Planning Commission - Regular Meeting

The Valeo Planning Commission is in order at 7.04 p.m. Commissioner Medeiros, can you please lead us off for the Pledge of Allegiance, please? I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation, under God, individual, and liberty and justice for all. Great. Thank you, Commissioner Medeiros, for leading this for us. I appreciate it. So we will move to the first agenda item, which is roll call.

Commissioner Beasley-Stansberry? Present. Commissioner Medeiros?

Present.

Chair Taylor? Present. Commissioner White? Present. We have a quorum, and for the record, Commissioner Blind is absent.

Okay, great. Thank you. All right, so we're going to move to the next agenda item, which is a consent calendar and approval of the agenda.

I MOTION TO APPROVE THE AGENDA AND MEETING MINUTES FROM JULY 20TH IN OUR REGULAR MEETING.

SECOND.

TO THE CHAIR, WE'RE GOING TO DO A VOICE VOTE BECAUSE THE VOTING SYSTEM IS DOWN AT THE MOMENT. COMMISSIONER STANSBURY?

YES.

Commissioner Medeiros?

Aye.

Chair Taylor? Aye. Commissioner White? Aye. We have four ayes, and the motion carries. And for the record, Commissioner Blaine has joined the meeting this evening.

Great, thank you. All right, and so we move to the next agenda item, which is the public hearing. We're going to hear the first project is to continue the public hearing to consider a resolution. Excuse me.

On the agenda, item number five. So if you want to go back.

YES. EXCUSE ME. THANK YOU. SO THE NEXT AGENDA ITEM IS THE REPORT OF THE CITY COUNCIL LIAISON. EXCUSE ME. AND I BELIEVE THAT WE DO NOT HAVE VICE MAYOR MATOOK PRESENT AT THIS POINT. SO WE CAN MOVE TO THE NEXT AGENDA ITEM, WHICH IS THE COMMUNITY FORUM. And this is a section which is for anyone to address the commission on any matter for which another opportunity to speak is not provided on the agenda and which is within the jurisdiction of the commission to resolve. We request that you submit a complete speaker card to the secretary or notify them via Zoom if they're online.

Currently, Chair, there are no members of the public that has raised their hand on Zoom.

Okay, great. So what we're going to do is we're going to provide, allow them two minutes just in case if anyone is arriving a little bit later to be able to speak. So we can add the timer on for two minutes and we'll give them that time before we move to the next item. Thank you.

Chair, there are no members that have raised their hand on Zoom.

Very great. Thank you for the update. So we're going to close the community forum. And then we're going to move to the next agenda item, which is the public hearing. And we have first item is a public hearing to consider a resolution to find the project exempt from environmental review. And Cesar, if you can give us some feedback.

Good evening, Planning Commission. Cesar Orozco, Planning Manager of the City Below Planning Division. For the first item, the planning staff is requesting that the Planning Commission continue the item for the public hearing to consider a resolution finding the project exempt from the environmental review pursuant to CEQA guidelines section 15315, class 15 minor land divisions, and improving the tentative parcel map to subdivide the developed parcel into four parcels at 774 Admiral Callahan Lane, APN 0069-340370-080 to the regular scheduled meeting of September 21, 2026 at 7 p.m. The reason for the continuance is because we're still finalizing the conditions of approval from the other divisions and agencies. Yeah, we just have to rewrite a couple of those to make sure it's applicable to this specific project.

Great. Thank you for the update. Do any of my fellow commissioners have any questions or any feedback?

I did have one initial question. I was a little confused because I thought we had already done this, had we not?

So the previous through the chair. So the previous action that the Planning Commission did was for the vacant commercial property for the Lewis project, which is the north west portion of the Costco project. So for this specific location, this vesting tentative parcel map is the Redwood Plaza where the in and out the oil changers and that. So that's for that specific project.

Thank you.

Do other fellow commissioners have any questions or any comments?

Okay, great.

All right, so I think that we can move to a motion to continue the public hearing to consider resolution finding the project exempt from the environmental review pursuant to CEQAS guidelines, section 15315, class 15, Meyer Land Division. And approving the tentative parcel map to subdivide a developed parcel into four parcels at 774 Abraham Callahan Lane, APN 0069-340-370 and dash 080 to the regular scheduled meeting of September 21, 2026 at 7 p.m. So moved. Second.

Just for the record, if the chair can open the public hearing and then we'll take the action.

So I'm going to open the public hearing.

And if we can give... We're going to do a voice vote as well. Again, Beasley-Stansbury?

