulations—Residential Uses
Districts Base Density: Maximum Density 3ncreases
ITnits per gross Density:Units per
developabie gr�ss developable
acre acre
RE-1 1 1 Increases over the base density shown on the zoning
RE_2 2 2 map and as reflected in this table shall be allowed only
RS-2 2 3.5 under one or more of the following eircumstanees:
RS-2.5 2.5 3.5 L The Planning Commission detern�ines that the
RS-3 3 3.5 additional site and building design elements listed in
RS-3.5 3.5 6 Section 1831.040, for single-family developments,
are in evidence.
RS-4 4 6
���+�'�'�'���������n�� '�� 2. In single-family districts, the base density may be
'�� P��`��������'e ��� adjusted within a given range to reflect the density
foot. �� ��� allowed by the General Plan in effect on October 1,
RM-6 6 5,500 sf 2000 (previous General Plan), in accordance with
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
llistric�s Base Density: Maximum Density Increases
Units p�r gros� Density: LTnits per
developable grc�ss developable
�cre acr�e
RM-9 9 4,500 sf� General Plan policy. To attain the adjusted density, it
must be demonstrated to the satisfaction of the
RM-10 10 3,500 sf planning commission that the adjusted density is
RM-12 12 3,000 sf acceptable considering the following factors: site
RM-15 15 2,500 sf tiopography, public-street access, availability of
u�ilities, existing neighborhood characteristics,
RM-18 18 2,225 sf including the average density of surrounding
RM-20 20 1,850 sf development.
3.A density bonus consistent with Governinent Code
Section 65915,et seq.,is approved.
4. Housing developments for low/moderate income
senior citizens may be approved at two hundred
percent of base density for one-bedroom units and one
RM-30 30 1,450 sf hundred fiftypercent ofbase density for two-bedroom
units for apartment projects in the"RM"District.
5.The base density for any residential development in
the "RM-12" District, "RM-15" District, or "RM-18"
District that reserves a ininimum of 20 percent of the
residential units for extremely 1ow, very low, and/or
1ow-income households shall be twen units er acre.
Notes:
• Density credit shall not be given for lands encumbered by public or quasi-public agency utility easements for which
compensarion for said easement has been paid.
� Because development sites and types differ significantly, maximum residential density in the "RM"District may
be based on either"gross developable acres"or"net dEVElopable acres,"whichever provides the highEst number of
dwelling units.
Schedule 18.31.030-C: Development Regulations—"Residential" Districts
"RS-�"; `�RM_6'> ;'RM_2p'� ' Additional 12egulations
"RE_1""RE-253 through through througl� �Numbers refer to
"RS-4'} "RM 18>' "RM�O" standards itnmediately
below the table
Buildin Form and Location
Maximum 35 35 45 50 (2)
Hei ht(feet)
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
"RS-2"' `<RM_6" i`RM-20" ' Additi�na112egulations
"RE-1"`�RE-2" through through thrnugh (Nurnbers refer to
�`RS-4"; "RM-18" "RM-30" ' standards immediately
beIow�he table
Minimum Yards
feet
(1)
(8) all districts
Front 25 15 15 15 See Section 18.31.OSO for
sinall-lot subdivisions
(9)
15 feet total;no
side yard less (2); (3); (4)—for RM
Aggregate 30'; than 5 feet 5; 10 for districts
Side no side less (except small-lot 2 or more 10 (8)for RE&RS distriets
than 10' subdivisions stories (9)
(Section (10)
18.31.050
(8)for RE&RS districts
See Section
18.46.040 for
Corner Side 15 15 15 15 Existing
Nonconforming
building setbacks
(9)
10
Rear 15 15 15 15 �2�
8 for RE&RS districts
Distance Between Single-story 10 ft
Main — — 1 &2 story-15 ft 3
Structures or more stories-20ft
Maximum Lot 40% 40%
Covera e (7)RM distriets only
Vehiele Accommodation-See Cha ter 18.41,Off-Street Parkin and Loadin
Front yard setback area
Liinitations on may not be used for
Parking Yes Yes Yes Yes required parking;minimum
Frontage garage and earport setback
of 20 feet where garage or
ca ort faces a street
Garage Frontage yes Yes (6)
Limitations
Other StandaYds
Accessory
Uses/Structures See Section 18.43.020
Accessory Dwelling
Units
(ADUs) or Junior See Section 18.43.140
ADUs
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
"RS-2"' `<RM_6" i`RM-20" ' Additi�na112egulations
"RE-1"`�RE-2" through through thrnugh (Nurnbers refer to
�`RS-4"; "RM-18" "RM-30" ' standards immediately
beIow�he table
Buffer Yards See Section 18.40.020—RM Districts Onl
Common and
Private Open (5) RM districts only
S ace
Desi n Criteria For discretionar ermits,see Section 18.40.050
Off-Street Parkin 11)
Roof-Mounted
Mechanical Prohibited—See Section 18.40130
E ui ment
Setbacks from
Creeks and See Chapter 18.48
Ri arian Areas
Sk Plane See Section 18.40.150—RM districts onl
(1) Front-Yard Setback. The required front-yard setback may be determined through averaging
provided that when four (4) or more parcels in a block have been improved with structures,
the minimum front-yard setback shall be the average of the setbacks on the improved parcels
if this average is less than the minimum setback required by this chapter. The maximum
setback in the "RE" and "RS" Districts for lots less than forty thousand square feet
(40,000 ft�) is fifty feet (50'), or forty percent (40%) of the lot depth, whichever is greater
unless a zoning exception is obtained.
