HomeMy WebLinkAboutOrdinance 678 2026 IP Amendments - signed
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ORDINANCE NO. 678
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF MORRO BAY, CALIFORNIA,
AMENDING CHAPTERS 17.07,17.08, AND 17.23 OF THE ZONING
CODE / COASTAL IMPLEMENTATION PLAN (IP), TITLE 17 OF
THE MORRO BAY CITY MUNICIPAL CODE (MBMC)
THE CITY COUNCIL
City of Morro Bay, California
WHEREAS, California Government Code Section 65300 requires the City adopt a
comprehensive, long-term general plan for the physical development of the City; and
WHEREAS, in May 2021 the City of Morro Bay (the “City”) adopted a comprehensive
update to its General Plan and Local Coastal Program Coastal Land Use Plan (LCP) known as
Plan Morro Bay; and
WHEREAS, in November 2022, to implement Plan Morro Bay, the City adopted a
comprehensive update to its Zoning Code / Coastal Implementation Plan (IP) via Ordinance 654
which was subsequently submitted to the California Coastal Commission as an LCP amendment
application for certification and certified in 2024 following amendments adopted by the City
Council in 2023; and
WHEREAS, amendments to the Zoning Code / IP are necessary to provide consistency
with the General Plan/LCP and to ensure compliance with the California Coastal Act; and
WHEREAS, on November 5, 2025, the City of Morro Bay Planning Commission (the
“Planning Commission”), upon review of the 2024 Annual General Plan Progress Report,
recommended the City of Morro Bay City Council (the “City Council”) authorize staff to amend
certain sections of the Zoning Code to reinstate previously repealed sections of the Zoning Code,
improve clarity and consistency, and comply with the latest State Accessory Dwelling Unit (ADU)
laws; and
WHEREAS, on December 9, 2025, the City Council, upon review of the 2024 Annual
General Plan Progress Report, authorized the Planning Commission’s recommended Zoning
Code amendments; and
WHEREAS, on January 20, 2026, the Planning Commission conducted a public hearing
in a hybrid format with both an in-person meeting at the Morro Bay Veterans Memorial Building,
209 Surf Street, Morro Bay, CA 93442 as well as through virtual public participation provided
telephonically through Zoom, for the purpose of considering a favorable recommendation to the
City Council for adoption of the Zoning Code / IP Amendments; and
WHEREAS, on January 20, 2026, the Planning Commission adopted Resolution No. PC
01-26, recommending City Council adoption of the proposed Zoning Code / IP amendments,
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making the finding that no further environmental review is necessary pursuant to CEQA State
Guidelines Section 15162; and
WHEREAS, on February 24, 2026, the City Council conducted a duly-noticed public
hearing in a hybrid format with both an in-person meeting at the Morro Bay Veterans Memorial
Building, 209 Surf Street, Morro Bay, CA 93442 as well as through virtual public participation
provided telephonically through Zoom, for the purpose of considering the proposed Zoning Code
IP amendments, including the Planning Commission’s recommendation.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MORRO BAY DOES
ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds:
A. The above referenced recitals are true and correct and material to the adoption of this
Ordinance and are incorporated herein by reference.
B. The proposed Zoning Ordinance / IP amendments will not be injurious or detrimental to
the health, safety, comfort, general welfare, or well-being of the persons residing or
working in the neighborhood.
C. The Local Coastal Plan IP amendments are intended to further the goals of the California
Coastal Act, as set forth in Section 30001.5 of the Public Resources Code, to:
1. Protect, maintain, and where feasible, enhance and restore the overall quality of the
coastal zone environment and its natural and artificial resources.
2. Assure orderly, balanced utilization and conservation of coastal zone resources
taking into account the social and economic needs of the people of the state.
3. Maximize public access to and along the coast and maximize public recreational
opportunities in the Coastal Zone consistent with sound resources conservation
principles and constitutionally protected rights of private property owners.
4. Assure priority for coastal-dependent and coastal-related development over other
development on the coast.
5. Encourage state and local initiatives and cooperation in preparing procedures to
implement coordinated planning and development for mutually beneficial uses,
including educational uses, in the Coastal Zone.