Yes.

Medeiros?

Yes.

Blind? Aye. Taylor? Aye. White? Aye. We have five ayes and the motion carries.

All right, great. Thank you. And so we're going to move to the next agenda item. for the project name is Seven Brew and it's to hold a public hearing and consider a resolution approving a major use permit development review, design review, landscape review, sign permit, and vesting tentative parcel map collectively PLN26-0039 for a new drive-through Seven Brew Coffee at 1176 Admiral Callahan Lane, APN 0081-010-350 And after finding the project exempt from the environment review, present to SQL guidelines section 15303 and 15315. And I believe that we have the applicant here for .

Thank you, Chair. Thank you for the introduction. I would like to turn over the staff presentation to Donna Barsh, our assistant planner, and she's the project planner for this specific project.

Good evening.

Good evening.

Chair Taylor and commissioners, my name is Donna Barsh, Assistant Planner with the Planning and Development Services. Tonight I will be presenting PLN 26-0039, a request for a major use permit, development review, design review, landscape review sign permit and vesting tentative parcel map for the construction of a new seven brew coffee with dual drive-through lanes at 1176 admiral callahan lane Tonight's presentation will provide an overview of the proposed project, discuss the applicable CEQA exemptions, summarize the public notification process, and conclude with staff's recommendation for commission consideration. Before proceeding, I'd like to note that this item is subject to the Levine Act under government code section 84308, which governs campaign contributions related to quasi-judicial proceedings. At this time, I'd like to ask if any planning commissioners or participants have any disclosures to make regarding applicable contributions as required by the Levine Act.

No.

If there are no disclosures, we will proceed with this item. The project is located within the existing Olive Garden and within the commercial center along Admiral Callahan as depicted in this picture. As shown here, the proposed development is located, again, within an existing paved parking lot primarily used as overflow parking. And this slide illustrates the overall site layout. The existing parcel is approximately 2.29 acres and is fully developed with the Olive Garden Restaurant and associated commercial center parking lot. The project site itself is currently paved and does not contain any existing buildings or environmentally sensitive resources. The new coffee shop would be located on the eastern portion of this parking area, as shown in the red dashed lines. The proposal includes a subdivision creating two parcels and construction of a new 910 square foot Seven Brew Coffee building. The site will include dual drive-through lanes, as shown here, new landscaping, pedestrian walkways, site improvements, and associated circulation enhancements. Vehicles will enter from the south, circulate through the drive-through lanes, and exit back into the existing shopping center circulation network. The building incorporates contemporary commercial architecture using metal siding, cultured stone veneer, and blue architectural accent consistent with the Seven Brew branding. Staff finds that the design complies with applicable standards and enhances an underutilized portion of the shopping center. The applicant, again, is requesting six entitlements under PLN 26-0039. That includes the major use permit, development review, design review, landscape review, sign permit, and vesting tentative parcel map. The applicant proposes three wall signs, one circular facing Admiral Callahan Lane, and that one would measure to 28.3 square feet, while the two wall sides shown on the right will be approximately 14.6 square feet each. And staff reviewed these proposed signages, and it complies with the city's sign standards and size for placement. The proposed building has been designed with a contemporary architectural style that really complements the surrounding commercial development while providing a distinct identity for the Seven Brew brand. The exterior incorporates a combination of durable, high-quality materials, including cement plaster, brick accents, and metal panel elements, creating variation in texture and visual interest. These materials are coordinated through. A neutral earth tone color palette which contrasting that regal blue as shown in this picture. Staff found that the project's architectural building materials, colors, and overall design contribute positively to the existing commercial corridor and meet the applicable design review findings and development review findings. So these elevations, again, they show the architectural design of the proposed building, and they're compatible with the surrounding commercial areas. The project includes approximately 9,700 square feet of new landscaping, which includes the six common hackberry street trees along Admiral Callahan Lane. These improvements enhance the appearance of the site while meeting the city landscaping requirements. And the applicant is also requesting approval of a vesting tentative parcel map to subdivide the existing parcel into the two lots. Staff reviewed the subdivision and it is to be consistent with both the city's subdivision regulations found in Chapter 15.08 and the State Subdivision Map Act. Okay. The applicant initially considered operating the business 24 hours, seven days a week. However, after reviewing the staff proposed, did a staff analysis and in relation to surrounding land uses found that it would be more compatible to operate from 5 a.m. to 1.30 a.m. seven days a week. So if after six months of the operation the applicant wishes to expand these hours, they would be required to return to the Planning Commission to request an amendment to the major use permit approved tonight. And staff determined that the project is categorically exempt from CEQA under these two exemptions. The first is Section 15.315, Class 15, the minor land divisions, which applies to minor land divisions creating four or fewer parcels in urbanized areas consistent with the general plan. And the second is Section 15.303, Class 3. which includes new construction of conversions of small structures, which applies to the construction of this small commercial building under 10,000 square feet because the project is consistent by only creating a new 910 square foot building within an existing commercial center. Staff evaluated the proposal against the required findings for each requested entitlement listed here. The project is consistent with the general plan. It complies with titles 15 and 16 of the Vallejo Municipal Code. And it satisfies the Subdivisional Map Act, which provides high quality site design compatible with surrounding development. and complies with CEQA. Therefore, staff is able to make all required findings for approval. Public notice was completed in accordance with the Vallejo Municipal Code. On July 19, 2026, the hearing notice was published in the Times Herald. On July 20, 2026, notices were mailed out to the surrounding property owners, occupants, neighborhood agencies, and it was also electronically mailed to the Planning Commission. No comments were received. Based on the analysis presented this evening, staff recommends that Planning Commission first find the project exempt from CEQA pursuant to Sections 15.315, Class 15, and Section 15.303, Class 3. Secondly, adopt the attached resolution approving the major use permit, development review, design review, landscape review, sign permit, and vesting tentative parcel map subject to the conditions of approval as provided in exhibit A. Thank you, and that concludes my presentation today for tonight. I'm available to answer any questions the Planning Commission may have, and the applicant representative is here as well, Michael Vidra, and I believe Russ Orsi is here.