(2) Mu1ti-story Limitations. In order to limit impacts to the rear-yard privacy of single-family
developments and to ensure adequate building bulk and height transitions between
single-family and multiple-family districts, the following "RM" multistory setback is
established:
The minimum setback to a second or higher story, where an"RM"District abuts an"RE" or
"RS" District shall be twenty-�ve feet(25'). For discretionary permits,including subdivision
of land, the approving body may require second-story setbacks up to fifty feet(50') if, given
the circumstances of the site and surrounding properties—such as building size and height,
topography, and similar considerations—the additional setback is necessary to achieve the
intent of this section.
(3) Minimum Yards. Projections into yards are allowed for decks,porches,bay windows, roof
eaves and similar features; see Section 1$.40.030, Building Projection.s into SetbackA�eas.
(4) Minimum Side Yard. The minimum side yard shall be increased two feet (2')per story for
each story over two (2) in a multiple-family building, unless the upper story is set back ten
feet(10') from the building�ace. Where a dwelling fronts on a side yard, the side yard shall
be a minimum of fifteen feet (15').
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
(5) Private and Common Outdoor Living Area. Each multiple-family residential
development (two (2) or more dwelling units on a single lot) shall provide private and
common areas for its tenants. Private areas typically consist of covered or uncovered
balconies, decks, patios, porches, fenced yards, and similar areas outside the residence. A
minimum of eighty square feet (80 ft�) with a minimum depth of ten feet (10') shall be
provided with each dwelling unit. The minimum depth can be reduced to six feet (6') for
upper-story units.
Common outdoor-activity areas typically consist of landscape areas,walks,patios, swimming
pools, barbeque areas, shade elements,playgrounds, turf, or other such improvements as are
appropriate to enhance the outdoor environment of the development. All areas not improved
with buildings, parking, vehicular access ways, trash enclosures, and similar items shall be
developed as common areas with the type of attributes described above. Common areas in
developments of twenty (20) or more dwelling units must be of sufficient size and
arrangement such that they allow adequate area for gathering, play, and other outdoor
activities for their tenants and guests.
,
Private � � � � �
a,pen�
space � .y� � � � � �
� .�. � � � �3 �
Cornmon � � � � � � �
Rear apen � � � � � � �q Front
space Setback
setback � � � � � � � Street
Section 18.39.030-C
MULTIPLE FAMILY (APARTMENTS)
RESIDENTIAL QPEN SPACE
(6) Garage Frontage Limitations. Where garage doors face a street, garage fronts (in linear
feet) shall not exceed 45 percent (45%) of the width of the lot as measured at the proposed
building setback line. This limitation can be exceeded by an additional 10 percent (10%) of
the lot frontage where the garage extends beyond the front door of the residence and is
separated by a depth of no more than 6 feet (6'), measured from a line extended parallel to
the plane of the front door. In the case of garages designed to accommodate three(3) or more
vehicles, at least one garage front must be offset from the remaining garage fronts by at least
two feet (2').
('7) Maximum Lot Coverage. 1Vlaximum lot coverage calculations in the"RM"Districts include
buildings, driveways, parking areas, and trash-enclosure areas. Schedule 18.31.030-D
indicates the maximum allowable lot coverage in each"R1VI" District.