D. Pursuant to the California Coastal Act of 1976, no amendment to the IP shall be legally
effective in the Coastal Zone until the amendment is certified by the California Coastal
Commission. If the California Coastal Commission certifies the LCP amendment
conditioned on substantive changes being made, then the City Council will consider the
adoption of modifications to incorporate those substantive changes. If the Coastal
Commission certifies this Ordinance conditioned on non-substantive changes being
made to this Ordinance, then the City Clerk is authorized to amend this Ordinance to
reflect those non-substantive changes.
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SECTION 2. Municipal Code Amendments. The City Council hereby adopts the proposed
amendments to Title 17 (Zoning), Chapter 17.07 (Development Standards) and Chapter 17.23
(Sloping Lots) of the Morro Bay Municipal Code as shown in Exhibit A – MBMC Section
17.07.030: Development Standards (IP) and Section 17.23.140: Sloping Lots (IP), pending
review and certification by the California Coastal Commission.
SECTION 3. Municipal Code Amendments. The City Council hereby adopts the proposed
amendments to Title 17 (Zoning), Chapter 17.08 (Development Standards) of the Morro Bay
Municipal Code as shown in Exhibit B – MBMC Section 17.08.030: Development Standards (IP),
pending review and certification by the California Coastal Commission.
SECTION 5. CEQA Findings. No further environmental review is required pursuant to
State CEQA Guidelines Section 15061(b)(3) and Statutory Exemption Section 15282(h).
State CEQA Guidelines Section 15061(b)(3) states a project is exempt from CEQA if
“where it can be seen with certainty that there is no possibility that the activity in question may
have a significant effect on the environment, the activity is not subject to CEQA.” The proposed
Zoning Code Amendments will not have an impact on the environment. Any project on a property
affected by the Zoning Code Amendments would receive site specific environmental review at the
time of project application.
The proposed Zoning Code Amendments that update Accessory Dwelling Unit standards
are statutorily exempt from CEQA consistent with Section 15282(h) of the State CEQA
Guidelines, which lists “the adoption of an ordinance regarding second units in a single family or
multifamily residential zone by a city or council to implement the provisions of Sections 65852.1
and 65852.2 of the Government Code as set forth in Section 21080.17 of the Public Resources
Code,” as a being statutorily exempt from the provisions of CEQA.
SECTION 6. Severability. If any section, subsection, phrase, or clause of this ordinance
or any part thereof is for any reason held to be unconstitutional or otherwise unenforceable, such
decision shall not affect the validity of the remaining portions of this ordinance or any part thereof.
The City Council hereby declares that it would have passed this ordinance and each section,
subsection, phrase or clause thereof irrespective of the fact that any one or more sections,
subsections, phrases, or clauses be declared unconstitutional or otherwise unenforceable.
SECTION 7. Effective Date. This Ordinance shall take effect upon certification of the
Coastal Commission as required by the California Coastal Act of 1976.
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SECTION 8. Certification. The City Clerk shall certify as to the passage and adoption of
this Ordinance and shall cause the same to be posted and codified in the manner required by law.
PASSED AND ADOPTED on the 24th day of February, 2026, by the following vote:
AYES: Wixom, Eckles, Edwards, Luffee
NOES: Landrum
ABSENT: None
ABSTAIN: None
RECUSE: None
__________________________
CARLA WIXOM, Mayor
ATTEST:
DANA SWANSON, City Clerk
APPROVED AS TO FORM:
_________________________________
BRIAN STACK, City Attorney
Brian Stack (Feb 25, 2026 16:44:05 PST)
Brian Stack
Carla Wixom (Feb 26, 2026 15:54:08 PST)
Carla Wixom
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STATE OF CALIFORNIA )
COUNTY OF SAN LUIS OBISPO )
CITY OF MORRO BAY )
I, Dana Swanson, City Clerk for the City of Morro Bay, California, do hereby certify that
the foregoing Ordinance No. 678 was duly passed and adopted by the City Council of the City of
Morro Bay at the regular meeting thereof, held on the 24th day of February 2026, by the following
vote:
AYES: Wixom, Eckles, Edwards, Luffee
NOES: Landrum
ABSENT: None
ABSTAIN: None
RECUSE: None
IN WITNESS WHEREOF I have hereunto set my hand and affixed the official seal of the
City of Morro Bay, California, this day of , 2026.