All right, great. Thank you for the presentation. It was very detailed. I always get a perspective of what the plans are. So I'm going to open it up for my fellow planning commissioners to have any questions.

TO THE CHAIR, I WOULD LIKE TO OFFER A CLARIFICATION REGARDING THE HOURS OF OPERATION. SO TYPICALLY FOR A BUSINESS THAT OPERATES BEYOND MIDNIGHT AND BEFORE 5 AM WOULD REQUIRE A MAJOR USE PERMIT WHEN THEY'RE LOCATED WITHIN 300 FEET OF A RESIDENTIAL ZONING DISTRICT. SO THE SUBJECT SITE IS ACTUALLY NOT WITHIN 300 FEET. IT'S WAY BEYOND THAT. SO STAFF DID HAVE A CONVERSATION WITH THE APPLICANT AND THEY AGREED TO OPERATE FROM 5 AM TO 1 30 AM FOR THE FIRST SIX MONTHS. and we do have a recommended condition of approval where if they would like to modify those hours operation, expand them, or any alterations, but instead of coming back to the Planning Commission, actually submitting a notification to the city for review and approval by the Planning and Development Services Director prior to implementation due to that a major use permit is not required for them to operate beyond midnight or before 6 a.m. Okay, great.

Thank you for the clarification. I appreciate that. So I'm going to open up for fellow commissioners if they have any questions or any comments they'd like to ask.

Yes, in relation to that specific item, I believe there's a hotel or motel right down the end of that street close to What's over there? Yeah, Chick-fil-A.

Across the street from AAA and Chick-fil-A.

And then there's another one a little bit further down.

Yeah, adjacent to the Black Bear Diner. So both of those locations aren't zoned residential. They're all zoned regional commercial. So that limitation of requiring a major use permit is only when it's located 300 feet from a residentially zoned district.

I realize that, but we may get some complaints from the hotels. That's all I'm making an issue about.

All right. Thank you for the feedback. Do any other fellow commissioners have any questions or any questions?

Okay. Cesar, as a point of clarification, you were saying if they chose not to use the 530 to 130 and then submit it, have them submit another application and have it reviewed by the planning director?

That's correct. So right now, the recommendation that staff is making is to have their hours operation be from 5 a.m. to 1.30 a.m. If they want to go beyond that for whatever reason, they want to operate, say, until 3, 4 in the morning, then they would just have to submit notifications to the planning and development director. Okay.

Thank you.

I would like also to bring up the applicant. I know when we had a discussion with them, they were looking at typically 7 Brew operates from 5 a.m. to 11.30 p.m., But, you know, we want to give them the option if they want to expand their hours that they can.

All right, thank you. All right, so I'll just turn to my fellow commissioners again if they have any other questions or any feedback.