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
Schedule 18.31.030-D: Maximum Lot Coverage
Zoni�t 1)fs�rict Ma�irnutn L+�t Co�era e
RM-6 60%
RM-9 65%
RM-10 70%
RM-12 70%
RM-15 75%
RM-18 75%
RM-20 80%
RM-30 85%
(8) Recreational Vehicle Storage. Recreational vehicles, including, but not limited to, motor
homes, travel trailers, detached campers/shells, boats, and trailers of all types shall not be
stored within any front-yard or street side-yard setback unless a zoning exception is granted
pursuant to Chapter 18.15. Such vehicles are permitted to be stored in interior side-yard or
rear-yard setback areas. Items stored within the setback areas must be placed so as to
prevent violations of the California Building Code with respect to egress, natural light, and
ventilation and shall not contribute to or constit�ute blight, as defined by the Redding
Municipal Code. The regulations of this section do not apply to: (1) Class B motor homes
(commonly known as "van conversions") which otherwise comply with applicable parking
standards and (2) temporary parking of recreational vehicles as necessary for customary
active loading and unloading activities associated with the intended use of the vehicles for
a period not to exceed seventy-two (72) hours in a one-week period.
(9) Storage Buildings. No storage buildings or similar structures shall be placed or erected in
any front-yard or corner side-yard setback area regardless of size.
(10) Corner Side Setback Exception. Corner side setbacks on lots created prior to adoption of
this Code (October 1, 2002) may utilize the corner side setback required by the Zoning
Code at the time of lot creation, but in no case shall it be less than ten feet (10').
(11) With the exception of driveways, walkways, and porches, no portion of a single-family
lot between the front lot line and the dwelling sha11 be paved, with the following exceptions:
a) An area no greater than twenty feet(20')in width adjacent to the side of a driveway that
is nearest to an abutting lot may be paved and utilized for off-street parking (with the
exception of recreational vehicles in accordance with Schedule 18.31.030-C).
b) At the discretion of the Director, additional paving for a driv�way for access to the rear
yard for additional parking of vehicles may be provided. Additional paving may be
allowed only when it is proven that the additional paving will not be injurious to public
safety or negatively impact the abutting lots.
c) Cireular driveways constructed pursuant to an eneroachment permit approved by the
City Engineer may be utilized for off-street parking.
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
d) Corner lots are permitted an additional driveway on the rear on-third of the lot.
Off-street parking on a single-family lot between the front lot line and the dwelling and in
the case of corner lots the corner side lot line and the dwelling shall be limited to driveways
and paved parking areas adjacent to driveways as described above.
Section 2. Title 18 (Zoning), Chapter 18.59 (Housing Opportunity Overlay District),
Chapter 18.59 is added to read in its entirety as follows:
18.59 "HO" Housing Opportunity Overiay District
18.59.010 - Purpose.
In accordance with California Government Code Section 65583.2(c) as well as the City's General
Plan, the purpose of the "HO" Housing Opport�unity Overlay District is to:
1. Implement programs established in the 2020-2028 Housing Element Update to incentivize the
development of by-right residential development on parcels identified as vacant sites and which
provide capacity for the City to meet its share of the Regional Housing Needs A1location.
2. Create economic opportunity for diverse and affordable housing choices to be developed in
areas deemed appropriate and zoned for multiple-family residential development.
3. Encourage the development of housing projects which would increase the supply of market-
rate and income-gualifying housing types which help to achieve adequate levels of workforce
housing.
18.59.020 -Applicability and Zoning Map Designator
The"HO" Housing Opportunity Overlay Zoning District is combined with any"RM-12" through
"RM-18" Residential Multiple Family Zoning District on parcels of land that have been
specifically identified in the City's 2020-2028 Housing Element as vacant residential sites and
which have yet to be developed. An amendment to the zoning of parcels identified in the Housing
Element with this overlay district may be initiated by the application of a property owner or
owners, or upon the initiative of the Director of Development Services, Planning Commission or
City Council. The boundary of the overlay district may be applied to the entire parcel identified ar
applied only to the portions of the parcels which are unconstrained by slope, floodplain or
environmental issues and which meet the provisions of California Government Code Section
65583.2.
18.59.030-Definitions
For purposes of this Section, the following definitions are established:
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
1. By-Right Use. A use that is permitted in the zoning district or overlay district without any
discretionary review being required and for which the approval would not constitute a"project"
for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
2. Household. A person living alone, or two or more persons sharing residency whose income is
considered for housing payments, and all minor children.
3. Housing Development Fi�oject. A residential or mixed-use development meeting the criteria
and definition established in California Government Code Section 65589.5(h)(2).
4. Lower Income Household. A household that is either an extremely low-income, very low-
income or low-income household as established under the latest State of California incoine
limits for Shasta County and published by the Department of Housing and Community
Development. This applies to both for-rent and for-sale housing.