______________________________
DANA SWANSON, City Clerk
26 February
EXHIBIT A
ORDINANCE NO. 678
Page 1 of 6
17.07.030 Development standards (IP).
Table 17.07.030 A, Development Standards—RS districts, and Table 17.07.030 B, Development Standards—
RL, RM, and RH districts, prescribe the development standards for residential districts. Additional regulations are
denoted in the right hand column. Section numbers in this column refer to other sections of this code. Additional
development standards are specified following the tables below.
TABLE 17.07.030 A: DEVELOPMENT STANDARDS—RS DISTRICTS
Standard RS-A RS-B Additional
Information Lot Size (square feet)
2,500 sq ft or
less
2,501 to 4,300
sq ft
4,301 sq ft and
greater
Lot and Density Standards
Minimum
Density
(units/acre)
4.1
Maximum
Density
(units/acre)
7.0; or as allowed for SB 9 related development
pursuant to
17.07.030 A
Maximum Lot
Coverage (%
of lot)
50 50 45 50 See Section
17.02.030 H,
Determining
Lot Coverage
Building Form and Location Standards
Maximum
Building
Height (ft)
25 25 25
For parcels
west of
Highway 1 and
north of No
Name Creek,
no portion of
any structure
except vents
and chimneys
may extend
above the 50
foot elevation
above sea
level
14; 17 if roof
pitch is 4:12 or
greater
See Section
17.02.030.C,
Measuring
Height
and Section
17.23.070,
Heights and
Height
Exceptions
Maximum
Number of
Stories
n/a n/a n/a 1 See Section
17.02.030 C.2,
Measuring the
Number of
Stories
EXHIBIT A
ORDINANCE NO. 678
Page 2 of 6
Maximum
Building Wall
Height (ft)
30 30 30 n/a
Minimum
Setbacks (ft)
Front 10 15 20 15 See Section
17.02.030 J,
Determining
Setbacks
(Yards),
Section
17.23.140,
Sloping Lots,
Section
17.23.050,
Encroachments
into Required
Setbacks,
and Section
17.27.100 F,
Driveway
Length and
Accessibility
Interior Side 3 10% of lot
width, max 5
5 5
Corner Side 6 20% of lot
width, max 10
10 15
Rear 5 5 10 5 See Section
17.23.050,
Encroachments
into Required
Setbacks
TABLE 17.07.030 B: DEVELOPMENT STANDARDS—RL, RM, AND RH DISTRICTS
Standard RL RM RH Additional
Information
Lot and Density Standards
Minimum Density
(units/acre)
0 7.1 15.1
Maximum
Density
(units/acre)
4; or as allowed
for SB 9 related
development
pursuant to
17.07.030 A
15 27
Maximum Lot
Coverage (% of
lot)
45 50 60 See Section
17.02.030 H,
Determining Lot
Coverage
EXHIBIT A
ORDINANCE NO. 678
Page 3 of 6
Building Form and Location Standards
Maximum
Building Height
(ft)
25 25 30 See Section
17.23.070,
Heights and
Height Exceptions
Maximum Wall
Height (ft)
30 n/a n/a
Minimum
Setbacks (ft)
For attached single-unit dwellings, required setbacks apply to the ends of rows
of the dwellings.