Yes, I do. On page three, under the figure three tentative map, the very last sentence, customers would place orders with an employee using a tablet before proceeding to the drive-through service. Is the attendant or employee going to be inside or outside? through the chair, I believe it would be outside. At 1.30 at night, one o'clock at night, I don't, I find that hard to believe.

So I would like to invite anyone from the applicant's team to discuss on the operation of Severn Rue.

Testing.

Hello, my name is Brenton Jackson. My organization will be operating the Seven Brew. Typically, we have several people outside taking orders and taking the drinks out to the cars. We keep a very well-lit area and we will close if we feel that our people are not safe or that the employees are in any sort of danger at that time of night. We typically do everything we can to make sure that safety is the top concern for our employees. but at the same time we don't know what the demand will be for coffee after midnight so we would like to keep the option open to be able to operate to 1 30 if we see great demand knowing that in and out also has people out taking orders in the drive-through through their operating hours as does chick-fil-a we feel that we would not be an exception to the businesses in that area

Through the chair, Chick-fil-A I believe closes much earlier. I just have an issue with having employees out that late. It's going to be a safety issue for you.

And we're happy to address that with lighting, with signage, whatever it would take. But we do go out of our way to make sure that our employees are safe. So if we feel that it is an area that they should not be out there at night or they are not visible enough to the cars, we would certainly take all precautions necessary to make sure that they are safe. even to the point of not staying open to that hour.

Okay. How many employees are you planning on hiring?

Our total staff will be around 55 employees. Most of the employees are part-time workers. Typically, our employees are between the ages of 18 and 25, so they need time for school and are not typically full-time workers, so it requires a little bit larger staff to make sure that we can get the cars through quickly.

Can you tell me if there's going to be any outdoor like menu boards at any given time?

Yes, we have outdoor digital menu boards so that guests may see what our menu is and be able to order timely.

And is there going to be any sort of speaker system in those light boxes?

Not in the menu boards themselves, no.

Okay, good. That's all I have for now, but I do have one other statement when we're close to the end.

I have a question. Is it only ordering through the attendant or will they be able to order?

As of today, it is only ordering through attendants. We are working with Seven Brew to launch an app where they can pre-order through the app. They would still go through the drive-through and talk to the attendants and pay there in the drive-through with the attendants when they show up, not pay through the app.

Okay. So that's the only option to order is to talk to someone? Correct.

One more, so any ordering of items are gonna be on the outside of the building. People are not gonna be able to come into the building, correct?

Correct, correct.

Through the commission. It's very similar, like the operation is very similar to the Dutch Bros that this planning commission approved 1659 Fairgrounds, right at Fairgrounds and Gateway. So it's a similar operation where there's individuals out in the drive-thru lane taking orders on iPads and then people drive up to the window, pick up their drink and go off.

ALL RIGHT.

THANK YOU FOR THE CLARIFICATION.

I WAS GOING TO ASK, DOES IN-N-OUT DO SOMETHING VERY SIMILAR TO THAT AS WELL? I EXPERIENCED THAT AS WELL GOING IN-N-OUT, THAT THEY HAVE NUMBERS OUTSIDE. I THINK IT HELPS, MAKES IT A LITTLE BIT MORE IMPERSONABLE WHEN YOU'RE TALKING WITH SOMEONE WHO CAN GIVE CLARIFICATION. SO I CAN SEE THE VALUE IN THAT. AND IF YOU ALREADY HAVE DONE THIS BEFORE, I CAN SEE HOW IT CAN BE CONSISTENT. SO THANK YOU FOR GIVING US A CLARIFICATION HOW THAT PROCESS WOULD WORK. IT DEFINITELY HELPS IN TERMS OF THE SAFETY PROCESS. BUT WE HAVE, I GUESS, OTHER RESTAURANTS THAT HAVE THAT IN PLACE IN THE CITY OF VALAIL. SO THANK YOU. DO WE HAVE ANY OTHER COMMISSIONERS THAT HAVE ANY QUESTIONS OR?

JUST A COMMENT. AND THIS KIND OF GOES TO STAFF.

THROUGH THE CHAIR, CAN WE DO THE PLANNING COMMISSIONER'S COMMENTS AFTER WE OPEN THE PUBLIC HEARING AND PUBLIC COMMENT?

ABSOLUTELY. SO IF WE DON'T HAVE ANY OTHER QUESTIONS FOR THE APPLICANT OR FOR THE PLANNING DIVISION, WE CAN OPEN UP THE PUBLIC COMMENTS. And we can give each speaker three minutes, and then we can have two minutes on the timer for someone to sign up to speak on this matter.