18.59.040-Development Standards
Housing Development Projects proposed in accordance with this section shall be subject to the
following development standards:
1. Density. M�ultiple-family residential developments and mixed-use developments meeting the
criteria set forth in California Government Code Section 65589.5(h)(2) may be permitted at a
density of twenty dwelling units per gross developable acre if at least twenty percent of the
units proposed with the project would qualify as affordable to lower income households.
2. Design.
a. Multiple-family residential housing development projects proposed in accordance with this
section shall be subject to the same, objective development standards reguired by the base
district.
b. Mixed-use housing development projects proposed in accordance with this section shall be
subject to the objective development standards set forth in the "MU" Mixed-Use Overlay
District, Chapter 18.54.050 or the "MU-N" Mixed Use Neighborhood Overlay District,
Chapter 18.55.050, whichever is deemed appropriate as determined by the Director of
Development Services.
18.59.050—Procedure
Notwithstanding the permitting requirements established for the base district, housing
development proj ects qualifying for the provisions of this overlay district shall be considered a by-
right use permitted without any discretionary review required for approval of the project.
Qualifying projects sha11 be submitted to the Development Services Department with an
application�or a building permit.
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
18.59.060 - Conflict Between Reguiations.
A. If the regulations set forth in this chapter or other applicable sections referenced by this chapter
conflicts with Redding Municipal Code Chapter 18.26 or California Government Code Section
65915 or other applicable State law, State law shall supersede this chapter.
B. Where a conflict occurs between the HO overlay district and any other section of the zoning
code or any provision of the Redding Municipal Code, the Director of Development Services
will determine which regulation prevails.
C. Where the maximum density of the base district is less than twenty units per acre,the maximum
density �or a housing development project qualifying under this section shall supersede the
density set forth in the base district.
Section 3. Finding of fact: the City finds and declares as follows:
A. The Zoning Map of the City of Redding is incorporated in and made part of Municipal
Code Title 18,known as the City of Redding Zoning Ordinance.
B. The Planning Commission held a duly-noticed public hearing pertaining to the
amendment on October 14, 2025, and recommended that the City Council adopt the
attached amendment to the Zoning Map.
C. The City Council held a duly-noticed public hearing on November 4, 2025, prior to the
first reading of the ordinance.
D. The proposed amendment to the Zoning Map is consistent with the General Plan and any
applicable specific plans.
E. Adoption of this ordinance wi11 not impact the welfare of the citizens of Redding and its
surrounding region.
Section 4. The Council hereby finds and determines that the enactment of this Ordinance
is exempt from review pursuant to the California Environmental Quality Act(Public Resources Code
section 21000 et seq.) ("CEQA") because CEQA does not apply to a rezoning that implements the
sched�ule of actions contained in an approved housing element pursuant to subdivision(c) of Section
65583 of the Government Code. This rezoning action implements Activity 2.5 of the 2020-2028
Housing Element.
Section 5. The boundaries of the districts referred to in Section 18.01.050 of the Redding
Municipal Code, as designated on a map entitled"Zoning 1VIap of the City of Redding, Califomia"
dated January 7, 2003, are hereby altered as set forth on the map attached hereto and made a part
hereof by:
First reading done: 12/2/2025 JP
For adoption on: l2/16/2025 5-0
CC agenda item## 4(d)
REZONING: 19 Parcels Identified in "Append�A"Table 3 of the 2020-2028
Housing Element Update—Approximately 79 Gross Acres
FROM: "RM-12,""RM-15"and"RM-18"Residential Multiple-Family
District
TO: "RM-12-HO,""RM-15-HO,"and"RM-18-HO"Residential
Multiple-Family District with a Housing Opporiunity Overlay
Section 4. Severability. If any provision of this Ordinance or the application thereo�to
any person or circumstance is held invalid,the remainder of the Ordinance and the application of such
provision will remain in effect to the extent permitted by law.
Section 5. This Ordinance shall take effect thirty(30) calendar days after the date of its
adoption, and the City Clerk sha11 certify to the adoption thereof and cause publication according to
law.
I HEREBY CERTIFY that the foregoing ordinance was introduced and read by the City Council of
the City of Redding at a regular meeting on the 2nd day of December, 2025, and was duly read and
adopted at a regular meeting on the day of , 2025,by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
,Mayor
ATTEST: FORM APPROVED:
SHARLENE TIPTON,City Clerk CHRTSTIAN M. CURTIS, City Attorney
DATE ATTESTED: , 2025