Front 20 Lots 2,500 sf or
less: 10;
Lots 2,501 to
4,300 sf: 15;
Lots 4.301 sf or
greater: 15 on
West St,
otherwise 20
15 See Section
17.02.030 J,
Determining
Setbacks (Yards),
and Section
17.23.050,
Encroachments
into Required
Setbacks
See Section
17.27.100 F,
Driveway Length
and Accessibility
Interior Side 10 10% of lot width,
min 3, max 5
5 See Section
17.02.030 J,
Determining
Setbacks (Yards),
and Section
17.23.050,
Encroachments
into Required
Setbacks
Corner Side 10 20% of lot width,
min 5, max 10
20% of lot width,
min 5, max 10
See Section
17.02.030 J,
Determining
Setbacks (Yards),
and Section
17.23.050,
Encroachments
into Required
Setbacks
See Section
17.27.100 F,
Driveway Length
and Accessibility
EXHIBIT A
ORDINANCE NO. 678
Page 4 of 6
Rear 20 5 5, 20 when
abutting an RL
District
See Section
17.02.030 J,
Determining
Setbacks (Yards),
and Section
17.23.050,
Encroachments
into Required
Setbacks
Landscaping and Open Space Standards
Minimum
Landscaping (% of
lot)
35 n/a n/a See Chapter
17.25,
Landscaping
Minimum Open
Space (sq ft per
residential unit)
n/a Studio: 50
1-bedroom: 100
2 or more
bedrooms: 150
See Section
17.23.100, Open
Space
A minimum of 50
square feet of
private open
space shall be
provided per unit.
Additional Development Standards.
A. Senate Bill (SB) 9 Related Development. In the RS and RL districts, two dwelling units are allowed per
lot if the following standards are met:
1. The proposed development shall not be located in any of the following areas:
a. Prime farmland or farmland of statewide importance.
b. Wetlands.
c. High or very high fire hazard severity zone.
d. Hazardous waste site.
e. Within a delineated earthquake fault zone.
f. Within a special flood hazard area/subject to a letter of map revision.
g. Within regulatory floodway.
h. Lands identified for conservation in an adopted natural community conservation plan.
i. Habitat for protected species.
j. Lands under conservation easement.
k. Within a historic district or property included on the state historic resources inventory, as
defined in Section 5020.1 of the Public Resources Code, or within a site that is designated
or listed as a city or county landmark or historic property or district pursuant to a city or
county ordinance.
EXHIBIT A
ORDINANCE NO. 678
Page 5 of 6
2. The proposed development shall not require demolition or alteration of any of the following
types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to
levels affordable to persons and families of moderate, low, or very low income.
b. Housing that is subject to any form of rent or price control through a public entity's valid
exercise of its police power.
c. Housing that has been occupied by a tenant in the last three years.
3. The proposed development shall not be located on a lot on which an owner of residential real
property has exercised the owner's rights under Chapter 12.75 (commencing with Section 7060)
of Division 7 of Title 1 to withdraw accommodations from rent or lease within fifteen years
before the date that the development proponent submits an application.
4. The proposed development shall not involve the demolition of more than twenty -five percent of
the existing exterior structural walls.
5. A maximum of two residential units are allowed per lot, inclusive of accessory dwelling units and
junior accessory dwelling units.
6. Each unit constructed pursuant to this subsection shall comply with all provisions of the base,
overlay, or specific plan district, except as modified by this section.
a. Interior Side and Rear Setbacks. A minimum four foot side and rear setback is required;
however no setback is required for an existing structure or a structure constructed in the
same location and to the same dimensions as an existing structure.
b. Parking. A minimum of one space per unit shall be provided unless:
i. The lot is located within one-half mile walking distance of either a high-quality
transit corridor, as defined in subdivision (b) of Section 21155 of the Public
Resources Code, or a major transit stop, as defined in Section 21064.3 of the
Public Resources Code.
ii. There is a car share vehicle located within one block of the lot.
c. Rental Limitations. Rental terms shall be a minimum of thirty consecutive days.
7. If located in the coastal zone, the project must also be found consistent with all applicab le
provisions of the LCP, including those specified in Section 17.14.040 B.
(Ord. No. 662, § 2, 12-13-23)
17.23.140 Sloping lots (IP).
The following standards apply to development on lots with an average slope of fifteen percent or greater
prior to grading.
A. Downhill Facing Building Elevation. The building elevation facing the downslope shall have a maximum
height of twenty feet from finished grade with sufficient articulation from that building face to the next
highest story to minimize the visual height and bulk as viewed from the lowest finished grade.
B. Articulation. The apparent size of exterior wall surfaces visible from off the site shall be minimized
through the use of bays, recesses, stepbacks, overhangs, landscaping, and/or other means of horizontal
and vertical articulation to create changing shadow lines and break up massive forms.