We have three that have signed up for public comment. First person signed up is Russ Orsi. Second person signed up is Michael Vidra.

Good evening, Chair and Commissioners. My name is Michael Vedra. I'm a civil engineer with CSWST2 representing the client for the 7th Bruet, 1176 Admiral Callahan.

I just wanted to say

Thank you for the Planning Division, Traffic Engineer, Public Works, Building, Fire, Vallejo Flood and Water Control District. We had a lot of coordination going into this project and it was very fruitful for this project. A lot of good things came from it. We've reviewed the conditions of approval. to this point and we are willing to accept all those and move forward with all of those. There was no issues on our side and we're looking forward for an approval tonight and just want to say thank you and we'll be around if there's any questions. Thank you.

And through the chair, last speaker we have is Brenton Jackson.

Okay, all right, thank you. All right, and do we have any other speakers online as well?

Through the chair, there are no other speakers signed up and there are no speakers on Zoom that have raised their hand.

Perfect, okay, so we can close the public forum. And I'm gonna direct it back to my fellow commissioners if you guys have any comments.

Question for staff, I suppose. You made the analogy to the Dutch Brothers facility, and I remember when we did that approval, there were some concerns about traffic, traffic safety, traffic flow, backups, and things like that. Have you all received any complaints or any friction that has gone on in that intersection, or has that flowed safely and properly?

um through the chair we haven't received any complaints regarding like the flow of dutch bros i know that dutch bros has done a great job of having like um a-frame signs directing any one that visits their operation to kind of not cut through the hotel's property but actually send them around go down gateway in that way so and then they have have actually have cones set up kind of like in partially in the drive aisle for like if anyone does come in through the hotel way, they can't like actually do U-turns to get into the driveway since it's kind of set up one directional. Some of the conditions of approval that we issued for that Dutch Bros carried over to this application, similar to like if there's any overflow issues or if there's any special events to coordinate with the adjacent property businesses and making them aware and then also coordinating any traffic flow if the congestion does back up or anything like that, so. those similar conditions of approval that were initially issued for dutch growth did carry over to this one as well thank you all right thank you uh now for any other final comments or questions yes uh one comment just want to read it into the record um

Overall, I really don't have an issue with this project. I think it's probably a good project. I'm very glad to hear there's going to be that many jobs, even if they're part-time, but that gives our community something to... augment their salaries coming in to the community. However, in reference to CEQA, can you bring up the CEQA slide please? Let's back a few. That one. The two sections are referenced and I understand the minor land divisions as well as the new construction piece. However, I don't know how we can have a categorical exemption without any sort of initial study addressing noise, light pollution and air quality impacts from idling cars. And that wasn't addressed at all in the staff report. So that's just my additional comment in reference to not addressing that in the CEQA write-up.

Through the chair, this is Laura. And so for categorical exemption, other than the infill exemption, you don't need to prove or have a noise study or air quality initial study unless, because an exemption means you don't, you're exempt from the CEQA analysis. There is a section if there are exceptions to, if any exceptions apply and that analysis was done and it is in the staff report and it is in the resolution.

And so she did, Donna did do the analysis for that and I did review it.

Thank you for the clarification, Laura. Oh, you're welcome. Good question.

All right, thank you. Yeah, so thank you for the clarification. That was helpful. I'm just thinking about just the reuse of an existing parcel that is used for commercial. So I do want to say thank you again for the presentation and analysis that has been performed. for this particular project, which definitely goes to utilizing a partial that is at this point now is underutilized. So we are expanding the economic development aspect of that, which is part of the goals of the city, and supplying additional jobs as well. It's choosing Vallejo as a place to conduct business. We want to say thank you for that. But I do want to take a moment for a second, because we have several members here, and I have one member that stepped away. So if we could just give about one minute before we move forward on the next steps.

got a question then yes when um with regard to the uh staff proposal for an adjustment of hours going back to the planning director and not to the full commission um for the hours like any hours to go beyond is it now going to be one o'clock it's 5 30 to 1 is the proposed hours is that right or is it 5 to 1 35. it's uh 5 a.m to 1 35. thanks um are there any other What other business establishments are open past 1.30?

As of right now, Jason, if you can pull up the analysis slide of the hours of operation. As of right now, the latest business in operation within about a half a mile radius from this location, it's In-N-Out, which they operate until 1.30 a.m. Raising Canes, since that project requested to operate until 3.30 a.m., we did the similar analysis with them. Since they were located within 300 feet, that's where the major use permit requirement came in. For Raising Cane's, once they start operating and they see a need to expand their hours to 3.30 a.m., for that one, since it involved a major use permit, that conditioner approval was for them to come back before the planning commission. In this instance, because a major use permit was required for them due to their distance to the residential zoning district, which is the 245 units to the east of the new Costco location.