Page 6 of 6
C. Foundation Design. The use of multi-level foundations (floor levels separated by a minimum of four
feet) shall be the standard design for residential structures unless an alternative design, with less
grading, is approved through the design review process as more appropriate for the site.
D. Underfloors. Areas between the lowest floor and finished grade shall not exceed six feet in height.
E. Decks. No portion of the walking surface of a deck with visible underpinnings shall exceed a height of
six feet above grade. Decks shall be integrated into the architecture of the structure, and not appear as
an add-on to the primary building mass.
F. Sloping Lot Adjustment. Notwithstanding any other requirements in this title, in cases where the
elevation of the front half of the lot at a point fifty feet from the centerline of the public right -of-way is
seven feet above or below the grade of said centerline, a private garage, attached or detached, may be
built to within five feet of the front line of the lot, provided that the garage has an automatic rolling
type garage door opener. For lots located below street grade only, the garage roof portion of the
structure may be permitted to extend ten feet above the street grade at the garage location unless the
height of the residence is allowed to be constructed taller in which case the garage may be permitted
to be constructed to the height of the rest of the residence.
FIGURE 17.23.140: SLOPING LOTS
(Ord. No. 662, § 2, 12-13-23)
EXHIBIT B
ORDINANCE NO. 678
Page 1 of 4
17.08.030 Development standards (IP).
Table 17.08.030, Development Standards—Commercial and Mixed Use Districts, prescribes the development
standards for commercial and mixed use districts. Additional regulations are denoted in the right hand column.
Section numbers in this column refer to other sections of this code.
TABLE 17.08.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED USE DISTRICTS
Standard NC CC DC VSC TMU Additional
Information
Lot and Density Standards
Minimum
Density
(residential
dwelling
units/acre)
applicable
only to
residential and
mixed-use
development
4.1 15.1 n/a n/a 15.1
Maximum
Density
(residential
dwelling
units/acre)
15 27 27 As allowed
in the
Mixed Use
Residential
Overlay,
Chapter
17.16
27 See Section 17.24,
Affordable Housing,
Density Bonuses, and
Other Incentives
Maximum
Floor Area
Ratio (FAR),
applicable
only to non-
residential
floor area
1.0 1.25 0.5 1.25 1.0 See Section 17.02.030
G, Determining Floor
Area Ratio
Building Form and Location Standards
Maximum
Height (ft)
25, up to
30
pursuant
to (A)
30 30, 25
within 20
ft of a
Residential
District
30 (D) 30 See Section 17.02.030
C, Measuring Height
Section 17.23.070,
Heights and Height
Exceptions
Minimum
Setbacks (ft)
Front 5, 10
adjacent
to a
0, 10
adjacent
to a
0, 10
adjacent
to a
0 15
See
also
See Section 17.02.030
J, Determining
Setbacks (Yards),
EXHIBIT B
ORDINANCE NO. 678
Page 2 of 4
Residential
District
Residential
District
See also
(B) below
Residential
District
(C)
below
Section 17.23.050,
Encroachments into
Required Setbacks,
and Section 17.27.100
F, Driveway Length
and Accessibility
Corner Side 5, 10
adjacent
to a
Residential
District
0, 10
adjacent
to a
Residential
District
See also
(B) below
0, 10
adjacent
to a
Residential
District
0 10 See Section 17.02.030
J, Determining
Setbacks (Yards),
Section 17.23.050,
Encroachments into
Required Setbacks,
and Section 17.27.100
F, Driveway Length
and Accessibility
Interior Side 5 0, 10
adjacent
to a
Residential
District
0, 10
adjacent
to a
Residential
District
0, 10
adjacent
to a
Residential
District
0 See Section 17.02.030
J, Determining
Setbacks (Yards), and
Section 17.23.050,
Encroachments into
Required Setbacks
Rear 5 for
buildings
up to 15 ft
in height;
10 for
buildings
over 15 ft
in height
0, 10
adjacent
to a
Residential
District
0, 10
adjacent
to a
Residential
District
0, 10
adjacent
to a
Residential
District
5 See Section 17.02.030
J, Determining
Setbacks (Yards), and
Section 17.23.050,
Encroachments into
Required Setbacks
Open Space Standards
Minimum
Open Space
(sq ft per
residential
unit)
50 50 50 50 50 See Section
17.23.100, Open
Space
A. Additional Height Allowance, NC District. The planning commission may allow up to thirty feet to
encourage roofline variations and sloping roof treatments provided that the additional height is
necessary for such roof treatment and that corridors protectin g significant views are provided.