Okay.

That was a great question, and thank you for the clarification. So, as I said, I think this is a great project, so I'm going to motion to Yes.

To the chair, the only thing I would ask is if we wait for Beasley Stansberry to come back before we make that motion so we can take the vote.

Absolutely. Okay. So we'll give it a moment until Commissioner Beasley returns and... Well, I'll continue with that line of deliberation.

Prior to the vote, you know, considering this would extend operations beyond the 130 threshold that we've kind of held to for previous Planning Commission approvals, even though it doesn't technically require a major use permit, I think with this approval, I would be in favor of that coming back before the Planning Commission. That does feel like a bit of a watershed that we're crossing in allowing businesses to go past 130. Or perhaps I'm just saying for the record that I as one commission member don't think beyond 130 is necessary in particular. We've held that for Raising Cane. And so that's kind of the deliberation I'm going through right now. just trying to figure out whether that's something that we would have request to come back for approval as part of the conditions of what we're approving now, or simply just register with the director that that seems like a consequential decision.

I would support that.

Through the chair, if the Planning Commission is wanting to make that recommendation as part of the motion, we would just suggest amending the condition number 14. to instead of saying the Planning and Development Services Director to come back before Planning Commission.

Okay, thank you. I will support that as well, just in terms of this being very consistent in that particular process since we have not a lot of that option for other businesses and other projects as well. So I think it should be something that comes before the Planning Commission as well. So I will support that.

Okay.

All right, so we're gonna give it about one more minute before you can get started and move forward. So thank you everyone for being patient in this process.

All right, on this particular item, I'm gonna make a motion to approve with the change to, I believe it's item 14, that any change to the hours would come back before the Planning Commission.

I second.

Beasley stands for me.

Aye.

Medeiros?

Aye.

Blind? Aye. Taylor? Aye. White? Aye. We have five ayes and the motion carries.

Okay, I, we still have to move to. Congratulations, thank you. All right, thank you, so we're gonna move to the All right, thank you. So we're gonna move to the next agenda item, which is written communications.

Through the chair, we have received zero written communications for this evening.

Great, thank you. And so we're gonna move to the next agenda item, which is report other presiding officers and members of the planning commission. We can get the first item, it's secretary report.

Good evening, commissioners. I'll give you a quick report. We do have a PowerPoint tonight. If we can get that on the screen, hopefully it works. Let's see if I have it here. well let's see if i can go off memory um we had a couple of recent city council action items to report on oh here we go yay thank you Okay, here we go. So in July, a couple of city council items. First of all, the council voted to move forward with a pro housing designation process. So staff will begin working on that. And this is just to kind of begin the process of putting the application together. So there's going to be some community engagement involved in this, and it will go back before for further review over the coming months. So more to come on that. The Council also voted to move forward with the EVCS ordinance, which this Planning Commission recently voted on to recommend approval. There were no changes to that, so that is moving forward, and the second read is scheduled for the first meeting in September. And then another big item, in case you had not heard, which I'm sure you have, the city manager was permanently appointed into his position. So it's good news for the city. We're excited to have some stable leadership over the coming years. A COUPLE OF UPCOMING CITY COUNCIL ITEMS RELATED TO PLANNING THE NEXT MEETING TOMORROW NIGHT, ACTUALLY, THE COUNCIL WILL BE CONSIDERING THE ADU ORDINANCE. THIS IS ONE THAT YOU ALSO ALREADY VOTED ON. SO THAT'S GOING TO BE MOVING FORWARD. AND THEN IN SEPTEMBER WE ARE EXPECTING, I DID NOT PUT DATES ON HERE YET, BUT WE ARE EXPECTING TO HAVE THE CONSULTANT CONTRACT READY FOR THE DOWNTOWN AND WATERFRONT SPECIFIC PLANS. And then also we are putting together a workshop for the city council to start talking about the renter protections and just cause ordinances that are requirements from the housing element program. I think it's F113. So those are coming up. Next slide. Here's just a quick snapshot of where things are at with regard to the building division and overall construction activity. As you'll see, the building permits, that activity is staying pretty consistent. Issued permits were actually up for the single family. And then we're also trending up for our fees collected related to permits. Let's see, inspections, 847. The next two items, inclusionary housing ordinance, I'm sure you're