Furthermore, to prevent long, unvarying rooflines, the planning commission shall consider the
following guidelines when allowing a project to exceed twenty-five feet in height.
1. For buildings fronting on Main Street, not more than one-third of the west elevation of the
building roofline and, if different, not more than one-third of the elevation of the longest building
roofline should exceed twenty-five feet in height. This standard is intended as a guideline, not a
EXHIBIT B
ORDINANCE NO. 678
Page 3 of 4
strict requirement, and the planning commission may vary from this guideline as deemed
necessary and useful to meet the intent of this section.
2. To the extent practical, significant view opportunities shall be preserved and protected through
the use of view corridors and air space easements.
B. Required Building Location, CC District. The following building location requirements apply in the CC
district.
1. Build-to Line. Buildings shall be located within ten feet of street-facing property lines for at least
sixty percent of the linear street frontage.
2. Corner Build Area. Buildings shall be located within ten feet of the property line within thirty feet
of the street corner.
3. Frontage Improvements. The area between buildings and the property line shall be improved as
part of a wider sidewalk, outdoor dining/seating area, or with landscaping.
4. Exceptions. These requirements may be modified or waived through design review upon finding
that:
a. Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the
property line and buildings are built to the edge of the courtyard, plaza, or dining area; or
b. The building incorporates an alternative entrance design that creates a welcoming entry
feature facing the street.
FIGURE 17.08.030(C): REQUIRED BUILDING
LOCATION, CC DISTRICT
C. Front Setback, TMU District. Where twenty-five percent or more of the lots on the same block face
have been improved with buildings, the minimum front setback requirement shall be the average of
the actual front setback of all improved lots on such block face or fifteen feet, whichever is less.
EXHIBIT B
ORDINANCE NO. 678
Page 4 of 4
D. Additional Height Limitations, VSC District between Beach Street and Su rf Street. In the VSC District
between Beach Street and Surf Street, no portion of any building shall exceed the elevation of the bluff
located to the east of Front Street.
(Ord. No. 662, § 2, 12-13-23)
Ordinance 678 2026 IP Amendments
Final Audit Report 2026-02-27
Created:2026-02-26
By:Heather Goodwin (hgoodwin@morrobayca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAf5D9nRlmFR8WdvfVSopPaWZZmmEz3rbF
"Ordinance 678 2026 IP Amendments" History
Document created by Heather Goodwin (hgoodwin@morrobayca.gov)
2026-02-26 - 0:36:56 AM GMT
Document emailed to Brian Stack (bstack@morrobayca.gov) for signature
2026-02-26 - 0:38:40 AM GMT
Email viewed by Brian Stack (bstack@morrobayca.gov)
2026-02-26 - 0:43:36 AM GMT
Document e-signed by Brian Stack (bstack@morrobayca.gov)
Signature Date: 2026-02-26 - 0:44:05 AM GMT - Time Source: server
Document emailed to cwixom@morrobayca.gov for signature
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Email viewed by cwixom@morrobayca.gov
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Signer cwixom@morrobayca.gov entered name at signing as Carla Wixom
2026-02-26 - 11:54:06 PM GMT
Document e-signed by Carla Wixom (cwixom@morrobayca.gov)
Signature Date: 2026-02-26 - 11:54:08 PM GMT - Time Source: server
Document emailed to Dana Swanson (dswanson@morrobayca.gov) for signature
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Email viewed by Dana Swanson (dswanson@morrobayca.gov)
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Document e-signed by Dana Swanson (dswanson@morrobayca.gov)
Signature Date: 2026-02-27 - 0:10:49 AM GMT - Time Source: server
Agreement completed.
2026-02-27 - 0:10:49 AM GMT